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CASE STUDY

MITIGATING RISK ON A $2.5B VENTURE

THE MICRO AND MACRO OF LOW-VOLTAGE

PROJECT MANAGEMENT

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Encore Boston Harbor is a 5-star waterfront resort and casino that spans 3 million square feet, located in Everett, Massachusetts. It is the largest private single-phase construction project in state history, requiring lock-step coordination between the owner, designers, contractors, and consultants. Encore Boston Harbor, owned by Wynn Resorts, includes several gaming areas, a 5-star hotel, a shoreline park, high-end shops, restaurants, spas, and more. Wynn Design and Development, an in-house architectural and interior design firm, led the design and construction efforts for the new project.

Based in Greater Boston, Koncerted specializes in low-voltage consultation, design, and integration. Encore Boston Harbor enlisted the consulting arm of Koncerted, a full-service division specializing in: • Design validation • Quality control and assurance • Scheduling and budget validation • Owner education • Low-voltage construction management Our team on the Wynn project included top talent with specialized expertise in their respective areas.

CLIENT OVERVIEW

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Wynn Resorts started planning for Encore Boston Harbor in 2012. The Las Vegas-based companywanted to work with local businesses to design, coordinate, and build the massive enterprise. In need of a liaison to manage the multiple contractors working on the resort’s low-voltage systems, Wynn Resorts asked Koncerted to present them with a solution.

The low-voltage systems included: • Audio/visual (A/V) and content distribution • Lighting (including theatrical lighting) and controls • Security and surveillance • Access controls • Wired network infrastructure • Data centers, IDFs, and all mission-critical spaces • Telecommunications • Wi-Fi • Cellular distributed antenna systems • Public and emergency radio distributed antenna systems • Control systems and integrations • Building automation systems (BAS/BMS) • Parking management systems Due to the large-scale, multifaceted nature of Encore Boston Harbor, the project entailed a range of challenges that needed custom solutions. Additionally, Wynn Resorts’ headquarters in Nevada required a trusted, local consultant who could manage projects, facilitate coordinationfor systems integration, co-locate in the construction office, and lead all field quality control and assurance activities. The stakeholders of Encore Boston Harbor trusted Koncerted to fill this role because of our experience and reputation. We carried out a range of services to help them achieve their ambitious goals. In this case study, we detail how Koncerted helped Wynn Resorts plan and execute Massachusetts’ largest private single-phase construction project, from design review to building turnover.

INTRODUCTION

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Design review is an invaluable step in any construction project, particularly one of this scale. By evaluating a design against the owner’s requirements (and in this case, the state gaming commission’s requirements), we can be the expert eyes working solely on behalf of the owner to catch anything and everything that must be resolved before moving forward.

Our staff has both technical and construction expertise, so we can identify issues in the early stages of design. This allows us to prevent the costly fixes that may arise from problems like poor coordination, design errors, and vague specification requirements.

This is one example of how we helped steer designers in the right direction. At other times, our assistance was more broad and overarching.

Having a thorough design review process gives owners like Wynn Resorts the assurance to move forward with the bid process, knowing precisely with whom and what they will need to complete the project.

Example: Non-Certified Cable Spec Caught Early, Saves Big

A designer had proposed a coaxial specification for the elevator equipment that was not UL-listed (i.e. it did not meet national safety standards). A change to fiber would have been costly and would have required additional hardware and power to implement. We directed the team to seek out a less expensive fix, using UL-listed cables with similar properties to avoid an unnecessary change.

We estimate this saved $800,000 in materials and labor.

Example: Future-Proofing with an Even Hand

Another way we help clients like Wynn Resorts stay on budget while preparing for advanced technologies is by balancing future-proofing against added cost. In the A/V field for example, technology is rapidly advancing and we know it is important for our clients to be able to update their properties as consumer demands change. Staying mindful of this, we advise our clients to adopt provisions that ensure they arefully prepared for emerging technologies, without incurring unnecessary expense. This requires expertise in construction, as well as up-to-date knowledge on how tech is evolving so we can best predict what will take the world by storm next, and make sure our buildings are prepared for these eventualities.

Design Review

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Bid Process Assembling a strong team of contractors sets a project up for success. Without an expert reviewing the bids, however, owners can open themselves up to risks like inflated costs or inexperienced vendors. Wynn Resorts had the foresight to depend upon Koncerted to review statements of work, requests for proposals, bid proposals, and change orders to ensure there were no gaps in scope or unreasonable costs. We also carefully reviewed submitted documents to ensure the wording did not allow for creative interpretations (e.g. that contractors were not giving themselves a legal failsafe for poor quality or incomplete work).

Working with contractors requires a keen eye, particularly when owners are building in an unfamiliar region where they may be working with entirely unknown businesses. Koncertedis adept at evaluating written contracts and vetting the most experienced, cost-effective contractors.

