Construction Programming

Construction Programming, also known as pre-construction planning, is the research and decision-making process that identifies the scope of work to be designed; gathering the basic needs for your commercial or industrial construction project.. Every construction project is unique in process and building design. Construction programming will dictate the size of the building and site required. During the programming process, building code requirements, ADA requirements, and life safety requirements will be determined.

Building Site Selection

Your building site has a significant impact on the overall project, influencing the maximum building size, traffic flow, constructability, and cost. This is particularly crucial for metal building construction and design-build construction projects. Key considerations during the site selection process include:

Is the site in a floodplain?

Does the site require a large amount of cut or fill? Could the amount of cut or fill pay for a more preferred property?

Will local municipality let you enter the property where you desire?

Are setback requirements too restrictive for the building size?

Are there zoning restrictions that could limit your commercial construction or industrial construction project?

preliminary design

Once the construction programming phase defines the project scope, preliminary design begins. Whether you’re embarking on a ground-up build, an addition or renovation to an existing structure, or a master plan for future growth, this phase is critical. The Guaranteed Maximum Price (GMP) is established here, ensuring that the design remains within a clearly defined budget. Our expertise in design-build construction allows us to streamline the process, integrating both the design and construction phases to ensure efficiency and cost-effectiveness.

At NC Sturgeon, we excel in this phase. We maintain constant communication with suppliers and subcontractors, staying up-to-date on construction costs. Our designers and project managers are never satisfied with the first round of design—they continually value-engineer the architecture, components, constructability, and schedule to deliver the optimum combination of design, value, cost, and the best construction methods for your project, whether it’s commercial or metal building construction.

Before we move into final design and construction documentation, we guarantee your satisfaction with the architecture, budget, and construction schedule. At NC Sturgeon, we stand by our commitment to delivering top-quality results for every project.

design

Design can only begin after the construction programming phase has been thoroughly vetted. For all our commercial construction, industrial construction, and metal building construction projects, key considerations include cost, time, constructability, durability, function, and aesthetics. These elements must be carefully balanced to meet the needs of our owners while ensuring project feasibility and adherence to the Guaranteed Maximum Price (GMP).

We have a broad range of building project experience to call on and the most important needs of the owner will dictate our method of construction. We have the necessary skills to integrate all divisions of work into a formal project. The most important skill we have learned over the years is to listen to the client!

Our design team ensures that each project is cost-effective while maintaining the highest standards in Value Engineering throughout the design cycle. We evaluate design alternatives to optimize factors such as aesthetics, durability, safety, spatial relationships, and overall building integrity, while delivering a solution that aligns with the client’s vision.

preconstruction

All of the following should be considered early to reduce overall construction time and last minute compromises: soil investigations, delivery method of the project (Design-Build, Fast Track, Construction- Management), building permits, SWPPP notifications, early cost estimating, early bidding and procurement (especially for long lead items), scheduling with critical path milestones and hard date milestones.

The preconstruction phase is crucial in setting the foundation for a smooth and successful project. For commercial or industrial construction projects, addressing certain elements early helps reduce overall construction time and avoid last-minute compromises. These key preconstruction considerations include:

• Soil Investigations: Ensuring the site is suitable for the intended project and identifying any potential challenges.
• Project Delivery Method: Determining the most efficient approach, such as design-build construction, fast-track construction, or construction management.
• Permitting: Early coordination on building permits, SWPPP notifications, and other regulatory requirements.
• Early Cost Estimating: Providing accurate early-stage cost estimates to ensure the project stays within budget, with special attention to long-lead items.
• Bidding and Procurement: Initiating early bidding and procurement, particularly for materials with long lead times, to prevent delays.
• Scheduling: Developing a comprehensive schedule with critical path milestones and hard-date milestones to ensure timely project delivery.

At NC Sturgeon, our preconstruction expertise allows us to mitigate risks, streamline the construction process, and ensure that your construction project is poised for success from the beginning. By focusing on early planning, detailed cost estimating, and efficient project management, we deliver design-build and metal building construction projects that are on time and within budget.

design-build

Design-Build (DB) is a highly efficient construction delivery method that makes up 90% of our construction portfolio. In this approach, the owner selects a single source of responsibility for the entire project, encompassing design, construction, and cost containment. As one of the most streamlined methods for commercial construction, industrial construction, and metal building construction, design-build offers numerous advantages over traditional methods.

