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K. Real Estate Acquisition <br />The need for additional land, right-of-way or easements <br />shall be determined during the Conceptual and Organizational <br />Review meetings. Effort shall be made to combine land use <br />among the needs of the various units when practical. Land <br />acquisitions shall not be commenced in any form without <br />approval and direction of the CIP management team. The unit <br />team will recommend to the CIP management team the location, <br />size, utility, and services necessary. Acquisition will be <br />on a case by case format as directed by the CIP management <br />team. <br />L. Construction Operation <br />During the design phase and again in the prebidding period, <br />experienced construction personnel shall prepare a work plan <br />with cost estimates tied to related schedules for the work <br />and quality envisioned. Specifications shall be prepared and <br />reviewed during the design phase to ensure that the cost <br />estimates, schedule, and quality are related, compatible, and <br />acceptable to the City. This emphasis on early cost <br />estimates with well-defined parameters will help to preclude <br />surprises at a later date. An accurate construction estimate <br />and related schedule are essential inputs for schedule and <br />cost items in management control systems. <br />In every project there are three essential elements -- <br />quality, cost, and schedule. All are variables, and if one <br />element is altered or changed, the other elements are <br />affected, usually with detriment to the contractor and the <br />City. Any problem that could cause trouble with respect to <br />any of the essential elements in execution should be ironed <br />out before contract bid and award. <br />Environment, circumstances, and situations can change; <br />therefore, the bid documents should state any mandatory or <br />essential requirements in clear terms. <br />Anything that affects project quality, schedule, or cost is <br />•-important to both the City and the contractor. A partial <br />checklist of typical items that can have a bearing on the <br />successful execution of a project is presented below. The <br />unit staff and Project Manager shall ensure that these items <br />are considered for the execution phase of the project. <br />28 <br />