This document outlines the Construction Management Plan for the Alga Norte Community Park project. It includes sections on project management, safety, environmental/sustainability, quality assurance, time management, cost management, site management, BIM, and project closeout. Each section lists various subplans required such as communication, scheduling, stormwater management, commissioning, and as-built documents. The plan provides guidelines for contractor responsibilities to ensure the project is completed safely, on schedule, within budget and meets quality standards.

1. Alga Norte Community Park
Contract No. 3837A
Construction Management Plan Guideline
Table of Contents
Project Description
1. Project Management Plans
a. Project Organization
b. Communication Plan
c. Roles and Responsibilities Matrix
d. Progress Meetings
e. Subcontractor Selection Process
f. Document Management
g. As-builts, Commissioning, and Project Close-out
h. Community Outreach
2. Safety Management
a. Public Safety and Site Security Plan
b. Project Safety Plan
c. Earthquake Preparedness Plan
3. Environmental and Sustainability Plans
a. Air & Dust Management Plan
b. Noise Pollution Prevention Pan
c. Tree Protection Plan
d. Sustainable Construction Practices Plan
e. Storm Water Management Plan
4. Quality Management Plan
a. QA/QC Plan
5. Time Management Plan
a. Schedule Control Procedures
6. Cost Management Plan
7. Site Management Plan
a. Traffic Management Plan
b. Site Logistics Plan
c. Utility Coordination
d. Project Signage
8. Building Information Modeling (BIM) Plan
9. Project Close-out Plan
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2. Alga Norte Community Park
Contract No. 3837A
1. Project Management Plan
a. Project Organization
i. Provide an organization chart including reporting responsibilities
b. Communication
i. Create and maintain a project Directory showing the names and contact information
of all members of the project team and first tier subcontractors and suppliers
ii. Create an Emergency Communication Plan
iii. Provide contact information for key employees that can be contacted after hours
iv. Rotate key members of the construction team that will be “On Call” and will be
available to travel to the site if needed
v. Reporting Procedures
1. Progress Reports – Report on Project Progress – define measures that define
the project’s progress and issues. Define frequency and delivery method,
define who sees
c. Roles and Responsibilities
i. Provide a roles and responsibilities matrix defining the primary and secondary roles
for the project.
d. Progress Meetings
i. Define the approach and frequency of Progress Meetings with the City. Develop
methods to track deliverables and action items that occur during the meetings
(meeting minutes, etc.).
e. Subcontractor Selection Process
i. Provide a plan on selecting subcontractors that allows for a “Best Value” selection
that takes the Subcontractor’s qualifications into consideration.
f. Document Management Plan
i. Provide a Document Management Plan that can be shared by the City via the
internet.
g. As-builts, Commissioning and Project Close-out
i. Develop a matrix of all the tasks, warranties, special inspections, special warranties,
testing, inspections, attic stock and training for each specification section.
ii. Provide as-builts on PDF and AutoCAD formats, per the General Conditions.
iii. Cooperate with City’s Commissioning Agent on access to the work and any reports
from subcontractors.
h. Community Outreach
i. Provide a plan on how the project will be shared with the local community. Town
Hall type meetings with various stakeholders, etc.
ii. Attend meetings coordinated by the City to meet with local business members that
have certain trades or business that can participate in the project. Without
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3. Alga Norte Community Park
Contract No. 3837A
increasing the cost of the project, local businesses are preferred by the City to be
utilized as appropriate.
2. Safety Management Plan
a. Public Safety and Site Security
i. Define a plan to keep the general public off the site
ii. Define badging system or other method to ensure site visitors are authorized to be
on the site
iii. Define and mitigate any “attractive nuisances”
iv. Prepare a visitor waiver of claim for all persons who walk onto the site
v. Maintain a visitor log for all visitors
vi. Publish standards for safety for all visitors including appropriate attire, shoes and
eye protection
vii. Prepare a plan for off hour security
1. Video surveillance
2. Security personnel on site after hours
viii. Define hours of operations and noise limitations
b. Project Safety
i. Provide copies of the company’s Safety Program for all key members of the project
team
ii. Conduct orientation training for all new employees or contractors working on this
project
iii. Collect signed agreements from all workers on the site that they have been given an
orientation regarding the project’s safety procedures and that they understand the
safety rules for the project
iv. Conduct periodic safety meetings on site with all subcontractors
v. Comply with all requirements of the Safety Plan
vi. Develop a “hot” work permit for all activities that involve flame
c. Earthquake Preparedness
i. Provide a plan that demonstrates how the project will be prepared for an
earthquake
ii. Include furniture bracing for office trailers
iii. Evacuation plan
iv. Materials stored for the specific purpose of an earthquake event
3. Environment & Sustainability Plan
a. Air & Dust Management
i. Provide a plan on how the project will mitigate airborne dust.
