Fast Track
I am facing conflicting information regarding fast-track. It was my understanding that fast-track is a scheduling method, not a project delivery. I have seen some study material that says otherwise. If I remember, the AHPP book also contradicts itself. Which is it? Is fast track a project delivery or not?
Thanks a bunch in advance.
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I'd say it's a project delivery type.
Some the design is still being resolved while the construction has already commenced. For example while the steel is being erected and built by a contractor that just does steel framing, the designer may still be working on the cds for the interior finishes and a separate contractor will be hired to do finish work. It does mean the architect is issuing various bid sets.
Many clients build very similar (or identical) projects all over the country, so it's not as difficult for them to accomplish fast-tracking. The topic is covered in AHPP. I would not listen to other exam candidates definitions without verifying the topic in source materials.
Hope this helps.
Rebekka O'Melia, Registered Architect, NCARB, B. Arch, M. Ed, Step UP, Step UP ARE 5.0 Courses
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Fast track is not limited to a multi-prime (multi-contractor) approach. A single contractor may be responsible for the entire project - only that the drawings are released in packages to expedite the construction process. It's used in instances where schedule has the greatest importance...for example, a school needing to be completed by the start of the upcoming semester, or a stadium/arena needing to be ready by the start of the season.
Also, fast track is not a form of design-build, as design-build is identified by a single contractual relationship between owner and design-build entity. Fast track can be used with any number of contractual schemes, but is most often discussed in concert with CMc within the source materials.
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It is important not to confuse the meaning of design-build with a scheduling approach - per AHPP, design-build is "a method of project delivery in which the owner contracts directly with a single entity that is responsible for both design and construction services for a construction project." Design-build defines a contractual relationship.
AHPP defines fast track as "a process in which certain portions of the architect's design services overlap with construction activities in order to expedite the owner's occupancy of all or a portion of the project." While it is true that with design-build construction often begins before the completion of CDs, fast tracking can be applied to any project delivery method.
Further, fast track is not a project delivery system in itself. Per AHPP, a project delivery system is defined as "the method selected to allocate roles, responsibilities, risks, and rewards among the parties accomplishing the design, preparation of construction documents, construction, and management of a construction project." In other words, a project delivery system relates to the contractual relationship of the parties involved on a project.
The greatest risk with fast-track construction, per page 999 of the unabridged AHPP, is that decisions are always made and implemented without complete information, and may later need to be changed at some expense. For that reason, fast-tracking should only be used when the owner's "need for speed" outweighs the need for quality and low costs. There is an inherent risk of increased change orders, and therefore litigation. The owner should always be made aware of these risks by the architect.
On page 515, it further explains that fast-tracked construction is a hybridized approach where multiple bid packages for individual components are generated based on their schedule requirements, irrespective of delivery model. Pages 526-527 (from 9.2, Architect's Role in CMc Delivery,) go on to explain that the approach has become very common in commercial and institutional projects with accelerated schedules, and that it is often applied when using the CMc delivery - due to the high degree of coordination that is required for the process of multiple, overlapping bid packages, early pricing requirements, and complex construction sequencing. As part of the coordination of the bid packaging, the CMc will include a written scope of work to accompany the design team's documents in order to alleviate some of the inherent complexities of construction sequencing.
In my experience, in practice and with the ARE, fast track is most closely associated with the construction manager as constructor delivery model. Much of the content you'll run in to on PjM and CE relates to that association, as it applies to fast track. Behind only traditional DBB, NCARB loves to ask questions about CMc delivery on those exams.
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