With design-build construction, the owner has a single point of accountability. This phase provides the clearest contractual remedies for clients, as the design-build contractor assumes full responsibility for all aspects of the project, regardless of the origin of any issues. We view this process as a collaborative effort—one team composed of the owner, architect, engineer, contractor, estimator, scheduler, project manager, and accountant—all working together with open communication from the start to the project’s completion.

Key advantages of design-build include:

• Streamlined Communication: All parties are involved early, fostering collaboration and transparency. Everyone, from the architect to the construction manager, contributes their “best ideas” for both design and construction, ensuring that all options are explored and evaluated before moving forward.
• Cost Control: At NC Sturgeon, we open our books to the owner, providing real job cost estimates and subcontractor bids. This level of transparency helps to thoroughly analyze costs and designs, ensuring that the project stays within budget while maximizing value. Value Engineering plays a significant role in this process, as we evaluate materials and methods for cost savings without compromising quality.
• Expedited Project Delivery: Unlike traditional methods where design and construction are separate phases, the design-build method allows these phases to overlap. This overlapping of phases allows for faster project timelines, as construction can begin before the design is fully completed, making this an ideal method for industrial construction projects where speed is critical.
• Reduced Risk: Since the design-build contractor assumes full responsibility for the entire project, there is a reduced risk of disputes between parties, which often arise in other construction methods. This not only enhances accountability but also ensures that problems are addressed swiftly without additional finger-pointing or delays.

At NC Sturgeon, our design-build approach emphasizes collaboration, efficiency, and transparency, allowing us to deliver exceptional results on a wide variety of projects, from commercial to metal building construction. We work hand-in-hand with our clients to ensure that the project is delivered on time, within budget, and to the highest standards of quality.

project management

Project Management (PM), also known as Construction Management (CM), is a professional service that uses specialized techniques to oversee the planning, design, and construction phases of a project. Whether managing the entire project from start to finish or focusing on specific phases, the goal of construction management is to control the project’s time, cost, and quality. Project management can be applied across all construction delivery methods, including design-bid-build, design-build construction, CM at-risk, and public-private partnerships.

At NC Sturgeon, we are uniquely qualified to handle project management for all types of commercial construction, industrial construction, and metal building construction projects. Our team is experienced in managing complex projects with diverse scopes and requirements, ensuring that every aspect of the project is executed efficiently and within budget.

Types of PM/CM Contracts:

NC sturgeon is uniquely qualified to handle cm/pm contracts.

• We have a 30 year reputation of paying our bills on time every month. This gives us access to all the best subcontractors and material suppliers.
• We have large bonding capacity to protect the owner from financial loss/risk.
• Our project managers that work DB are familiar with all construction methods and scheduling.
• In-house estimators with our 20-year database in Timberline Estimating have 97 percent accuracy so we can deliver early accurate cost estimates.
• Our self-performing concrete and steel crews can ensure quality control and maintain any reasonable schedule.
• Our sophisticated Timberline Accounting software can deliver daily, weekly, job cost to date, and monthly job costs letting everyone know where we stand on estimates, schedules, and cost savings to the project.

At NC Sturgeon, our approach to project management ensures that every project, whether commercial, industrial, or metal building construction, is completed on time, within budget, and to the highest standards of quality.

DESIGN-BUILD/BUILD-TO-SUIT LEASE

The Design-Build / Build-to-Suit Lease option is a tailored service we offer to a select group of clients. This approach allows businesses to lease a high-quality, custom-designed building that meets their specific operational needs. The build-to-suit lease model is ideal for companies seeking a long-term, strategically located facility without the upfront capital expenditure of purchasing property or handling construction management themselves.

At NC Sturgeon, we currently have a portfolio of nationally recognized tenants who have opted for this leasing solution. Some clients have worked with municipal development companies to secure land, while others have asked us to purchase the land for them. In all cases, NC Sturgeon takes full responsibility for the design-build construction of the facility, ensuring that it meets the tenant’s specifications and complies with all commercial construction standards. We retain ownership of both the building and the land, leasing the property to our tenants for a minimum of ten (10) years.

