January 31, 2012

…a delivery method in which the construction team is known as the design-builder…and is responsible for taking a concept developed

by the owner, completing the detailed design, and proceeding into construction.

DB offers the following:◦ Poses Least amount of Project Risk to Owners ◦ “Quickest” Project Delivery Method

Early Construction concurrent with Design ◦ “Integrated” DB Team develops design with

constructability in mind, which: Reduces Changes / Change Orders to Project Reduces need for Value-Engineering / Re-Bidding Improves quality of Final Design

◦ Can be used on any sized Project◦ Use of Design Assist Contractors during design

Minimizes Owner Control over Process May be Difficult Method to Use on Complex

Projects Building Over-Design may Increase DB

Profits …Did the Owner get the Best Price for the

final Product?

Criteria Architect (C-AE) – Defines Design Intent through Schematic Design, selected through co-selection process by owners

Project Cost Consultant (PCC) - Third Party Entity that advises Owner related to Project Cost while in Design and assists in GMP Negotiation, selected by the co-owners

Design Builder (DB) – Provides input in Design, Negotiates GMP, Bids Project and Oversees Construction◦ Architect of Record, General Contractor◦ Design Assist Contractors – usually MEP

Team consists of Criteria Architect (C-AE) and Design-Builder (DB):

Design Begins (POR) Design Ends (GMP)

Criteria Architect

Design Intent Finalized (SD)

Design Builder:

• Architect of Record• General Contractor

• Design Assist Contractors

Criteria Architect / Owner’s Representative

Design-Builder (DB) bids project and oversees construction, with the C-AE serving in an Owner’s Representative (OR) function:

Construction Begins (GMP)

Construction Ends

Design Builder:

• Architect of Record• General Contractor

• Subcontractors

Criteria Architect / Owner’s Representative

Each District/Project is Unique in Some Fashion◦ Construction Experience ◦ Knowledge of Program◦ Community Involvement◦ Decision Making◦ Scope◦ Complexity◦ Schedule

Owner Familiar with Construction Programs & Processes

Owner Availability of Staff (Moderate Level)◦ Single Decision Maker

Owner Risk Tolerance (Low Level) Owner Level of Control (Low Level)

◦ Original Design vs. Project Changes Level of Changes to Original Scope

◦ Original Schedule vs. Project Changes Level of Changes to Original Schedule

Medium to Large Projects (> $2 million) Simple to Moderate Complexity of Projects

◦ Design & Schedule Aggressive Schedule Expectations

Establish and Procure Project Funding Determine DB Delivery is best method Co-Selection of C-AE – RFQ Process Co-Selection of PCC – RFQ Process Co-Selection of DB Team – RFQ/BVS process, Includes:

Selection of DB – RFQ/BVS process Two Step Selection Process

Negotiation of GMP Occurs between SD & DD Phase Re-Confirmation of GMP to Design Intent

Bidding Pre-Qualification of Potential Bidders by DB DB bids and awards Contracts, may perform work

Construction & Closeout

Occurs between SD and DD Design Phases Small, Select Group from District & OSFC

◦ Cost Estimate from DB / Design Assist Contractors◦ Cost Verification from Project Cost Consultant

Conduct Facilitated Session for Negotiation Upon GMP Agreement, Design Intent is

revisited

Experience◦ Financial condition◦ Performance on previous projects◦ Facilities◦ Management skills◦ Ability to contract properly

Goals◦ EDGE etc.

Affirmation of non-violations past (5) years Proof of licenses to perform work Self-Performance