The document discusses the design-build approach for construction projects. It outlines the team structures for the proposal, design, and construction phases. The design-build process involves preliminary design and planning, detailed design work to develop a guaranteed maximum price (GMP), implementation including permitting and construction, and project completion. Key advantages of the design-build approach are obtaining a firm price earlier and cost savings through integrated design and construction efforts.

1. Design/Build Approach
Lunch /Learn for:
March 20, 2002
By: Walter Miros, Senior Project Manager
J.J. DeLuca Company, Inc.

2. Design/Build Approach
Agenda
w Team Structure
Proposal Phase
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Part 1 Design/Build Phase
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Part 2 Design/Build Phase
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w AIA 191 Part 1 & Part 2 Services
w Design Build Process
w GMP Process
w Practical Approaches and Procedures
w Design/Build – Time vs. Money
w Summary

3. Design/Build Approach
Team Structure – Proposal Phase
w The Planner is the Proposal Lead
Should have a strong construction background
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Should have strong Program Management experience
n
Has good client interaction
n
Planner
Must have good writing skills
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Must be part politician
n
Must be a scheduler and estimator Business
n
Development
Must be a good business person
n
Must have strategic planning skills
n
Architect
Must be part presenter
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Schedule
l
Budget
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Scope
l

4. Design/Build Approach
Team Structure – Part 1 Design/Build Phase
Planner
Business Program Manager
Development
A/E PM A&N PM
Architect Electrical Mechanical Consultants A&N Design
Team

5. Design/Build Approach
Team Structure – Part 2 Design/Build Phase
Program Manager
Business Planner
Development
Construction PM A/E PM A&N PM
Construction Architect Electrical Mechanical Consultants A&N
Team Implementation
Team

6. Design/Build Approach
AIA 191 Part 1 & 2 Services Design Build Contract
GMP
Part 1 – Preliminary Design & Pre-construction Planning
Programming Schematic Design Design Development
Preliminary Design Documents
• Project Goals Refinement of Schematic
Design
• Site-Plan
Information Gathering
•
• Complete Final Design
• Elevations
Interviews
•
Scheme
• Floor Plans
• Projected Space Needs
• Refine Floor Plan
• Equipment Layouts
Adjacencies
•
• Complete MEP Scope
• Mechanical Scope
• Infrastructure Criteria
• Refine Building
• Drawings
• Security Criteria
Sections and Elevations
• Electrical Scope
• Voice/Data Criteria
Drawings
A&N Requirements
•
• A&N Drawings
• Deliver Project Program
Prioritize Early Documents
• Civil
• Foundation
• Structural Owner Approval
• MEP Equipment

7. Design/Build Approach
Part 2 – Final Design & Implementation
Final Design Construction Pre-construction Planning Construction and A&N
Documents
• Manage Design Consultation
• Pre-qualify Preferred
Construction Documents
Contractors • Obtain Permits
Drawings & Specifications
• Pre-qualify Trades and Vendors • Complete Competitive
• Architecture
Bidding
• Value Engineering &
• Electrical
Estimating • Select Contractors and
Engineering
Vendors
• Prepare Bid Packages for Early
• Mechanical
Construction • Mobilize Site
Engineering
• Prepare Agencies for Phased • General Construction
• Structural
Permits
Engineering • Migration Planning &
• Pre-order Long Lead Implementation
• Civil Engineering
Materials/Equip. • Integrated Testing
• Start Site Work • Applications& Network
Services

8. Design/Build Approach
The Design-Build Process
Programming & Part I:
Strategic Planning Detailed Design
GMP
Project
Completion
Part II
Implementation
Integrated Testing
Documents
& Start Up
Construction & Permitting &
Systems Procurement
Integration

9. Design/Build Approach
Program Definition
w
Programming & Program goals
Strategic Planning
w Team Organization
w Program Schedule & Budget
w Site Selection Criteria
w Overview Single Line Drawings
w Conceptual Block Diagrams
w Major Equipment List
w Architectural Space Program
w Work Flow Chart & Program Matrix
w Reliability & Operation

10. Design/Build Approach
Team Tasks
Part I: w Resolve Code and Zoning Issues
Detailed Design
w Complete Final Design Schemes
w Refine Floor Plan for Specific Site
w Refine Building Sections and
Elevations
w Complete Technology Scope
w Complete MEP Scope
w Pre-Implementation Planning
w Order Long Lead Items

11. Design/Build Approach
Team Tasks
w Subcontractor Selection Process
GMP
w Prepare Detail Project Schedule
w Present GMP Proposal
w Owner Review/Approval
w Pre-purchases
w Mobilize Construction

12. Design/Build Approach
Team Tasks
Part II:
w Schedule Documents
Implementation
Documents w Coordination Documents
w Construction Documents
w Technology Documents
w Complete Interior Finish Package
w Digital Updates Via WAN
w Lead Team Meetings
w Maintain Adherence to Budget

13. Design/Build Approach
Team Tasks
Permitting & w Obtain Permits
Procurement
w Complete Procurement
w Procurement Coordination
w Value Engineering

