Fast-paced UNR job tests architect's critical-path system

Sweeney Architecture won the contract to convert the University Inn property into a student dormitory partly because it could meet an aggressive schedule.

But the Reno firm is learning so much from the project that the University Inn work is likely to mark an important test of new thinking for an architectural office that traces its corporate roots to 1957, says President Tim Sweeney.

The University of Nevada, Reno, owner of the 90,684-square-foot property on North Virginia Street, wants the conversion of the former hotel into dormitory space to be completed by the end of May. TNT Construction of Reno, the general contractor, began work Dec. 17.

The $6.5 million job involves updating mechanical systems in the building developed by Prudential Life Insurance in 1967 the university purchased it in 1978 and remodeling hotel rooms.

Originally, the hotel was developed to house judges who attended classes at the nearby National Judicial College and worried about the whispers that might arise if they stayed in a casino hotel. But the occupancy at University Inn declined as the public grew more accepting of gaming, and UNR decided it needed the

space for dorm rooms.

To keep the project moving along, Sweeney Architecture relies on a system known as critical-chain project management, a major change from traditional project management tools used by builders, developers and architects.

For instance, Sweeney says, traditional project-management tools generally rely on worst-case estimates of the amount of time that a job will take. The critical-chain system, by comparison, uses the average amount of time that's required for a job as it builds a schedule. That's typically half as much time as allocated in traditional project-management systems.

"In traditional project management, if you are given 14 days to complete a job, you almost always finish in two weeks," Sweeney says.

And rather than seeking speed through multi-tasking which, some estimate, can actually add 40 percent more time to some projects as worker need to re-orient themselves to partially completed tasks managers using critical-chain system ruthlessly hunt down bad multi-tasking. Instead, they set priorities.

"You're not saving time by rushing things," Sweeney says. "By simplifying your work systems, you reduce time, make fewer mistakes and reduce your costs."

The critical-chain system relies heavily on sophisticated software that makes sure that bottlenecks don't stall design and construction.

But equally important, Sweeney says, is a commitment by the firm's 13-member staff.

"It all comes down to the people who are using the tools," he says.

Some of the steps staff members have taken to speed the University Inn project are seemingly simple. They expedite reviews of change orders. They're committed to making quick responses to questions from TNT Construction and its subcontractors.

Other steps are far more sophisticated. New software tools, for instance, allow two-dimensional and three-

dimensional modeling to be conducted at the same time while also sounding a warning about potential mistakes when changes are made.

While those steps are important to meeting the University Inn schedule, they're even more important in solidifying the company as an architect-led design-build team that also does traditionally separate architecture and construction.

Two years ago, Sweeney launched a sister company, I.D.E.A. Developments, as part of his goal of creating a one-stop shop in which clients can get design, construction, interior design and real estate services.

That, he figures, differentiates Sweeney Architecture and I.D.E.A. Developments from competitors that can't provide the same breadth of services.

"Most contractors don't have in-house architects and either contract with an outside architect or a drafting service to obtain their plans, which often isolates the designer form the client," he says.

Along with the University Inn projects, ongoing projects for the firms include two in Sparks: Ijji Sushi and an eight-unit apartment complex, which currently is in design. Work on 70-acre, mixed-use community in Sparks is under negotiation.