Example: Overestimation of Scope

Encore Boston Harbor required bids from several technology vendors to properly equip the property with the A/V needed for both operational and theatrical purposes. One A/V integrator submitted a bid that included pricing for a 13th floor. The problem? The 27-story tower skips the 13th floor. Catching this error before the owner signed the vendor’s contract saved Wynn Resorts about $100,000.

Example: Last-Minute Change Order Requires Quick Vetting and Approval

The casino’s safety and profitability is dependent on a high-functioning data center. Due to a last-minute change order affecting the data center, the telecommunicationscontractor was left with 3,500 fiber terminations to complete just a month away from the deadline. That amounts to over 1,500 man hours, a task that would take a team of two approximately 19 weeks to complete.

We quickly searched for and vetted a third-party cable manufacturer who could produce a turnkey solution. They formed, cut to length, terminated, and tested all cables off-site, then shipped them to Everett ready to be installed. They completed the job in three weeks, allowing the data center to be up and running in time for opening.

In total, this solution saved about four months and $150,000.

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Project Coordination For a project this size, the design process may continue concurrently with construction. As the various teams work to coordinate, necessary revisions may be identified by the design team or contractors. We help by ensuring the proposed solutions meet industry standards, client requirements, and acknowledge contractor constraints while accounting for cost. Project coordination can entail meeting with designers and contractors to verify that all questions and requests for information are resolved accurately, as well as ensuring all parties are aware of site progression and limitations.

Koncerted is uniquely positioned to assist in project coordination because of our deep understanding of technology and design, combined with knowledge of and alignment with our clients’ needs. Our experience also helps us accurately estimate the pace of projects to determine schedulingand installation tracking: a step some owners may overlook.

Example: Revised RCP Calls for All Hands On Deck

The reflected ceiling plan (RCP) at Encore Boston Harbor needed to be revised because the design team’s aesthetic concerns did not align with the contractor’s field constraints. The revision involved more than just those two parties, however, as it affected various systems throughout the property. We collected input from each of the seven low-voltage (LV) contractors to ensure each one could accommodate the revision, and coordinated the LV systems to the updated design

This resulted in an estimated time savings of three weeks.

Working with Koncerted has been a great experience. Their expertise helped us achieve success at all critical milestones, and the project has benefited from their oversight and their quality control standards. We at Wynn are grateful to be able to depend on Koncerted to assist us, to manage technical issues, and to work with our designers and contractors to lead the project’s low voltage systems to success. We trust Koncerted and appreciate their hard work on our behalf. I am not sure where we would be right now without them; that is the best example of the value they have added.

Peter Campot, Director of Construction for Wynn Design and Development”3,972,802

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Scheduling andInstallation Tracking Establishing schedule milestones helps both the owner and contractors easily determine how

far a project has progressed, and whether it is on pace to be completed on time. This is vital because some contractors are accustomed to working autonomously, which can often lead to unaccountability if deadlines are missed. Wynn followed our advice and required LV contractors to provide schedules for their work, allowing us the ability to track and sequence installations. It helped us determine an appropriateorder of operations and ensure permits and certifications were secured in a timely manner. Additionally, we were able to hold LV subcontractors accountable to the schedule, which at times meant asking them to make corrections to catch up.

Scheduling gives us a metric against which we can measure progress. It allows us to identify areas of slippage, then implement corrections that ensure subcontractors catch up so the project stays on schedule for completion. Balancing time constraints with quality can be difficult for a large-scale project, but our detailed processes mean owners are not forced to choose between efficiency and high standards. Thanks to our involvement, LV installations remained on schedule throughout the duration of the project, contributing to an on-time opening of the resort.

Example: High-Tech Solution That Saved Time and Money

We determined that the plain old telephone service (POTS) line installation in the fire command center and elevator machine rooms would require a workaround to save time. The service provider wasn’t able to work quickly enough for us to meet temporary certificate of occupancy (TCO) requirements for an area Wynn hoped to occupy eight months prior to opening. Additionally, the service provider’s cost was prohibitive. In search of a creative answer, we suggested an IP solution and worked with the contractor to confirm that our proposal would meet the system requirements and would not result in added cost to the owner.

This saved Wynn about $180,000 and three months of time on the project.

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KONCERTED CASE STUDY: MITIGATING RISK ON A $2.5B VENTURE

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Quality Control Discovering a mistake during the installation phase requires a prompt solution without cutting corners. For this reason, our team budgets time for quality control during construction, and can fast-track solutions that keep the project on schedule.

When an error is found, we take charge on analyzing the mistake, we determine who might be needed to find a solution, and we lead the team on executing a plan of action to get back on track.

Clear communication is key in any relationship, and construction is no different. Because communication is so important, we have established reporting methods to convey comprehensiveupdates to clients like Wynn. From succinct, high-level summaries, to granular, room-by-room status updates, our reportstell owners everything they need to know about the state of the project. We submitted field reports to Wynn that provided a clear view of the manpower in the field, scheduling, progress,and any quality assurance issues or updates of note. We constantly audit ongoing and completed work and report back to owners with the status. This not only keeps stakeholders informed, but helps us maintain records of subcontractor work. With each report, we aim to give our clients confidence and assurance that we are handling any issues that we can solve independently in a timely and efficient fashion.

