miros design build approach 2 26 10

Design/Build Approach

Design + Technology Seminar Day

Miami Chapter

February 26, 2010

Presentation By: Walter Miros Vice President - Contex Construction Co., Inc.


Course # DTS 019

Design / Build Approach


BIOGRAPHICAL OVERVIEW - WALTER MIROS

• Mr. Miros has been responsible for in excess of $1 billion of capital improvement projects.

• Projects have been major in scope with several above $100 million and encompass a wide range of facilities.

• Prior to joining Contex Construction Co., he was regional Vice President of Operations with Skanska USA Building, Inc. Responsible for over $275 million in revenue.

• From 1986 to 2001, his assignments were throughout the entire United States as he progressed to the position of Program Director at Carlson Design/ Construct Corp., a national design-build firm.

• For the last decade, he has represented diverse repeat educational, healthcare and corporate clients. Clients include American Express, Verizon, Capital Health, U. of Pennsylvania, Princeton U., Florida International U., and Miami-Dade School District.

• EducationAS, Civil Engineering – Middlesex County College, Edison, NJ

BS, Building Construction – University of Florida, Gainesville, FL

MS, Organizational Dynamics – University of Pennsylvania, Philadelphia, PA

• FL Licensed General Contractor CGC059336


Agenda Team Structures – AIA Contract Relationship Diagrams Design / Build Team Structure

Proposal Phase Design Phase Build Phase

AIA Document A141 – Agreement between Owner & Design-Builder Design / Build Process Guaranteed Maximum Price (GMP) Process Practical Approaches and Procedures Design / Build – Time vs. Money Summary


Team Structures –

AIA Contract Relationship Diagrams


Conventional (A201) Design-Bid-Build Team Key Attributes:• For use when the owner’s project is divided into separate contracts for design

(architect) and construction (contractor)

• Suitable for conventional project delivery (design-bid-build)

• Owner retains Architect

• Architect and consultants prepare drawings and specifications

• Architect assists Owner in obtaining bids/proposals and then Owner awards contract(s) for construction

• Contractor(s) and Surety(ies) obligate to owner for bid, performance and payment bonds

• Contractor and Subcontractors build the work


C o n v en tio n al (A 2 0 1 ) D es ig n -B id -B u ild C o n trac tR ela tio n sh ip D iag ra m

C onsu ltantC 401

C onsu ltantC 401

A rch itec tA 201

O w ner

S ubcontrac torA 401


C on trac torA 201

S ure ty

Contracts used


Construction Manager as Adviser (CMa) Team Key Attributes:• Owner retains an Architect and a Construction Manager who acts as an

independent adviser to the owner.

• Prime contractor(s) responsible for construction, labor and materials.

• Construction Manager gives owner construction management advice through design and construction phases.

• Increases expertise in managing a project from start to finish.


C o n stru c tio n M an ag er as A d v iso r (C M a )C o n trac t R ela tio n sh ip D iag ra m

C onsu ltantC 401

C onsu ltantC 401

A rch itec tB 132

C onst. M gr. Adv iso r (C M a)C 132

S ubcontractor

C on trac torA 401

S ubcontractor

C on trac torA 401

M u ltip le Prim e C on trac to rsA 132

O w ner

Contracts used


Construction Manager as Constructor (2009-CMc) Team

Key Attributes:• Single party (Construction Manager) provides construction management

services in pre-construction phase AND then completes construction constructor).

• Gives Construction Manager (constructor) responsibility and control over construction work via direct contracts with sub-contractors.

• Construction phase services paid on the basis of cost of work plus a fee either with (A133) or without (A134) a Guaranteed Maximum Price.


C o n stru c tio n M an ag er as C o n s tru c to r (2 0 0 9 -C M c )C o n trac t R ela tio n sh ip D iag ra m

C onsu ltantC 401

C onsu ltantC 401

A rch itec tB 103



C onst. M gr. C onstruc to r (C M c)A 133 o r A 134

O w ner

Contracts used


Small Projects Team Key Attributes:• Suitable for residential or small commercial projects and other projects

of relatively low cost and brief duration.

