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Walter Miros presents "Design/Build Approach" at AIA Design+Technology Seminar, Miami Feb 26th. http://www.aiamiami.com/pdf/2010/dte_seminarday2010.pdf

Walter Miros presents "Design/Build Approach" at AIA Design+Technology Seminar, Miami Feb 26th. http://www.aiamiami.com/pdf/2010/dte_seminarday2010.pdf

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  • What is Design-Build? According to the Design Institute of America, Design-build is a method of project delivery in which one entity (the design-builder) forges a single contract with the project owner to provide both architectural/engineering (A/E) design services and construction services. Design-build is also known as design/construct and single-source responsibility. Design-build is an alternative to design-bid-build. Under the latter approach, the owner selects and commissions an architect or engineer to prepare drawings and specifications under a design contract and subsequently selects a construction contractor to build the facility under a construction contract. Design-build, design-bid-build, and construction management are the three project delivery systems most commonly employed in North America. Over the past 15 years, use of design-build has greatly accelerated in the United States, making this delivery method one of the most significant trends in design and construction today.
  • BIOGRAPHICAL OVERVIEW   WALTER MIROS Summary of Qualifications During his career, 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 of Education with Skanska USA Building, Inc.   With a strong background in project controls, he oversees the establishment of the management infrastructure required to manage and monitor the planning, design and construction process in order to facilitate communications among team members. He works closely with the client, end-user groups and other pre-construction team members in the preparation of budgets, value engineering studies, scheduling, pre-qualification of contractors, long lead item purchases and the establishment of design criteria.   His career started as a Planning & Scheduling Engineer for United Engineers & Constructors, Inc., where he was responsible for the successful planning, implementation and completion of large complex design/ build project schedules both domestically and overseas. In the 1980’s, he was recruited by a distinguished general contractor, Irwin & Leighton, Inc. He was handpicked by their Senior Executives to manage high profile institutional and healthcare projects for major universities and Fortune 500 corporations throughout the Mid-Atlantic. His specialty is project development, design, and program / construction management of large, logistically challenging institutional, corporate, and healthcare programs.   From 1986 to 2001, his assignments expanded throughout the entire United States as he progressed to the position of Program Director at Carlson Design/ Construct Corp., a national design-build firm. Programs included data centers, hospitals, retirement facilities, manufacturing and Internet infrastructure facilities. For one year, he was a member of an elite senior management group tasked to develop standards for national operations and corporate training.   For the last decade, he has represented diverse repeat educational, healthcare and corporate clients. Educational clients include U. of Pennsylvania, Princeton U., Florida International U., and Miami-Dade School District, the nation’s fourth largest school district. Recently, as Education Vice President at Skanska, he was responsible for over $275 million in revenue from various construction management GMP programs, including LEED projects, located in South Florida. Education AS, Civil Engineering – Middlesex County College, Edison, NJ BS, Building Construction – University of Florida, Gainesville, FL MS, Organizational Dynamics – University of Pennsylvania, Philadelphia, PA Professional Affiliations US Green Building Council Project Management Institute Construction Management Association of America
  • 2004 Design Build Documents A141™–2004 Agreement Between Owner and Design-Builder AIA Document A141–2004 replaces A191™–1996 and consists of the agreement and three exhibits, Exhibit A, Terms and Conditions, Exhibit B, Determination of the Cost of the Work, and Exhibit C, Insurance and Bonds. Exhibit B is not applicable if the parties select to use a stipulated sum. A141–2004 obligates the design-builder to execute fully the work required by the design-build documents, which include A141–2004 with its attached exhibits, the project criteria and the design-builder’s proposal, including any revisions to those documents accepted by the owner, supplementary and other conditions, addenda and modifications. The Agreement requires the parties to select the payment type from three choices: (1) Stipulated Sum, (2) Cost of the Work Plus Design-Builder’s Fee, and (3) Cost of the Work Plus Design-Builder’s Fee with a Guaranteed Maximum Price. A141–2004 with its attached exhibits forms the nucleus of the design-build contract. Because A141–2004 includes its own terms and conditions, it does not use A201™–1997. A142™–2004 Agreement Between Design-Builder and Contractor AIA Document A142–2004 replaces A491™–1996 and consists of the