an assist with design-assist and lean construction ... · why design-assist? • common goal –...
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An Assist with Design-Assist and Lean Construction: Closing Design Gaps Through CollaborationBrian PerlbergExecutive Director of ConsensusDocs
56th Annual Meeting of Invited AttorneysChicago, IllinoisMay 25 – 26, 2017
In partnership with
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58th Annual Meeting of Invited Attorneys
Why Design-Assist?• Common Goal
– Moves complex projects from design to construction for successful project, especially complex envelop design
• Proactive Approach– Key subcontractors provide early design support
• Collaborative– Typically used with CM at Risk, synonymous with
CM@R subcontracting, works well using design-build MEP, plus more
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58th Annual Meeting of Invited Attorneys
Design-Assist Added Value• Utilizes trade contractor expertise EARLIER in the process
• Promotes high quality set of design documents
• Mitigates RFIs, field issues, and change orders
• Avoid redesign
• Improves pricing estimating accuracy
• Reduces constructability issues
• Initial step towards collaborative delivery methods such as IPD
• Informs Owner with organized info, earlier
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58th Annual Meeting of Invited Attorneys May 20, 2019
Design-Assist Challenges• Competitive Pricing Perception
• Design liability
• Added time and cost at design phase
• Design Professional concerns over diminished design role– “Who is on first, What is on 2nd”
• Subcontractor administration
• Procurement limitations
• “FreeCon” PreCon = U get what = What you pay for.
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58th Annual Meeting of Invited Attorneys
ConsensusDocs 541 Design Assist AddendumPublished Sept. 2019
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58th Annual Meeting of Invited Attorneys
How is this Different that IPD?
Owner
CM/GC
Key Trades
IPD CD 300
Owner
CM/GC
Design Prof.
Trade Contractors
IPDish CD 541 & 305
Specialty Designers
CD305
DP
CD 541Or Both
Key Design Consultants
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58th Annual Meeting of Invited Attorneys
Addendum vs. Silence
• Contracting in first collaborative act
• Increase alignment among parties
• Parameters for Lean behavior and activities
• Some Lean methods conflict with standard contract language– Avoid the “two schedule approach” one for the contract and
one we really use
• Allows enforcement of Lean requirements, but not contract shouldn’t be a collaboration hammer.
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58th Annual Meeting of Invited Attorneys
CD 541 Design Assist Services• Owner’s Program Evaluation
• Constructability
• Cost Estimating– Fixed vs. Continuous
• Value Analysis vs. Value Engineering– The good kind, not just subtracting scope or a race
to the bottom
• Schedule and Manpower Analysis.
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58th Annual Meeting of Invited Attorneys
Design Assist Subcontractors and Recommendation of Design-Assist Subcontracts• Selection of Design-Assist trades
– Which trades? When? How?
• Design Coordination– If everyone is in charge, no one is in charge– Avoid weasel words
• Design Criteria Standards
• Design-Build Trade Packages– Owner, DP, and CM jointly decide which packages will be
design-build.
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58th Annual Meeting of Invited Attorneys
CD 541 Design Assist Addendum Overview• BIM
• Compensation
• Optional risk analysis
• Optional production planning– Lean Design– Pull planning leads to pull scheduling.
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58th Annual Meeting of Invited Attorneys
Responsibility Matrix (Example 1)
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58th Annual Meeting of Invited Attorneys
Responsibility Matrix (Example 2)
Primary Review Due Date SourceSpecificationDesign Criteria for PackageDesign of major InterfacesDetailed design and Permit Construction Documents (Stamp documents)Contribute toward Permit Construction DocumentsFully Coordinated shop drawingsConnection DetailingProduce all installation detailsProduce dimensioned and coordinated 2D drawingShop Drawings for Review by A/EBIM Models where required for Review by A/E
DA ‐ Design Assistance from Sub‐Contractor
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58th Annual Meeting of Invited Attorneys
Design-Assist ServicesPossible Deliverables
• Life Cycle Cost Analysis
• Sustainable Design Recommendations
• Risk Analysis
• Design for Production Planning
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58th Annual Meeting of Invited Attorneys
Case StudyAcademy Museum of Motion Pictures and Sciences –Los Angeles, CA
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58th Annual Meeting of Invited Attorneys
Complex core and shell and envelope design coupled with an aggressive schedule fostered need for design assist subcontracting of Concrete, Architectural Precast, and Steel and Glass Façade.
Case StudyAcademy Museum of Motion Pictures and Sciences –Los Angeles, CA
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58th Annual Meeting of Invited Attorneys
Positives– Early involvement of key subcontractors– Constant collaboration– Earlier budgeting– Earlier focus on constructability, safety, and field issues– Earlier start of mock ups– Earlier cross collaboration among design-assist
subcontractors– Earlier generation of shop drawings– Earlier fabrication of materials – Fewer RFI’s and change orders
Case StudyAcademy Museum of Motion Pictures and Sciences –Los Angeles, CA
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58th Annual Meeting of Invited Attorneys
Example of how Design-Assist can help your construction projects final construction.
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58th Annual Meeting of Invited Attorneys
Best in Class Projects
• Early involvement of core team
• Quals-based selection
• Transparency in cost accounting.
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58th Annual Meeting of Invited AttorneysMay 20, 2019
The “Collabometer”
DesignAssist
“Collabometer” Courtesy of Jack Mumma Michigan State University
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58th Annual Meeting of Invited Attorneys
Chronology of ConsensusDocs 300 IPD Project
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58th Annual Meeting of Invited Attorneys
Risk Pool Plan
Risk Pool
Risk Pool Members Owner
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58th Annual Meeting of Invited Attorneys
Program Services & Validation
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58th Annual Meeting of Invited Attorneys
Integrated Design & TVD
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58th Annual Meeting of Invited Attorneys
CD305 Check-the-Box Example 1
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58th Annual Meeting of Invited Attorneys
Construction Phase Lean Features
Article 7 of CD 305
–Quality, Standardized Work, PDCA
–Material Flow
–Information Flow
–5S Plan
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58th Annual Meeting of Invited Attorneys
Sort Set in Order Shine/Sweep
Standardize Sustain
5S Plan
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58th Annual Meeting of Invited Attorneys
Takeaways
• Culture is Important
• Conform the Contract to the Process - (not the other way around)
• Collaboration and Communication Reduces Risk + Cost of the Risks
• Incentivize the Right Behaviors.
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58th Annual Meeting of Invited Attorneys
Questions?
Brian PerlbergExecutive Director & Sr. Counsel ConsensusDocs
For More Info
www.ConsensusDocs.org
866-925-3627