• These documents (B105 & A105) are in effect conventional Design-Bid-Build documents (B101 & A101/A201) “stripped down” to essentials.

• These feature use of Stipulated Sum and Integrated General Conditions.


S m all P ro jec ts - C o n trac tR ela tio n sh ip

D iag ra m

C onsu ltantC 401

A rch itec tB 105

S ubcontractorA 401

C on tractorA 105

O w ner

Contracts used


Integrated Project Delivery Team: Transitional Documents

Key Attributes:• Integrated Project Delivery is an emerging process and these

Transitional Agreements are a comfortable first step into IPD.

• A collaborative project delivery approach that utilizes the talents and insights of all project participants through all phases of design and construction.

• Structured similar to existing construction manager agreements.


In teg ra ted P ro jec t D eliv ery T eam : T ra d itio n al D o cu m en tsC o n trac t R ela tio n sh ip D iag ra m

C onsu ltantC 401

C onsu ltantC 401

A rch itectA 295



C on tractorA 295

O w ner

Contracts used


Integrated Project Delivery Team: Single Purpose Entity

Key Attributes:• These Agreements more fully integrate the project parties into IPD.

• Creates a limited liability company for the purpose of planning, designing and constructing the project.

• The Single Purpose Entity (SPE) allows for complete sharing of risk and reward in a fully integrated collaborative process.


In teg ra te d P ro jec t D eliv ery T eam :S in g le P u rp o se E n tity D o cu m en ts

C o n trac t R ela tio n sh ip D iag ra m

Arch itectC 197

C onstruction M anagerC 197

C onsu ltantC 198

C onsu ltantC 198

T rade C on tractorC 199

T rade C on tractorC 199

O w ner/ Arch itect/ CM / O the r M em bersC 195

O w ner

C 196


Design-Build Team Key Attributes:• Owner enters into a contract with a single entity Design-Builder.

• Design-Builder is then obligated to both design and construct the project.

• Design-Builder then enters into contracts with architect and construction

contractor(s) if necessary.

• Design-Builder may be:– A Developer or Single Purpose Entity (design and construction in one shop)

– An Architect-led organization

– A Contractor-led organization (most often the case)


D esig n / B u ild T ea mC o n trac t R ela tio n sh ip D iag ra m

C onsu ltantB 142

C onsu ltantC 441

C onsu ltantC 441

A rch itec tB 143

S ubcontractorA 441

S ubcontractorA 441

C on trac torA 142

D esign-B u ilderA 141

O w ner

Contracts used


Design / Build Team Structure Proposal Phase Design Phase Build Phase


Design/ Build Team Structure – Proposal Phase The Planner is the Proposal Lead

Should have a strong construction background Should have strong Program Management experience Has good client interaction Must have good writing skills Must be part politician Must be a scheduler and estimator Must be a good business person Must have strategic planning skills Must be part presenter

Schedule Budget Scope

B usinessD eve lopm ent

A rch itec t

P lanner


B usinessD eve lopm ent

P rog ram M anager

A rch itec t E lectr ica l M echan ical C onsu ltan ts

A /E P M

A & N D esignT eam

A & N P M

P lanner

Design/ Build Team Structure – Design Phase


B usinessD evelopm en t

P lanner

C onstruc tionTeam

C onstruc tion P M

A rch itect E lectr ical M echan ical C onsu ltan ts

A /E P M

A & NIm plem en tation

Team

A & N P M

P rogram M anager

Design/ Build Team Structure – Build Phase


AIA Document A141 – Agreement Between Owner & Design-Builder

Preliminary Design & Pre-Construction Planning

Final Design & Implementation


Preliminary Design & Pre-construction Planning

• Project Goals• Information Gathering• Interviews• Projected Space Needs• Adjacencies• Infrastructure Criteria• Security Criteria• Voice/Data Criteria• A&N Requirements• Deliver Project Program

Preliminary Design Documents• Site-Plan• Elevations• Floor Plans• Equipment Layouts• Mechanical Scope• Drawings• Electrical Scope

