Taking Design to Operation

Presenters:

Jacob D’Albora

Associate VP, Director of BIM-FM Services

McVeigh & Mangum Engineering, Inc.

Bernie Sublette, CHC

Project Executive, Project Development – Healthcare

AECOM Hunt

Taking Design to Operation

Feb 20-22 Atlanta, GA

“In today’s construction environment, careful selection of a contract

method may be the most important decision on a project”.

Design-Assist Learning Objectives:

▪ Learn how to properly implement the design-assist contracting process on your next project▪ Understand the benefits gained thru the design-assist process▪ Examples of the use of design-assist on past projects to familiarize the audience with the process

Recent practice in the construction industry promotes inefficiency when the key project participants, namely the owner, architect, and contractor, operate independently of each other in a conventional manner.

Currently, key project participants often work under separate contracts, with each party pursuing its own set of goals for the project. These inefficiencies may be eliminated by integrating the knowledge, skill, and services to be provided by key project participants, from the earliest stages of the project, under a common set of goals (design-assist).

The parties are able to work toward completing the project in a more efficient and cost effective manner with new and emerging technologies, such as building information modeling (BIM), which will be used to the fullest potential, further increasing efficiency, cost effectiveness and save time .

DEFINED

➢ Design Assist is the

procurement method by

which, prior to completion of

the design, a contract is

awarded on a best value

basis

➢ The DA contractor provides

design assistance to the

architect or engineer of

record and is retained by the

construction manager

Design Assist

DESIGN-ASSIST PROFESSIONAL (DAP)

➢ The engineering representative of

the trade contractor

➢ An active and integral member of

the project team

➢ Thoroughly Understands the

system/trade design

➢ Begins at the SD phase (“best bang

for the buck”)

➢ Participates in design charrettes

➢ Expert in means and methods, cost

estimating and scheduling

Hunt MEP Director, Chuck Lack participates in a Coordination Session

Design Assist

BENEFITS

✓ Benefits

Early Involvement Yields Positive Results

Major Strengths of Design-Assist:

– Formation of an Interdisciplinary Team

– Process That Values Expertise & Perspectives of Entire Team

– DA Provides Involvement Early in the Project

– DA Maximizes Input & Cooperative Problem Solving

– DA Brings Well Versed Members Within Their Primary Professional Focus

– DA’s Have Heightened Understanding of Healthcare Construction

✓ Benefits

• Early Recognition of Project Challenges• Follows Lean Methodology• Transparent Process and Pricing• Reduce RFI’s and Change Orders• Enhanced Cost & Schedule Certainty• Reduction of Claims (Risk Mitigation)• Early Start on BIM Coordination & Shop

Drawings• Prefabrication Opportunities (Hand-in-Hand)

✓ Benefits

✓ Benefits

• Eliminates Redundancy• Adds Construction Efficiencies• Advise Team of Market Conditions, Both

Current and Forecasted (Manpower, Commodities, Etc).

Design-Assist = Concurrent Engineering

Design-Assist Results in Significant Time Savings!

$(8,950,687)

ELECTRICAL VALUE ENHANCEMENT

$(11,188,682)

MECHANICAL VALUE ENHANCEMENT

Healthcare Information Technology (HIT)

HIT Deployed Strategically Has The Potential To:

– Improve Healthcare Quality

– Prevent Medical Errors

– Reduce Healthcare Costs

– Increase Administration Efficiencies

– Decrease Paperwork

– Expand Access to Affordable Care

“In healthcare, interoperability is the ability of different information systems and software applications to communicate, exchange data, and use the information that has been exchanged. Data exchange schema and standards should permit data to be shared across clinicians, lab, hospital, pharmacy, and patient regardless of the application or application vendor.”

✓ Benefits

✓ Benefits

Energy use in hospitals

✓ Benefits

Hunt MEP Vice President, Chuck Lack participates in a Coordination Session

HOW TO:

DESIGN-ASSIST - UNDERSTANDING THE PROCESS (Road Map)

Plan is Process Driven for Best Results – Key Outcomes Tracked Start to Finish

How the A/E, DA Sub & CM Work Together to Make Design-Assist a Success

THE PLAN DESIGN-ASSIST APPROACH (STEPS 1-6)

Step 1 – RFQ (High Level)Step 2 – RFP (Drill Into the Details) DA Contractor Selection Step 3 – Three (3) Step Process for SelectionStep 4 – Score Short-Listed Firms & Recommend (Precon Only) Step 5 – Engage DA Services (Pre-Construction)Step 6 - Construction Services

THE PLAN DESIGN-ASSIST APPROACH (STEP 1)

•RFQ (Part A) Invited Bidders ONLY (8-10)

•Short List Selection Based on:

✓ Project History with References✓ Specific Approach to The Project✓ Design-Assist Experience of the Team Proposed (Resumes)✓ Abilities: Cost Control, Scheduling, Estimating✓ QA/QC, Safety and Commissioning Plans✓ BIM and Prefab Experience

•Evaluation & Short Listing of DA Contractor’s by Owner/Program Mgr/A&E/CM Team

•Ideally Three From Each DA Trade Sought

• Short Listed DA Sub’s Will Submit Detailed Proposals (RFP/Part B)

THE PLAN DESIGN-ASSIST APPROACH (BIM)