agreement and five exhibits: Exhibit A, Terms and Conditions; Exhibit B, Preconstruction Services; Exhibit C, Contractor’s Scope of Work; Exhibit D, Determination of the Cost of the Work; and Exhibit E, Insurance and Bonds. Unlike B491™–1996, A142–2004 does not rely on AIA Document A201™ for its general conditions of the contract. A142–2004 contains its own terms and conditions. A142–2004 obligates the contractor to perform the work in accordance with the contract documents, which include A142–2004 with its attached exhibits, supplementary and other conditions, drawings, specifications, addenda, and modifications. Like AIA Document A141™–2004, A142–2004 requires the parties to select the payment type from three choices: (1) Stipulated Sum, (2) Cost of the Work Plus Design-Builder’s Fee, and (3) Cost of the Work Plus Design-Builder’s Fee with a Guaranteed Maximum Price. B142™–2004 Agreement Between Owner and Consultant where the Owner contemplates using the design-build method of project delivery AIA Document B142–2004 provides a standard form for the upfront services an owner may require when considering design-build delivery. The consultant, who may or may not be an architect or other design professional, may perform a wide ranging array of services for the owner, including programming and planning, budgeting and cost estimating, project criteria development services, and many others, commencing with initial data gathering and continuing through to post occupancy. B142–2004 consists of the agreement portion and two exhibits, Exhibit A, Initial Information, and Exhibit B, Standard Form of Consultant’s Services. Exhibit B provides a menu of briefly described services that the parties can select and augment to suit the needs of the project. B143™–2004 Agreement Between Design-Builder and Architect AIA Document B143–2004 replaces AIA Document B901™–1996 and establishes the contractual relationship between the design-builder and its architect. B143–2004 consists of the Agreement, Exhibit A, Initial Information and Exhibit B, Standard Form of Architect’s Services. Exhibit B provides a menu of briefly described services that the parties can select and augment to suit the needs of the project. G704™DB–2004 Acknowledgement of Substantial Completion of a Design-Build Project Because of the nature of design-build contracting, the project owner assumes many of the construction contract administration duties performed by the architect in a traditional project. Because there is not an architect to certify substantial completion, AIA Document A141™–2004 requires the owner to inspect the project to determine whether the work is substantially complete in accordance with the design-build documents and to acknowledge the date when it occurs. G704DB–2004 is a variation of AIA Document G704™–2000 and provides a standard form for the owner to acknowledge the date of substantial completion.
  • What is Design-Build? Design-build is a method of project delivery in which one entity (the design-builder) forges a single contract with the project owner to provide both architectural/engineering (A/E) design services and construction services. Design-build is also known as design/construct and single-source responsibility. Design-build is an alternative to design-bid-build. Under the latter approach, the owner selects and commissions an architect or engineer to prepare drawings and specifications under a design contract and subsequently selects a construction contractor to build the facility under a construction contract. Design-build, design-bid-build, and construction management are the three project delivery systems most commonly employed in North America. Over the past 15 years, use of design-build has greatly accelerated in the United States, making this delivery method one of the most significant trends in design and construction today.

Transcript

  • 1. Design/Build Approach Design + Technology Seminar Day Miami Chapter February 26, 2010 Presentation By: Walter Miros Vice President - Contex Construction Co., Inc.
  • 2.
    • Course # DTS 019
    • Design / Build Approach
  • 3.
    • 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.
    • Education
      • AS, 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
  • 4.
    • 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
  • 5.  
  • 6.
    • Team Structures –
    • AIA Contract Relationship Diagrams
  • 7.
    • 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
  • 8. Contracts used
  • 9.
    • 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.
  • 10. Contracts used
  • 11.
    • 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.
  • 12. Contracts used
  • 13.
    • 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.
  • 14. Contracts used
  • 15.
    • 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.
  • 16. Contracts used
  • 17.
    • 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.
  • 18.  
  • 19.
    • 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)
  • 20. Contracts used
  • 21.  
  • 22.
    • Design / Build Team Structure
    • Proposal Phase
    • Design Phase
    • Build Phase
  • 23.
    • 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
  • 24. Design/ Build Team Structure – Design Phase
  • 25. Design/ Build Team Structure – Build Phase
  • 26.  
  • 27.