Drawings• A&N Drawings• Prioritize Early

Documents• Civil• Foundation/Structural• MEP Equipment

Refinement of Schematic Design• Complete Final Design

Scheme• Refine Floor Plan• Complete MEP Scope• Refine Building

Sections and Elevations

Programming Schematic Design Design Development

Owner Approval

GMP

A141 Services Design Build Contract


Final Design & Implementation

Construction Documents

Drawings & Specifications• Architecture• Electrical

Engineering• Mechanical

Engineering• Structural

Engineering• Civil Engineering

• Pre-qualify Preferred Contractors

• Pre-qualify Trades and Vendors• Value Engineering &

Estimating• Prepare Bid Packages for Early

Construction• Prepare Agencies for Phased

Permits• Pre-order Long Lead

Materials/Equip.• Start Site Work

• Manage Design Consultation• Obtain Permits• Complete Competitive Bidding• Select Contractors and

Vendors• Mobilize Site• General Construction• Migration Planning &

Implementation• Integrated Testing• Applications& Network

Services

Final Design Construction Documents

Pre-construction Planning Construction and A&N

A141 Services Design Build Contract


Design Build Process


Implementation Documents

Construction & Systems

Integration

Integrated Testing & Start Up

The Design-Build Process

Programming & Strategic Planning

Detailed Design

GMP

Permitting & Procurement

ProjectCompletion


Program Definition Program goals Team Organization Program Schedule & Budget Site Selection Criteria Overview Single Line Drawings Conceptual Block Diagrams Major Equipment List Architectural Space Program Work Flow Chart & Program Matrix Reliability & Operation


Detailed Design

GMP



Construction Systems & Integration


Project Completion


Team Tasks Resolve Code and Zoning Issues Complete Final Design Schemes Refine Floor Plan for Specific Site Refine Building Sections and

Elevations Complete Technology Scope Complete MEP Scope Pre-Implementation Planning Order Long Lead Items

Detailed Design


GMP




Integrated Testing & Start

Up

Project Completion


Team Tasks Subcontractor Selection Process Prepare Detail Project Schedule Present GMP Proposal Owner Review/Approval Pre-purchases Mobilize Construction

GMP


Detailed Design





Project Completion


Team Tasks Schedule Documents Coordination Documents Construction Documents Technology Documents Complete Interior Finish Package Digital Updates Via WAN Lead Team Meetings Maintain Adherence to Budget



Detailed Design

GMP




Project Completion


Team Tasks Obtain Permits Complete Procurement Procurement Coordination Value Engineering



Detailed Design

GMP




Project Completion


Team Tasks On-Site Supervision Early Access for Technology Installation Generate RFI’s Write Trade Contracts Implement Fast-Track Manage Entire Construction Process &

Change Process Maintain Costs and Schedule Reports Manage Quality Control and Safety

Construction & Systems

Integration


Detailed Design

GMP




Project Completion


Team Tasks Integrated technology Systems Testing Integrated Building Systems Testing Seal and Secure Spaces Manage Equipment Subcontractors Security Plan Delivery and Storage of Equipment



Detailed Design

GMP



Construction & Systems Integration

Project Completion


Team Tasks Construction Close-out Punch List Final Inspection

Project Complete


Detailed Design

GMP



Construction & Systems Integration



Guaranteed Maximum Price (GMP) Process


Programming

Schematic Arch. Designs

Schematic Eng. Designs

DDs - 30% CDs

Constructability Review #1

Prepare GMP

GMP Presentation & Approval

Mid

Cou

rse

Cor

rect

ion

Rough Order of (Cost)

Magnitude ROM #1 ROM #2 ROM #3 ROM #4

Bas

is o

f G

MP

Kickoff Meetings Internal & With Client:• Schedule• Roles & Responsibilities• Deliverables• Make Sure Internal Financial Controls are in Place