➢ BIM Execution Plan – Road Map

• Outlined Goals for BIM process

• Including detailed input from Owner, A/E/C

• Expectations at completion

• Promote “social” BIM Environment, encourage collaboration

• Established Level of Details (LOD) for each trade

• Identify clearance zones for Owner access, enhanced facility maintenance

• Developed file naming convention, local file server, “Cloud” based files server hosting of models

•Part B: DA Contractor Selection Basis (short listed firms):

✓ 50% -100% SD Documents (A/E Progress Printing) plus Refinements Since Issuance✓ CM Value Management Log (Alignment with CM)✓ Establish Key Allowances (i.e. Light Fixtures, AHU’s) ✓ Fee % - Construction Phase (Competitive Process)✓ G.C.’s % Construction Phase (Competitive Process)✓ Fee Preconstruction Services (Lump Sum or GMAX - Competing) ✓ IGMP - Estimated Total Subcontractor Cost (Competitive Process)✓ Due Diligence and a Sharp Pencil to Stay in the Game✓ Three Step Selection Process (Next Page)

THE PLANDESIGN-ASSIST APPROACH (STEP 2)

Three (3) step process:

1) IGMP - Line by Line Presentation by Each DA Subs of Their Estimates (Project Team all in Attendance)

2) Formal Interview Process – Bring the A Team, Experience, Approach, etc. With Q & A Session (Owner, Program Manager, A/E and CM attend)

3) Visit DA Sub’s Facilities, Determine Capabilities and Level of Sophistication

THE PLANDESIGN-ASSIST APPROACH (STEP 3)

• Scoring Criteria Established, Score Sheet Developed

• Aggregate Score Developed for Each DA Subcontractor by the Project Team

• Recommendations to the Owner (All Team Members Weigh in)

•Selection Process Complete – NTP for Precon to Winning DA Sub’s

• Award DA Sub Preconstruction Contract (precon only)

THE PLAN DESIGN-ASSIST APPROACH (STEP 4)

DA Scoring

Criteria

THE PLAN DESIGN-ASSIST APPROACH (STEP 4 CONT.)

•Phase I - Contract for Pre-Construction DA Services

•DA Sub’s to Lose, Once Selected; Sub is on Board, Albeit Probationary

•Original Budget (IGMP) Submitted by the DA Contractor Must be Maintained Throughout Entire Design Development (Very Important Benchmark)

•Over Budget – Trap Door is Exercised, Job is on the Streets for Bid

•Within budget at GMP - Awarded DA Construction contract (Move to Phase II)

•Incentives Can be Used (if Desired) to Further Improve Efficiency (Sharpen Your Pencil Again)

THE PLAN DESIGN-ASSIST APPROACH (STEP 5)

•Phase II - Contract for Construction Services Commences

•Competitiveness has Been Built Into the DA Contractor Selection Process

•Project Receives Valuable Information & Guidance (Phase I) from Subs Before Project Team Commits to a Construction Services Agreement (Phase II)

THE PLANDESIGN-ASSIST APPROACH (STEP 6)

DA OFF RAMP (IF REQ’D)

• Escape Clause Language Included in Design-Assist Precon Agreements

• Construction Agreement is NOT Automatic to DA Sub• Plans Can Be Put Out for Competitive Bidding

To Stay in the Game:• Must Meet Specific Budget Expectations (GMP)• Must Meet Specific Schedule Expectations (Milestone

Dates)• Provide Key Personnel as Promised• Demonstrate Collaborative Relationship (Chemistry)• Subs Req’d to Competitively Bid Major Components

THE PLANDESIGN-ASSIST APPROACH

EXAMPLES

The project will adopt LEAN methodology in every way

possible to minimize waste and increase efficiency. Some

of the practices to be implemented include: Last Planner

System, Pull Planning, Just-in-Time Deliveries, BIM,

Prefabrication, Joint Use of Technology and others. All

proposers are encouraged to contribute to and participate

in this highly effective and collaborative effort that will

greatly benefit the entire team.

Design Assist RFP

Issued by Construction Manager

DA MEP/FP Players (Example)MEP Partners

Mechanical – TD Industries

Electrical – Fisk Electric

Fire Protect – Texas Sprinkler

Total MEP-FP GMP

$205,000,000

46% of Total Construction Cost

MEP & FP Costs Represent Nearly Half of the Total Construction Cost. Add Low Voltage And it’s Closer to 55%.

EXAMPLE UPDATE – 6 WEEK LOOK AHEAD

DA Trades by Priority:1. Concrete2. Curtain wall3. Exterior Wall System4. Roof/Flashing/Exp Joint Systems5. Heli-Pad

Next Up:• Mechanical• Electrical• Plumbing• Fire Protection• Low-voltage• Pneumatic tube• Elevator• Trash & Linen System• Food Service• Interior Studs/Drywall• OR Ceilings• Window Washing System

Design-Assist Sessions

Understanding the MEP Basis for Design

Prefabricated Utility Tunnel Racks at UTSW

BS

Design Assist – Prefab Utility Tunnel Racks

Prefabricated Headwalls on the 12th

Floor Shell Space at UTSW

Prefabricated Patient Bathrooms

Mount Carmel Grove City (MCGC) MEP Corridor Racks

MEP Corridor Rack Review

MCGC MEP Corridor Racks

Evaluation

Early Structural Considerations

for MEP Racks

MCGC MEP Corridor Racks – Field Installation

MCGC MEP Corridor Racks – Field Installation