Bridging Gt Apr09

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Overview of the Bridging method of construction project delivery.

Overview of the Bridging method of construction project delivery.

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  • 1.  
  • 2.
        • The only project delivery method that obtains a highly dependable total construction contract award price at only about halfway through the design phases with only a little over half of the design cost incurred
        • Reduces Owner’s cost for a fully equivalent end product.
        • Reduces Owner’s exposure to contractor initiated changes orders
        • The construction goes faster and smoother than in other methods
        • Reduces Owner’s exposure to claims
        • Reduces costs/delays/disputes in fixing ever present “bugs” discovered after occupancy
  • 3. Georgia Tech Savannah Program Management and Owner’s Design Consultant
  • 4. Georgia Tech Savannah Program Management and Owner’s Design Consultant
  • 5.
    • Logical and orderly process, well understood throughout the industry.
    • Easily meets all procurement procedure requirements.
    • There is the direct professional relationship between the Architect and Engineers with the client (User and/or Owner).
    • Contract price can be set by either competitive bidding or negotiation prior to the Owner committing to the construction phase.
    ADVANTAGES Traditional Method (Design-Bid-Build)
  • 6.
      • It takes too long and costs too much to get to the point of the Owner being protected with a total construction contract price that can be reasonably expected to hold up within a few percentage points.
      • Virtually all construction contracts are predicated on the drawings and specifications being free of errors and omissions. Yet that is humanly impossible.
      • The method assumes that architects and engineers have the best knowledge of construction technology and cost effective construction methods. Yet that is not true.
      • After completion, there can be a frustrating and costly situation for the Owner with no clear single responsibility for the correction of post construction problems.
    4 SERIOUS FLAWS Traditional Method (Design-Bid-Build)
  • 7. ADVANTAGES: DISADVANTAGES:
    • Potential for better integration of construction “know how” into design process.
    • Single responsibility for all aspects of design & construction.
    Typical Design-Build Methods
    • Conflict of interest between the Architect/Engineers and the Owner.
    • Early loss of leverage for the Owner.
    • Difficult to have “apples to apples” competition on prices and performance.
  • 8. CM-at-Risk Method
    • ADVANTAGES
    • Brings CM (Contractor) in early to advise on costs, schedule, materials, methods, and logistics.
    • CM provides periodic cost updates and “Guaranteed Maximum Price” statements from around mid-point through completion of Contract Documents.
    • Saves bidding time
  • 9. CM-at-Risk Method
    • DISADVANTAGES
    • GMP issued on less than 100% Contract Documents are not readily enforceable.
    • Has same “finger pointing” problem as in Design-Bid-Build.
    • CM may have conflict with respect to same subs used at same time on other projects.
  • 10.
    • The Owner's Design Consultant (ODC), also referred to as Design Architect or Bridging Architect, carries out Schematic Design (SD) in the traditional manner.
    • The ODC and Owner's Program Manager prepare Bridging Contract Documents (BCD).
  • 11.  
  • 12.
    • The Owner's Design Consultant (ODC), also referred to as Design Architect or Bridging Architect, carries out Schematic Design (SD) in the traditional manner.
    • The ODC and Owner's Program Manager prepare Bridging Contract Documents (BCD).
    • Proposals received for lump sum fixed price for a design-build form of contract; contract award; CD authorization.
    • Contractor's architect/engineers prepare final Construction Documents (CDs) which the ODC and Owner's Program Manager review for compliance with the ODC's design and performance specifications.
    • The Owner has the right to terminate without cause. If the Owner chooses, construction is authorized.
    • The ODC carries out observation of the work. Owner's Program Manager administers the contract on behalf of and acts as the representative of the Owner.
  • 13. Bridging Method compared with Design-Bid-Build
  • 14. Bridging Method Project Organization
  • 15. Poly Canyon Village
  • 16. Recently Completed Poly Canyon Village
  • 17. Recently Completed Poly Canyon Village
  • 18. Lloyd George U.S. Courthouse – Las Vegas, Nevada
  • 19. The Wakefield Luxury Co-Op, Atlanta, Georgia Design Management and Owner’s Design Consultant
  • 20. Spelman Student Residence Hall and Dining Facility, Atlanta, Georgia Program Management
  • 21. Electronics Manufacturing Plant – Juarez, Mexico
  • 22. Manufacturing Plant and Marketing Center for Milliken & Co. Yonazawa, Japan
  • 23. The Peninsula Mandalay Francisco, California
  • 24. Accelerating a Bridging Project
  • 25.