14. Design/Build Approach
Team Tasks
Construction &
w On-Site Supervision
Systems
Integration w Early Access for Technology
Installation
w Generate RFI’s
w Write Trade Contracts
w Implement Fast-Track
w Manage Entire Construction Process
& Change Process
w Maintain Costs and Schedule Reports
w Manage Quality Control and Safety

15. Design/Build Approach
Team Tasks
w Integrated technology Systems Testing
Integrated Testing
& Start Up
w Integrated Building Systems Testing
w Seal and Secure Spaces
w Manage Equipment Subcontractors
w Security Plan
w Delivery and Storage of Equipment

16. Design/Build Approach
Team Tasks
Project w Construction Close-out
Complete
w Punch List
w Final Inspection

17. Design/Build Approach
GMP Process Timeline
Internal & With Client:
Kickoff Meetings
• Schedule
• Roles & Responsibilities
Basisof GMP
• Deliverables
• Make Sure Internal Financial Controls are in Place
Constructability
Programming Review #1
Schematic Arch. Designs
Prepare GMP
Schematic Eng. Designs
GMP
Presentation
DDs - 30% CDs
Correction
& Approval
MidCourse
ROM #1 ROM #2 ROM #3 ROM #4

18. Design/Build Approach
GMP Process Timeline, continued
Correction
Basisof GMP
Submitfor Permit- Don’tPull
MidCourse
Prepare GMP
GMP Presentation
& Approval
DDs - 30% CDs
Identify & Order
Long Lead Items
• Base Building
Permitting
Grading & Foundations
• TI
Structural
• FF&E
• Catch-up Bulletins
Constructability • Once a Month
ROM #4 Review #2

19. Design/Build Approach
GMP Development Phase: During Part 1 Services
w Define Scope for Part 2 w Written Code Analysis
Services (completed during Phase 1) w Design Performance Criteria
Project Scope
n
w Project Narrative
Site Specific Programming
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This is a contractual document
Services Scope n
n
that shall be combined with
Prepare a ROM
n
drawings and specs to be the
w Partially Completed basis of the overall agreement
Drawings w Scope Shorthand
w Partially Completed Specs An internal coordination tool to
n
help build the GMP
w Pre-purchase Specs

20. Design/Build Approach
GMP Package Shall Include:
w Drawings
w Specifications
w Project Narrative
w Organizational Chart
w Schedule
w GMP ($)
Exclusions
n
Allowances
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w Executive Summary
w May include a Cover Letter
w AIA 191 Part 2 Services Contract

21. Design/Build Approach
GMP Preparation Checklist:
w 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?
w Have the additional scope items been incorporated into the subcontractor/vendor scope
letters and quote analysis checklist?
w Has a master project schedule been developed, from which general conditions are
applied?
w Do General Conditions include MIS changes at 3% of Labor?
w Are GAC’s included @ .25% of Cost of Work?
w Is Warranty included @ .25% of Cost of Work?
w Is General Liability Insurance included @ 1.5% of Cost of Work?
w Is the design fee broken down into “Design Services” and “Design Reimbursables?”
w Discuss the logistical issues surrounding the proposed project and how those issues are
accounted for in the GMP.
w 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
n
site?

22. Design/Build Approach
Practical Approaches & Procedures:
w Day-to-day interaction of operations, design and A&N teams
Weekly design review meetings
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Pre-bid meetings to define project approach and methodology
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When going out to bid to subcontractors and other vendors
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Include the design teams (A&E and A&N) in pre-bid meetings
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Include the design teams in the scope writing phase
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Include the design teams in the bid analysis
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w Design will provide the field with estimated plan check and permit dates
w The Planner and Program Manager shall attend code review sessions with the A/E team.
w Catch up bulletins
To be reviewed by the construction PM and A/E PM prior to issuance, to review scope.
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Shall include a narrative prepared by the A/E PM
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w Architect/Engineer field visits
The architect and engineers are required to give a verbal briefing to the filed upon leaving the site
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The architect and engineers shall prepare a formal Field Observation Report
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w Integrated Testing is an “Add Service” to basic implementation services
w Electronic as-built drawings are an “Add Service” to basic design services
w At the end of a project the Construction PM is to prepare a Project Information Form (PIF)

23. Design/Build Approach
Project Delivery Schedule
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
months
$
GMP Single Source
Time/CostAdvantage
Implementation
Concept Design Construction
Design Development Documents
Cost Critical Delivery Purchase and Construction
Savings
Cost Savings
Firm Price Traditional Approach
opportunities decrease
as time passes through
the design process
Concept Design Bid
Construction Critical Delivery Purchases and Construction
Design Development Documents

24. Design/Build Approach
Summary
w Team Structure
Proposal Phase
n
Part 1 Design/Build Phase
n
Part 2 Design/Build Phase
n
w AIA 191 Part 1 & Part 2 Services
w Design Build Process
w GMP Process
w Practical Approaches and Procedures
w Design/Build – Time vs. Money

25. Design/Build Approach
Questions & Discussion

26. Design/Build Approach
Thank You!