capturing the benefits of gc/ cm during design · • preconstruction/ 90% design mar– dec 2011...
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Capturing the Benefits of GC/CM During Design Post Point Improvements
PNCWA - 23 October, 2012
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Serving Bellingham, WA
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Post Point WWTP Site
Wetlands
Neighborhood Impacts
Interpretive Trail Loop/ Public Access
Open Space (passive recreation)
Wildlife Habitat
Poor Soils
Bellingham Bay
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Project Objectives • Double secondary capacity for BOD (to 39,800 lb/d)
• Secondary Process Conversion – Pure Oxygen to Air Activated Sludge
• Improve reliability/redundancy
• Provide flexibility for future needs
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Proposed Improvements (computer rendering)
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What is GCCM ? • "General contractor/construction manager"
– a firm with which a public body has selected and negotiated a maximum allowable construction cost (MACC) to provide services during the design phase and to act as construction manager and general contractor during the construction phase.
• Regulated under Washington’s RCW 39.10.340 – 410
• Allows for MACC to be established at 90% design documents
• Allows for potential early involvement of mechanical and electrical subcontractors.
• Provides for customer site specific safety and quality plans
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Why GCCM for us? • Very large project compared to our usual fare
• Continual plant operation required
• Complex interties and pipe crossings in tight footprint
• Tight budget – VA needed to get desired scope
• Complex permitting windows
• Fast paced schedule
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Project Timeline • Planning/Facilities Plan Approval 2008-2010
• CPARB Application/Approval Jun-Sept 2010
• GCCM RFP Selection Dec 2010
• GCCM Preconstruction NTP Mar 2011
• Preconstruction/ 90% Design Mar– Dec 2011
• Major Package Pre-bid Jan – Mar 2012
• Maximum Allowable Contract Cost
(MACC) Negotiation Feb – Jun 2012
• Begin Construction Jul 2012
• Complete Construction Summer 2014
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Post Point Team
GCCM advisor
Permi/ng agency rela5onships
construc5on bidding exper5se
rela5onships with trades
technical specialists
na5onal design exper5se
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• Cost estimating and document review at major submittals
• Continuous value analysis
• Development of construction schedule sequencing
• Opportunity for early bid packages
• Allows for establishment of team relationships and synergy prior to construction
GCCM Involvement Tasks During Preconstruction/Design
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GCCM Involvement Benefits Independent cost estimating increases confidence
0
10
20
30
40
50
60
70
Comp Sewer Plan WWTP Phase 1&2
Facilities Planning/30%
Design
Resolved 30% Design
30% including VA Resolved 60% Design
90% Design 90% Design w/ Bid Alt
Following Bids (4/30)
Constructio
n Co
st (2013$) -‐
includ
ing WSST ($ in millions)
Levels of Design
Mortenson
Carollo
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GCCM Involvement Benefits Document review – contractor perspective
• Less risk of design related changes and/or claims
• Early procurement of long lead items
• GC/CM can resolve constructability issues during the design phase
• Poten5al for faster project delivery
• Improved cost es5ma5ng for budget tracking
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GCCM Involvement Benefits Accommodating multiple constraints in schedule
Restricted Construc8on Periods J F M A M J J A S O N D
Great Blue Heron/Bald Eagle sensi8vity X X X X X X X
In-‐water construc8on ac8vi8es X X X X X
Wet Weather X X X X X X X X
Process shutdown limita8ons X X X X X X X X X X X X
• Restricted environmentally sensitive areas
• Constrained seasonally to handle flow
• Sequence shutdowns to minimize interruptions
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GCCM Involvement Benefits Value Analysis - Overview • Multiple project workshops
• Goal: Improve the overall value of the project in 4 areas: 1. Reduce Cost
2. Improve Function
3. Enhance Quality
4. Reduce Risk
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GCCM Involvement Benefits Value Analysis - Cost Reduction • Reviewed large pipe materials and
selected most cost-effective materials for current bidding climate
Same performance $100k savings
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GCCM Involvement Benefits Value Analysis - Cost Reduction • Reviewed gates with Engineer and City
Staff; selected simpler (and less expensive) gates w/o sacrificing performance
Same performance $400k savings basin covers not shown for clarity
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GCCM Involvement Benefits Value Analysis - Improved Value • Rehab existing building for CEPT and
provide another facility for maintenance
Eliminate proposed new building
Retrofit into existing building
Reduced cost $500k savings
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GCCM Involvement Benefits Value Analysis - Risk Reduction
Same performance Greatly reduced risk Reduced construc5on impact $1M savings
ground surface 0’
-‐10’
-‐20’
-‐30’
• Reconfigured piping and ASB layout to reduce deep excavation and risk to existing critical structures
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Value Analysis Summary • 22 Major modifications reviewed
• 10 Accepted major modifications
• 12 Rejected major modifications
• $2.2 Million in savings realized
• $1.5 Million in performance modifications
• Result: $0.7 Million in net savings
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GCCM Involvement Benefits Continued Value Analysis - Cost Reduction
Same performance up to $250k savings
Confirmed equal flow split
Confirmed solids profile
• Refined analysis of unsymmetrical flow splitting
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GCCM Involvement Benefits Continued Value Analysis – Risk/Cost Reduction • Identified “change in conditions” with
Contractor during design phase; proactively modified electrical layout
Reduced risk and cost
Record Drawings Inves7ga7ons
Redundant Power Loop Design Revision
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GCCM Involvement Benefits Additional key GCCM input • Large yard-piping reroute
• Sequencing impacts of permits fully mapped out
• Intertie procedures reviewed
• Equipment procurement flexibility
• Construction approach/risks detailed
• Better understanding of cost allocation
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Current Status • Construction Phase
– 3 months into 2 year timeline • Excavation/initial mitigation complete • $400,000 buyout overage estimate • Ongoing discussion on use of Risk
Contingency • Key intertie still not fully planned • Contractor staffing up • Weather/permitting working well • QC/QA Streamlining • First substantial payment apps
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In Hindsight Contracting Challenges
• RFFP scoring ambiguities • Buyout bidding process undefined during
preconstruction process • Establish bidding/buyout procedure earlier • Fine tune Negotiated Support Services (NSS) prior
to Final Proposals (RFFP) • Verbiage regarding SGCs against contract time • Revise RFFP staffing requirements • Build in buyout procedures and risk contingency use
language
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In Hindsight Cost and Risk Reduction
• Pre-bid estimate was limited in reflecting the bidding condition – Local/regional impacts of union obligations
– Other local bidding projects
• Some construction challenges not fully understood during preconstruction
• More in-depth intertie planning and investigation during preconstruction may have been needed
• GCCM staffing carry-through difficulties
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Thanks for your time!
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GCCM Involvement Benefits Value Analysis - Improved Performance • Improved site storm
Improved performance $200k increase