Our technical expertise allows us to identify issues that owners or other project managers may not catch. We can also troubleshoot these issues by suggesting solutions or evaluating contractors’ proposed fixes.

Quality assurance and control were essential to ensuring every aspect of the project was completed to exacting standards and specifications. Communicating the status of the QA/QC process as well as the schedule implications for the broader project was equally important.

Example: Preventing a Premature Installation

Before hanging TVs, it was necessary to first complete cable installation in thehotel tower. Scheduling and installation tracking allowed us to intervene and ensurecables were in place before the televisions went up. Without our intervention, the general contractor would have had to remove and re-hang the TVs at cost to the owner. This small oversight could have cost Wynn up to $150,000 in avoidable work.

Reporting

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Success is not always defined by tangible results. At Koncerted, we believe that building relationships with owners, developers, and contractors based on trust, respect, and shared goals is what makes us essential to projects like Encore Boston Harbor. These relationships allow us to do our jobs effectively, leaving no obstacles between ideation and successful execution.

Our relationship with Wynn has developed and strengthened over the course of the project. They rely on our expertise and professionalism to serve their interests. They include us in all meetings, ask for our assistance in resolving disputes, and trust us to work directly with their high-level executives.

We are included in Wynn Operations’ and Engineering’s compendium of providers who can service, maintain, and advise on the low-voltage systems within the resort on an ongoing basis. This role enlists the help of Koncerted’s integration and consulting arms, expanding our team’s involvement indefinitely to ensure seamless low-voltage system operations.

Example: Collaborating on a Cost-Saving Solution

When the owner requested a costly rack specification change, we oversaw the change order from the contractor. Through collaboration and good communication,we were able to work with the contractor to re-use as many acceptable racks as possible to reduce the amount of new equipment needed. We reviewed the cost of the new specification to ensure a fair price.

This collaboration saved Wynn about $25,000.

Building Professional Relationships

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A diverse background in architecture, electrical engineering, construction, and IT gives Matt a distinct advantage when it comes to integration and project management. His ability to speak to people on every level—from workers in the field to owners—using examples and terminologynative to their industry allows for a high level of efficiency and coordination.

Matt has a proven record for finding the best teams and extracting their full talents, as well asleading those teams to success. Quality, schedule, budget, and safety are his top priorities, which ensures that each facet is given equal attention during all stages of a project.

During the Encore Boston Harbor project, Matt was involved on every level. This included reviewing bids and design plans, defining best practices, and reporting to project executives. Matt’s expertise helped Koncerted build a strong and lasting relationship with the world-class corporation that is Wynn Resorts.

Matt Gineo Principal

With a Master of Architecture degree, as well as years of experience at both residential and institutional architecture firms, Kate’s strong understanding of construction methods, building systems, and project management practices made her an essential part of the team. Kate assessed project data from a broad point of view. She also evaluated the granular details of planning and building.

Kate’s role with Encore Boston Harbor included high-level management of project consultation. As a representative of the owner, she oversaw the low-voltage scope of the project and the low-voltage subcontractors to ensure the work was completed on schedule, on budget, and to the highest quality standards.

Kate Martin DalyProject Director

Ten years as a Massachusetts-licensed electrician gave Joe the experience needed to manage the contractors hired by Wynn. Having intimate knowledge of electrical systems was integral to the role, allowing him to not only lend his expertise in the field, but to ensure jobs were being done correctly and to completion.

His responsibilities for the Encore Boston Harbor project included leading the field efforts, writing reports, and monitoring the day-to-day progress of contractors in seven distinct disciplines, thereby providing the checks and balances needed to keep operations running smoothly and on budget.

Joseph MacDonaldSuperintendent

A Master of Science in Mechanical Engineering and years of research abroad prepared Eric for his role as a Project Engineer at Koncerted. For the Wynn project, he carried out quality control and assurance on a detailed level, conducting audits and inspections in the field. As the Project Engineer, Eric helped write weekly reports and perform punch lists for areas nearing completion. He inspected the quality of technicians’ work, ensured corrections were made to specification, and identified and tracked issues as they arose. This detail-oriented role was essential to maintaining high quality, as well as staying on schedule.

Eric HornsbyProject Engineer

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$2.35MILLION

+ 13MONTHS

TOTAL SAVINGS

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Well-integrated technology brings a building to life. It allows

people to seamlessly conduct business, communicate

through multiple channels, and access nearly any form of

entertainment imaginable. It provides better security, intuitive

controls, and a safer environment. At Koncerted, we create

harmony through technology by making your visions a reality.

Get in touch today to see how Koncerted can assist you.

The Koncerted experience

www.koncerted.com

781-893-8610

consulting@koncerted.com