ii. Ensure project complies with all applicable air and dust regulations.
b. Storm Water Management Plan
i. Secure and maintain a Construction General Permit per the requirements of the
California State Regional Water Quality Control Board.
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4. Alga Norte Community Park
Contract No. 3837A
ii. Assign a LRP for the project.
iii. Provide a certified QSD (Qualified SWPPP Developer) to either develop or oversee
the development of the Storm Water Pollution Prevention Plan SWPPP for the
project.
iv. Provide a certified QSD (Qualified SWPPP Developer) to either develop or oversee
the development of the Storm Water Pollution Prevention Plan SWPPP for the
project.
v. Develop an Annual Report per the State of California Regional Water Quality Control
Board requirements for approval and submittal by September 1 of every year the
project is active.
vi. During construction, maintain all required BMPs and/or site improvements built per
the approved plan.
vii. Ensure all TCBMPs (i.e., post construction BMPs), as described in the SWMP, are
installed and a maintained by the City of Carlsbad.
c. Noise Pollution Management Plan
i. Define hours of operation and how it compares to City Ordinances
ii. Contractor shall Develop and maintain a noise-abatement program and enforce
strict discipline over all personnel to keep noise to a minimum.
iii. Execute construction work by methods and by use of equipment that will reduce
noise and which will provide minimum interference with neighborhood activities.
d. Define a procedure for blasting (if applicable). Provide certifications of key persons handling
explosivesTree Protection Plan
i. Define a plan on how all trees planned to remain on the site will be protected and
watered.
e. Sustainable Construction Practices
i. The City’s intention is to encourage sustainable practices during the construction
process without increasing the cost of construction. The Contractor is encouraged to
participate in this voluntary program. The contractor shall submit their goals for the
following practices and will be responsible for measuring their success. There is no
penalty for failing to meet these goals.
1. Provide a plan on purchasing materials from regional sources within 500
miles of the site
a. Present a goal for procuring regional material as a percentage of the
total material procured for the project
b. Track the actual procurement of materials that are regionally
provided as compared to the total material procured for the project.
2. Provide a plan for waste and material re-use
a. Present a goal for waste material diversion from the landfill as a
percentage of the total waste for the project.
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5. Alga Norte Community Park
Contract No. 3837A
b. Track the actual waste diverted as compared to the total waste
produced by this project.
c. Present a plan for handling hazardous waste removal, spill
prevention/mitigation, and battery disposal.
d. Define standard practices for debris removal at the site.
3. Provide a plan to ensure the indoor air quality for the project is protected
4. Provide a plan on purchasing products with recycled content
a. Present a goal for procuring recycled content materials as a
percentage of the total materials purchased for the project.
b. Track the actual value of the recycled content as compared to all
products purchased for the project.
4. Quality Assurance/Quality Control
a. QA/QC Plan
i. Provide a detailed program to ensure the project’s quality is protected and
maintained.
ii. Define the testing of the project’s quality.
iii. Define the remedy plans for quality that is determined to be inadequate.
iv. Define the mock-up plans for any work that is required to have a mock-up provided.
v. 2 weeks before starting a new trade, conduct a field pre-construction meeting to
verify the subcontractor has the up to date plans, aware of changes, submittal
approval status and provides an opportunity to resolve conflicts before the
subcontractor is mobilized onsite reducing delays.
vi. Cooperate with the Commissioning Agent (Owner’s Representative)
vii. Testing and Balancing the HVAC system will be by the Owner.