GMP Process Timeline


DDs - 30% CDs

Prepare GMP

Identify & Order Long Lead Items

Permitting

ROM #4

Bas

is o

f G

MP

Grading & Foundations

StructuralM

id C

ours

e C

orre

ctio

n

Constructability Review #2

GMP Presentation & Approval

Sub

mit

for

Per

mit

- D

on’t

Pul

l

• Base Building• TI• FF&E• Catch-up Bulletins

• Once a Month

GMP Process Timeline, continued


Define Scope for Construction Admin Services

Project Scope Site Specific Programming Services Scope Prepare a ROM

Partially Completed Drawings

Partially Completed Specs Pre-purchase Specs

Written Code Analysis Design Performance Criteria Project Narrative

This is a contractual document that shall be combined with drawings and specs to be the basis of the overall agreement

Scope Shorthand An internal coordination tool to

help build the GMP

GMP Development Phase: During Design Services Phase


GMP Package Shall Include: Drawings Specifications Project Scope Narrative Organizational Chart Schedule GMP ($)

Exclusions / Contingency Allowances

Executive Summary May include:

Cover Letter AIA 142 Services Contract between Design-Builder and Contractor


GMP Preparation Checklist: Have the planner and the design and A&N teams had a design review meeting to go over

missing design elements that need to be incorporated into the GMP? Have the additional scope items been incorporated into the subcontractor/vendor scope

letters and quote analysis checklist? Has a master project schedule been developed, from which general conditions are applied? Are GAC’s included @ .25% of Cost of Work? Is Warranty included @ .25% of Cost of Work? Is General Liability Insurance included @ 1.5% of Cost of Work? Is the design fee broken down into “Design Services” and “Design Reimbursables?” Discuss the logistical issues surrounding the proposed project and how those issues are

accounted for in the GMP. Did we receive subcontractor and equipment quotes from vendors to support the GMP?

Did those quotes include sales tax, shipping, handling and an allowance for off-loading at the site?


Practical Approaches and Procedures


Practical Approaches & Procedures: Day-to-day interaction of operations, design and A&N teams

Weekly design review meetings Pre-bid meetings to define project approach and methodology When going out to bid to subcontractors and other vendors

Include the design teams (A&E and A&N) in pre-bid meetings Include the design teams in the scope writing phase Include the design teams in the bid analysis

Design will provide the field with estimated plan check and permit dates The Planner and Program Manager shall attend code review sessions with the A/E team. Catch up bulletins

To be reviewed by the construction PM and A/E PM prior to issuance, to review scope. Shall include a narrative prepared by the A/E PM

Architect/Engineer field visits The architect and engineers are required to give a verbal briefing to the filed upon leaving the site The architect and engineers shall prepare a formal Field Observation Report

Integrated Testing is an “Add Service” to basic implementation services Electronic as-built drawings may be an “Add Service” to basic design services At the end of a project the Construction PM is to prepare a Project Information Form (PIF)


Design / Build – Time vs. Money


1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18

GMP Single Source Implementation

Concept Design

Design Development


Critical Delivery Purchase and ConstructionCost Savings

Cost Savings opportunities decrease as time passes through the design process

Traditional ApproachFirm Price

Concept Design

Design Development


Bid Critical Delivery Purchases and Construction

$

Project Delivery Schedule

Tim

e/C

ost

Ad

van

tage

months


Keys to Success of the Design/ Build Process: Cultural Change required

More of a team approach Owner experience may be factor

Control of process Need to Compromise Clashes could occur between design creativity and builder

schedule/ budget control Successful Design/ Build is based on behaviors not

processes or contracts.


Other Advantages of the Design/ Build Approach: One Point Source of Responsibility Time Savings

Requests for Information (RFI) reduced Cost Savings

Value Engineering Constructability Reviews Reduced change orders

Cost Control Improved Throughout Process Reduced Risk for Design Errors Efficiency of project delivery – reduction in Admin.


Summary Team Structure

Proposal Phase Design Phase Build Phase

A141 Services Design/ Build Contract Design Build Process GMP Process Practical Approaches and Procedures Design/Build – Time vs. Money


Questions & Discussion


Thank You!

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