Your Presenters

Lisa Dal Gallo Dave KirnRegional Executive/Justice

Market Leaderdkirn@kitchell.com

Partner, LEED APldalgallo@hansonbridgett.com

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