Why Choose NC Sturgeon for Build-to-Lease?

At NC Sturgeon, we have a proven track record in delivering build-to-lease services to nationally recognized tenants. Our expertise in design-build construction enables us to create custom-designed, high-quality buildings that meet the specific operational and business needs of our clients. We offer a turnkey solution that includes land acquisition, design, construction, and leasing, ensuring a seamless process from start to finish. With clear cost structures and open-book pricing, we maintain transparency throughout the entire project. Tenants benefit from having a single point of contact, fostering smooth communication and accountability at every stage. Our strong relationships in the industry provide access to the best subcontractors and materials, ensuring top-quality results. Additionally, our long-term lease agreements offer stability and peace of mind. If you’re considering a build-to-lease option, contact us to learn how we can tailor a solution that perfectly fits your business needs.

If you are considering a lease, please let us know.

design

Design can only begin after a program has been vetted. Cost, time, construct-ability, durability, function and aesthetics are key considerations in the design of our building projects and must be carefully balanced to meet the needs of our owners. We only design projects that we construct. And we only design buildings that can meet our GMP.

We have a broad range of building project experience to call on and the most important needs of the owner will dictate our method of construction. We have the necessary skills to integrate all divisions of work into a formal project. The most important skill we have learned over the years is to listen to the client!

We will design a cost effective project. We will utilize Value Engineering throughout the design cycle and evaluate design alternatives while preserving Aesthetics, Durability, Safety, Spatial Relationships, and overall building integrity.

preconstruction

All of the following should be considered early to reduce overall construction time and last minute compromises: soil investigations, delivery method of the project (Design-Build, Fast Track, Construction- Management), building permits, SWPPP notifications, early cost estimating, early bidding and procurement (especially for long lead items), scheduling with critical path milestones and hard date milestones.

design-build

Design-Build (DB) is a delivery method for construction that comprises 90 percent of our portfolio. In DB an owner selects a single source of responsibility for design, construction, and cost containment. This phase carries the clearest contractual remedies for clients because the DB contractor will be responsible for all of the work on the project regardless of the nature of any fault. We look at it like this: one team (owner, architect, engineer, contractor, estimator, scheduler, project manager, and accountant) sitting around a table with open communication working together from start to finish. All coming together to be heard and submit their “best ideas” for design and construction. We open our books and show the owner our real job cost estimates and subcontractor bids to help analyze and evaluate costs, designs, and efficiencies. Unlike other construction methods, phases overlap, and all team members collaborate throughout the process to provide an expedited project delivery.

project management

Project Management (PM) or Construction Management (CM) is a professional service or delivery method that uses specialized, project management techniques to oversee the planning, and/or design, and/or construction of a project, from its beginning to its end or any segment of the overall process. The purpose of CM is to control a project's time, cost and quality. CM is compatible with all project delivery methods, including design-bid-build, design-build, CM at-risk and public/private partnerships. There are several types of (PM/CM) contracts:

nc sturgeon is uniquely qualified to handle cm/pm contracts.

• We have a 30 year reputation of paying our bills on time every month. This gives us access to all the best subcontractors and material suppliers.
• We have large bonding capacity to protect the owner from financial loss/risk.
• Our project managers that work DB are familiar with all construction methods and scheduling.
• In-house estimators with our 20-year database in Timberline Estimating have 97 percent accuracy so we can deliver early accurate cost estimates.
• Our self-performing concrete and steel crews can ensure quality control and maintain any reasonable schedule.
• Our sophisticated Timberline Accounting software can deliver daily, weekly, job cost to date, and monthly job costs letting everyone know where we stand on estimates, schedules, and cost savings to the project.

DESIGN-BUILD/BUILD-TO-SUIT LEASE

Design-Build/Build-to-Suit Lease is an option we offer to a select group of clients. Currently, we have a handful of tenants who wanted to lease a quality building designed, constructed and owned by NC Sturgeon. Some have worked a land deal with a municipal development company to acquire land and have had us design and build a building for that specific property. Others have secured land through a deposit and have asked us to purchase the land. Currently, we only have nationally known tenants. In all cases, we design and build a quality building, which we own with the land, and we lease it for a minimum of ten (10) years to the tenant.

If you are considering a lease, please let us know.