The pre-con phase plays a critical role in every project. Below is a list of common milestones within the pre-con phase. It's important to understand that every project has its unique requirements which means this process can vary based on the specific needs of the project.
The client meets with the design team to discuss program requirements.
The design team prepares schematic drawings for client review based on that discussion.
The design team distributes the approved schematic plan to consulting engineers including civil, structural, and MEPF (HVAC, Electrical, Plumbing, and Fire) to prepare fee proposals for a design services contract.
The design services contract is submitted to the client for review along with the preliminary construction budget.
The client signs the design services contract and the design team begins design development.
Pricing set prepared and distributed for the competitive bid process. Once pricing is completed and accepted by the client, a construction contract is prepared and executed.
Site construction plans and building plans are submitted for review by appropriate state and local governments. Timelines and procedures for plan review cycles vary greatly by municipality.
Permits are approved and construction commences.
The design process for a commercial building project is a collaborative effort between the architect, the client, the contractor and other stakeholders. PJC’s in-house architect and design team play a critical role in translating the client's needs into a functional and sustainable building design. The process requires attention to detail and effective communication. PJC's design-build services cover all aspects of the construction process, from initial concept and design to final build and project completion. In addition to its design-build services, PJC also offers value engineering solutions to help clients optimize their construction budgets.
Programming: This is the initial stage where the architect meets with the client to gather information about the project requirements, site conditions, budget, and timeline. The architect may also conduct a site analysis and review local zoning and building codes.
Schematic Design: In this stage, the architect creates a preliminary design that includes floor plans, elevations, and site plans. The schematic design is presented to the client for review and revisions are made as necessary.
Design Development: Once the schematic design is approved, the architect and consulting engineers develop the design further by creating detailed drawings and specifications. The design is refined based on input from the client and other stakeholders.
Construction Documents: In this stage, the architect and consulting engineers prepare the final construction documents, which include detailed drawings, specifications, and schedules. These documents are used by the contractor for construction bidding and by the building department for permit review.
PJ Callaghan Construction (PJC) acts as a single point of contact for the client throughout the build phase to ensure the project is completed on time, within budget, and to the client's satisfaction.
Pre-construction Services: Feasibility studies, site analysis, design coordination, budget estimation and value engineering.
Contract Administration: PJC handles all aspects of the construction contract, including bid analysis, negotiation, contract preparation and project documentation.
Project Management: PJC manages the entire construction process, including project scheduling, subcontractor coordination, quality control, safety management and material procurement.
Building Construction Services: Construction services vary on each project, but common tasks include site preparation, excavation, foundation work, framing, roofing, electrical, plumbing, HVAC and interior finish work.
Quality Control: PJC ensures that all work is performed to the highest standards by implementing a quality control plan that includes inspections, testing, and documentation.
Safety Management: PJC is responsible for ensuring that the construction site is safe for workers and visitors by implementing safety policies and procedures, providing safety training, and conducting regular safety inspections.
Post-Construction Services: PJC provides post-construction services such as project closeout, warranty management, and maintenance.
Key Considerations for planning a successful construction project
Determine the zoning classification for the property. Next, confirm building use is allowed for this zoning classification per the land development code in the jurisdiction where the subject property is located.
Determine what types of permits (ROW, site, utility, stormwater, building,etc) will be required. Confirm if the permitting jurisdiction will require a separate site plan review before the building permit application can be submitted.
If site construction plans are required, engage a civil engineer to prepare site plans that meet the requirements of the jurisdictions land development code which typically include grading, drainage, stormwater, utilities, parking, setbacks, floor area ratios (FAR), landscaping, impervious surface ratios (ISR)
Engage a local surveyor to prepare a current topographic and boundary survey to include the legal description of the property and setbacks of any existing structures.
Confirm with the surveyor if any encroachments or easements exist on the property. Find out if there are any delineated wetlands on the property.
Engage a geotechnical (soils) engineer to prepare a geotech report, this should be coordinated with input from the civil engineer and the structural engineer.
Common Development Expenses for a Construction Project
To determine costs for a construction project, it is essential to work with an experienced team of professionals as it is a complex process influenced by various factors. The following list contains common items, but it is not exhaustive of all potential costs.
Land Acquisition Costs
Land Purchase, Survey, Appraisal, Legal Fees, Finance Costs
Insurance & Taxes
Property Taxes, General Liability, Builder’s Risk, Payment and Performance Bond
Geotechnical (Soils), Civil Engineering (Site Construction Plans), Architect, Structural Engineer and MEPF Engineer
Plan Review and Permit Fees, Impact Fees
Utility Fees- Water, Sewer and Electric
Site Construction Costs
Site Clearing, Earthwork, Paving, Curbing, Sidewalks, Site Utilities, Stormwater Retention, Landscape and Irrigation
Building Construction Costs
Concrete Foundations, Exterior Wall Systems, Roofing, Exterior Windows & Storefronts, Doors & Hardware, Interior Stud Wall Assemblies, Acoustical Ceilings, Flooring, Cabinetry & Countertops, Painting & Waterproofing, HVAC Systems, Plumbing Fixtures & Piping, Electrical Systems, Fire Sprinkler, Fire Alarm
Owner Furnished Items
Furniture, Equipment, Signage, Etc.
Who We Are
P.J. Callaghan is a fourth-generation construction company that provides services for commercial and industrial construction projects across the state of Florida. We pride ourselves on being a relationship-based company. It’s through effective communication with our clients, employees, subcontractors, and vendors that we ensure that every project is successful. Working this way leads to a high retention rate among our customers; some of whom have been with us for decades.
P.J. Callaghan was founded in 1948 by Pete “P.J.” Callaghan and John C. Burket, Sr., and was originally called Burket & Callaghan Builders. In those early days, the focus was on building residential homes in St. Petersburg. The name changed to P.J. Callaghan after the passing of co-founder John Burket, Sr. in 1950. We shifted our focus from residential homes to commercial projects in 1967 when we became an authorized builder for Star Building Systems.
Mr. Callaghan wrote about a range of topics in his personal memoirs, but primarily he covered best practices for doing business. Among those best practices, he stressed the importance of working hard and pushing to get the most out of a full day’s work. Decades later, we still follow his strong work ethic and attribute it to our continued success.
Year of Establishment
"Our mission is to be guided by a core set of values that drive every project: fostering creative thinking, promoting clear communication, cultivating trust and upholding accountability."
Thomas R. Burket
President, PJ Callaghan Construction
A Legacy of Building
What We do
Providing the highest level of construction services through effective communication, hard work and critical thinking.
Jack L. Goodrich, Senior Property Manager , Aeroterm
For years we've counted on PJ. Callaghan to handle everything from large projects to ongoing maintenance. Their thinking-ahead has saved us costs, and their relationships and know-how have saved us time. They even help work with our tenants. A true partnership, PJ. is constantly thinking from an overall perspective about how they might help our business.
Long term partnerships
built on trust and results
3251 Morris Street North
Saint Petersburg, FL 33713