Your Presenters
Lisa Dal Gallo Dave KirnRegional Executive/Justice
Market [email protected]
Partner, LEED [email protected]
Selecting the Right Project Delivery
Available Delivery Models– Design-Bid-Build– Construction Manager at
Risk (CMAR)– Design-Build– P3
DESIGN-BID-BUILD No early
involvement of key team members
Construction Documents complete before advertisement
for bids Separate
contracts for design & construction
Must award to lowest bidder
Construction Manager at Risk (CMAR)
Allows for early involvement of CM
CM selected based on lowest bid or best value
Separate contracts for design & construction
CM must be a licensed contractor
Subcontractors awarded based on “process set forth by County”
Design-Build Allows for early involvement of key
project team members DB team selected based on lump sum or
best value Single contract for design & construction DB must be a licensed contractor Can include key consultants and
subcontractors as part of design-build team
Project Delivery Method – Market Share
Design Build – Market Size
Design-Bid-Build
ProgramRe-Program
DesignRe-Design Test
Contractor
TradeContractors
Architect
Consultants
Phase Long Delay
Effect of Delayed Feedback• Design Effort Wasted• Design/Project Schedule Extended
• Options Constrained• Upward Drift in Project Cost
Feedback Cycle
Design-Bid-Build
Bid
Program
Contract
On Budget
Redesign
Over
Redesign
OverOn Budget
Value Engineer
OverOn Budget
SchematicDesign
DesignDevelopment
ContractDocuments
Cycles of WasteEstimate
Estimate
Test
Design/BuilderGC + Architect
Consultants & Key Subs
Design/Builder
Key
Subcontractors
Test Test
• Continuous Cost Data• Rapid Estimation (BIM)
• From Engaged Contractors
Feedback in Design-Build Projects
Project Delivery ComparisonIntegration
Design Bid Build CMAR Design Build
Early
Involvement
LikelyBIM LEAN
ContractOwner
ArchitectContractor
Owner Owner
DB
Project
ManagementCM or PMContractor
CM D/B Contractor
Cost Control Lump SumTarget Cost
GMPLump Sum
Subs Lump Sum
Generally Lump SumGMP for Key Subs
Risk Contractor Cost/Schedule RiskArchitect (E & O)
DB Contractor has Cost/Schedule Riskand most liability Risk
CM
Architect
Contractor
CM
CM or PMCMAR
NoPossible
BIMLEAN
CMAR Cost/Schedule RiskArchitect (E & O)
Lump Sum
Lump Sumor
GMP
CM
Advantages of Design-Build
One stop shop for owner Increase collaboration &
innovation Increased efficiency Decreased change orders Increased sustainability Eliminates finger pointing
between contractor and A/E
Disadvantages
Designers of record and contractor on same team
Prequalification process can extend contract award process
Owner does not pick A/E directly Criteria/Bridging A/E cannot propose
on design-build team
Goals / Reasons For Using Design Build
Value based selection Selecting a partner – Collaboration– Innovation
Reduced owner risk– Single point of responsibility– Reduction of claims, delays and change orders
Flexibility in process Performance guarantees
Achieving Your Project Goals
Finding The Right Advisors– Legal Counsel– Project/Construction Manager– Criteria/Bridging Architect
Determining The Right DB Strategy
Strategies available– Best Value– Lump Sum
Design competitions Stipends– Why pay a stipend – How to determine the amount
of the stipend How far to take the
criteria/bridging documents
Develop DB Agreement To Achieve Project Objectives
Deal Point Summary– Project objectives and goals– Compensation– Project management– Communication flow– Change orders– Dispute resolution process– Project charter/teaming agreement
Team CompositionSkills
– Technical expertise– Problem
solving/decision skills– Interpersonal skills
Diversity– Experience &
knowledge– Creative tension
Size (5-9)– Small = efficient = 4 or
5– Large = creative <=12
– Smallest team necessary
Personality– Collaboration (1/3 not
collaborative)– Command and control– Firm culture
Team OrganizationCross-functional teams
Interdisciplinary– Systems or areas
Discrete whole– Cost, scope and responsibility
Design, construction, cost, schedule, commissioning
Duration Dependent on function Package work to teams, not teams
to workTeams within teams
External or internal coordination
Team Agreement Mission Statement Value Statement– What is most
important to team Behaviors– Process & strategy
Measurable Goals– Value – Goals– Target– Metric
Communications Teams– Leadership– Cross-functional
DBE Selection– A Two-Step Process
Step 1 - RFQ/Pre-Qualifications– Process– Establishing requirements– Scoring SOQ’s– Shortlisting (5-6 teams)– Interview proposed teams– Notice to qualified proposers • At least 3 and no more than 5
DBE Selection (Continued)
Step 2 – RFP– RFP must be clear and concise– Define the process– Confidential meetings– Evaluation/scoring of proposals
• Evaluation criteria• Weighting of evaluation criteria• Criteria compliance
– Interviews– Selection– Award
Criteria Compliance Log - Sample
Facilitating Design Process Basis of Design– Proposal presented to all stakeholders
Program Verification– Owner/stakeholder involvement
Systems Confirmation– Conformance with criteria
Target Value Design Process “Construction Documents”
Quality Control Design Quality– Design issues log – Requests for
clarification– Requests for
information– Design reviews
Construction
Quality– Submittal reviews• Action• Information
Design Issues Log - Sample
Quality Control Inspection &
Testing– Inspector of Record– Testing & Inspection
Start-up & Testing Punch-list
Commissioning & Acceptance
Commissioning– Compliance with criteria
Beneficial Occupancy Full Occupancy Transition Plan Warranties & Guarantees