    • AIA Document A141 – Agreement Between Owner & Design-Builder
        • Preliminary Design & Pre-Construction Planning
        • Final Design & Implementation
  • 28. 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
  • 29. 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
  • 30.  
  • 31.
    • Design Build Process
  • 32. The Design-Build Process Implementation Documents Construction & Systems Integration Integrated Testing & Start Up Programming & Strategic Planning Detailed Design GMP Permitting & Procurement Project Completion
  • 33.
    • 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
    Programming & Strategic Planning Detailed Design GMP Implementation Documents Permitting & Procurement Construction Systems & Integration Integrated Testing & Start Up Project Completion
  • 34.
    • 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 Programming & Strategic Planning GMP Implementation Documents Permitting & Procurement Construction Systems & Integration Integrated Testing & Start Up Project Completion
  • 35.
    • Team Tasks
    • Subcontractor Selection Process
    • Prepare Detail Project Schedule
    • Present GMP Proposal
    • Owner Review/Approval
    • Pre-purchases
    • Mobilize Construction
    GMP Programming & Strategic Planning Detailed Design Implementation Documents Permitting & Procurement Construction Systems & Integration Integrated Testing & Start Up Project Completion
  • 36.
    • 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
    Implementation Documents Programming & Strategic Planning Detailed Design GMP Permitting & Procurement Construction Systems & Integration Integrated Testing & Start Up Project Completion
  • 37.
    • Team Tasks
    • Obtain Permits
    • Complete Procurement
    • Procurement Coordination
    • Value Engineering
    Permitting & Procurement Programming & Strategic Planning Detailed Design GMP Implementation Documents Construction Systems & Integration Integrated Testing & Start Up Project Completion
  • 38.
    • 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 Programming & Strategic Planning Detailed Design GMP Implementation Documents Permitting & Procurement Integrated Testing & Start Up Project Completion
  • 39.
    • Team Tasks
    • Integrated technology Systems Testing
    • Integrated Building Systems Testing
    • Seal and Secure Spaces
    • Manage Equipment Subcontractors
    • Security Plan
    • Delivery and Storage of Equipment
    Integrated Testing & Start Up Programming & Strategic Planning Detailed Design GMP Implementation Documents Permitting & Procurement Construction & Systems Integration Project Completion
  • 40.
    • Team Tasks
    • Construction Close-out
    • Punch List
    • Final Inspection
    Project Complete Programming & Strategic Planning Detailed Design GMP Implementation Documents Permitting & Procurement Construction & Systems Integration Integrated Testing & Start Up
  • 41.  
  • 42.
    • Guaranteed Maximum Price (GMP) Process
  • 43. Programming Schematic Arch. Designs Schematic Eng. Designs DDs - 30% CDs Constructability Review #1 Prepare GMP GMP Presentation & Approval GMP Process Timeline Mid Course Correction Rough Order of (Cost) Magnitude ROM #1 ROM #2 ROM #3 ROM #4 Basis of GMP Kickoff Meetings
    • Internal & With Client:
    • Schedule
    • Roles & Responsibilities
    • Deliverables
    • Make Sure Internal Financial Controls are in Place
  • 44. DDs - 30% CDs Prepare GMP Identify & Order Long Lead Items Permitting Grading & Foundations Structural GMP Presentation & Approval
    • Base Building
    • TI
    • FF&E
    • Catch-up Bulletins
      • Once a Month
    GMP Process Timeline, continued ROM #4 Basis of GMP Mid Course Correction Constructability Review #2 Submit for Permit - Don’t Pull
  • 45.
    • 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
  • 46.
    • 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
  • 47.
    • 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?
  • 48.  
  • 49.
    • Practical Approaches and Procedures
  • 50.
    • 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)
  • 51.  
  • 52.
    • Design / Build – Time vs. Money
  • 53. GMP Single Source Implementation Concept Design Design Development Construction Documents Critical Delivery Purchase and Construction Cost Savings Cost Savings opportunities decrease as time passes through the design process Traditional Approach Firm Price Concept Design Design Development Construction Documents Bid Critical Delivery Purchases and Construction $ Project Delivery Schedule Time/Cost Advantage months 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
  • 54.  
  • 55.
    • 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.
  • 56.
    • 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.
  • 57.
    • 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
  • 58.
    • Questions & Discussion
  • 59.
    • Thank You!
    • Miami Chapter