Walter Miros presented a design/build approach seminar outlining his extensive experience in managing large capital improvement projects across various sectors, including education and healthcare. The document details the design/build process, including team structures, phases, and contract relationships, while emphasizing the benefits of time and cost efficiency. It highlights the importance of collaboration among project stakeholders and provides a comprehensive framework for successful design/build execution.

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

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.

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

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

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

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

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?

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)

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

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