5. Time Management Plan
a. Schedule Control Procedures
i. Provide a detailed schedule for the project
1. The General Contractor shall use the Last Planner® (or equal) System of
production control for scheduling and planning delivery of the project. All of
the following must be part of that system:
2. The Last Planner® (or equal) is a production planning system designed to
produce predictable work flow and rapid learning
3. The project team will:
a. validate the required CPM schedule with a Milestone schedule
developed collaboratively with the City, Construction Manager, and
other stakeholders;
b. develop appropriate milestones that take those chunks of work that
ought to be done and break them into phases; and
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6. Alga Norte Community Park
Contract No. 3837A
c. engage in a highly collaborative system of planning the work in those
phases with the people who manage the day-to-day assignment of
work for that phase (designing the production system).
4. The production plan for each phase must be created using the "pull"
technique, starting from the milestone on the right, and working to start of
the phase toward the left.
5. The project team will also:
a. use a process for look ahead planning (usually 6 weeks) that
identifies everything that needs to be in place so that assignments
can be made and work can be done as planned;
b. use a constraints identification system to ensure quality discussions
of "making work ready" and indicates that individuals have made
commitments to remove constraints for tasks in future weeks 5 or 6
or beyond; and
c. engage in collaborative weekly work planning that determines the
tasks that will be done in the following week.
6. Tasks that are completed in the assigned week are measured, averaged each
week and represented publicly in a percent plan complete (PPC) trend chart
format.
7. Tasks that are not completed are investigated for reasons they were not
complete so that we can analyze whether the failure was one-off like
weather or sickness on the job or systemic like continual failures of material
to be delivered on time.
8. The goals are:
a. to have planning reliability substantially in excess of the industry
average PPC of 54%; and
b. to insure that the PPC measurement is on an upward improving
trend.
9. Regular assessments of the team's use of the Last Planner® are to be made
to ensure continued improvement of behaviors, process, discipline, tools.
6. Cost Management Plan
a. Define the project’s cost control procedures
b. Define a Risk Mitigation Plan for the project. Define the specific risks the project may be
challenged by and a detailed plan on how to mitigate that risk.
c. Define the Contractor Controlled Contingency and a plan on how this can be re-allocated to
fund scope increases (Phased Reduction of unused Contractor Controlled Contingency)
d. Define the Change Order process including notification requirements
e. Define a payment process for progress payments. Include a plan for waiver of lien
requirements for subcontractors.
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7. Alga Norte Community Park
Contract No. 3837A
7. Site Management Plan
a. Traffic Management Plan
i. Provide a plan for traffic that shows approved travel routes to the site
1. This plan should limit or restrict traffic through residential areas
2. Apply for and obtain a permit from the City Engineer for any proposed haul
routes.
ii. Provide a plan for traffic management for all work that must be completed in the
public streets.
1. This plan includes all signage, traffic signals, and police requirements
b. Provide a plan for street closures (full and partial) including coordination with the Police
Department and Transportation Departments from the City.Site Logistics Plan
i. Provide a plan that shows the office trailers, lay-down areas, staging, storage, and
worker parking areas.
ii. Show how the logistics plan changes, if it needs to change, during the course of the
project’s duration.
c. Utility Coordination Plan
i. Provide a plan on the process for coordination of the various utility agencies
required for the project, including meeting attendance, submittals, and permits
required to allow the placement of the utilities to the project.
d. Project Signage
i. Prepare a project information sign per the project’s specifications
ii. Provide banners and signage for the ground breaking ceremony
iii. Banner signs or other signs promoting the General Contractor or their
subcontractors are not permitted.
8. Building Information Modeling (BIM) Plan
a. Describe how BIM will be utilized for the project
i. Define protocol for design input of team members and who is ultimately
accountable for the Model.
b. Define utilization of Computerized Maintenance Management System (CMMS) to assist in
the maintenance of the project
9. Project Close-out Plan
a. Complete the attached matrix showing all of the special inspections, warrantees, training,
and all attic stock required for each specification section.
b. Per the contract, Final Completion is tied to Substantial Completion. Final Completion must
occur 60 days after Substantial Completion. The Liquidated Damages for a delay in
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8. Alga Norte Community Park
Contract No. 3837A
Substantial Completion (which is defined as 60 days before Final Completion) shall be in
effect if the Final Completion does not occur within 60 days of Substantial Completion
c. Provide an electronic version of the Owner’s Manual that contains all of the shop drawing
information, operating manuals, warranties, and contact information (authorized repairmen)
for each component of the project.
d. Provide as-built information to the Architect of Record for producing the Record Drawings
for the project, as per the General Conditions.
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