LGE assists the client and client’s broker with evaluating potential sites. This includes zoning and code evaluation, preliminary site plans and density studies.
PRELIMINARY DESIGN / PROPOSAL:
LGE and the project architect work directly with the client to develop a detailed site plan, floor plan, interior design and exterior building design. Upon finalizing the preliminary design LGE prepares a comprehensive cost breakdown by sending this package out to the market for a preliminary bid. This process not only gives a real time market cost for the project, but also incorporates key subcontractors’ input into the design. Once this bid is complete, LGE prepares a client Proposal that includes a detailed specification guideline for the project based on the preliminary bid. In many projects, LGE is issuing a guaranteed not-to-exceed cost at this point.
LGE works to isolate any unknowns on its projects during the preliminary design / proposal process. By directly managing the design team, LGE controls the scope to ensure the design intent and budget remain as originally proposed. Following the project kick off, LGE coordinates a “Blanks” meeting where LGE, the project architect and all project engineers meet to review and isolate any potential project challenges. This meeting is followed by several “Owner” meetings where LGE and a specific engineer (mechanical, electrical, etc.) meet with the client about the engineer’s specific scope to ensure all of the client’s needs are met. What comes from this work is a set of construction drawings that are directly in line with the initial scope and budget. LGE provides budget updates at 25% and 75% of the way to completion of the construction drawings. Upon city log in, LGE then performs a full “hard bid” with at least (5) very qualified subcontractors bidding per trade.
ENGINEERING DRAWINGS AND PERMIT APPROVAL:
LGE coordinates the city approval process with all design team members including the architect, civil engineer, mechanical engineer, electrical engineer, structural engineer and landscape designer. This includes coordination through design review, management of construction drawings, details and permit requirements.
Once LGE receives permit approval, its construction team coordinates all aspects of the build. This includes all interior and exterior construction. Prior to start, LGE’s project manager will develop a detailed day-to-day schedule. While under construction, LGE also updates the client weekly on the project status with. This “Three Week Look Ahead” ensures the client that the project is on schedule and informs the client of current and future site activity.
CLOSE OUT AND WARRANTY:
LGE offers an above market 2 year warranty on every project it constructs.