Is DesignBuild Right for My Next Parking Garage

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Is Design/Build Right for My Next Parking Garage?

• Presented by Donleys
• Source Material from
• PDI Project Delivery Institute
• CII Construction Industry Institute

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Agenda

• Construction Delivery Systems
• Explanations
• Advantages Disadvantages
• When does Design/Build Make Sense?
• The Process of Procuring Design/Build Services

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Delivery Systems
Project Delivery defines the relationships, roles
and responsibilities of parties and the sequence
of activities required to design and construct a
facility.
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Types of Delivery Systems

• General Contracting (Design/Bid/Build)
• Construction Management
• Design/Build
• Integrated Project Delivery (IPD)

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The General Contracting System
Preconstruction
Design Complete--Project Bid to Multiple GCs
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General Contracting Elements

• Owner contracts separately with designer and
  contractor
• Designer provides Complete design documents
• Owner warrants to contractor completeness and
  accuracy of drawings
• Contractor guarantees to construct to the
  drawings specifications for amount of bid
• Contractor manages project through construction
  phase to schedule, quality and budget (bid amount)

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General Contracting Advantages

• Competitive nature of bidding process results in
  a competitive price as designed
• General Contractor takes on the risk of
  performance of all subcontractor contracts
• General Contractor guarantees completion of
  project per bid amount (per drawings)

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General Contracting Disadvantages

• Greater potential for changeorders due to
  misunderstandingof drawings, incompleteness
• Potential for overages on bidday resulting in
• Delays in construction
• Redesign costs
• Reduction in scope
• After the fact value engineering alternatives
• No constructability review
• Less control over subcontractor quality
• Higher likelihood of a combative vs. partnering
  approach between owner, architect and contractor

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The Construction Management System
Preconstruction
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The Construction Management System
Construction
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Construction Management Elements

• Early involvement of CM during the
  Preconstruction Design Phase
• Estimating, value engineering, constructability
  services provided during Preconstruction
• Guaranteed Maximum Price

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Construction Management Advantages

• Early accurate knowledge of cost
• Earlier GMP based on more thorough knowledge of
  project
• More control over subcontractor selection
• Coordinated early purchase of owner equipment
• Reduced construction cost through
  constructability review
• Less likelihood of change orders through
  constructability review
• Savings from GMP to the owner (open book
  accounting)
• Reduced involvement/management by owner
• Greater level of management information provided
  to the owner

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Construction Management Disadvantages

• Potential increased overhead and general
  conditions
• Competitive bidding is limited to the
  subcontractor level
• Public entities cannot always use CM At Risk,
  taking away advantages of
• GMP
• Risk of subcontractor default

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The Design/Build Contracting System
Construction
Preconstruction
Design Builder
Architect
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Design/Build Advantages

• Partnering team approach
• GMP commitment at project start
• Reduced design time
• Reduced construction time
• Design Builder has totalresponsibility for
  design, cost, schedule
• Single source responsibility for warranty
• Optimize value engineering and constructability
• Reduced cost

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Additional Advantages to Competitive
Design/Build Procurement

• More Choice - Multiple design approaches
• Less up-front cost - Limited up-front expenditure
  even if
  bridging architect is used
• More qualified candidates
• Ability to compare guaranteed costs of
  alternative designs

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Performance of Various Delivery Systems

• Unit Cost Construction Speed Delivery Speed

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Performance Evaluations of Delivery Systems
Comparisons
Source PDI - Project Delivery Institute CII -
Construction Industry Institute
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Selecting the Proper Delivery System

• Project Characteristics
• Scope Change Potential
• Owner Characteristics
• Impact of Risk on Project

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Selecting the Proper Delivery System
Project Characteristics

• Is the schedule critical to the organization?
• Are the owners project requirements easy to
  define?
• Is low cost a key factor in the project?
• Is an early guaranteed cost a major advantage?

Consider D/B Delivery Method
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Selecting the Proper Delivery System
Scope Change Potential

• Is the project in the early design phase?
• Is there room for flexibility in the design
  approach?

Consider D/B Delivery Method
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Selecting the Proper Delivery System
Impact of Risk on Project

• Is the owner risk aversive?
• Is a guaranteed price earlier in the design phase
  important to
• Funding?
• Board acceptance approval?
• Schedule?
• Determining scope?
• Management acceptance of program?
• Could an overages at the end of the design
  dramatically impact
• Management approval acceptance?
• Schedule?
• Funding?
• Scope?
• Operations?

Consider D/B Delivery Method
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Selecting the Proper Delivery System
Owner Characteristics

• Has the owner built similar facilities?
• Is there available staff accessible to make
  decisions early on?
• Does the owner want to minimize involvement in
  day to day management?
• Is the owner in an environment where Design Build
  is possible?

Consider D/B Delivery Method
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Key to Successful Design/Build

• Good initial program definition / bridging
  document with defined owner requirements
• Qualified evaluation of proposals
• Qualified Design/Build candidates - experienced
  at
• Type of Construction (garage)
• Design/Build Construction Process
• Program Administration during Construction Phase

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OverviewThe Design/Build Process
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Design/Build Team Selection Process (Phase 1)
Shortlist
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Design/Build Team Selection Process (Phase 2)
Proposals
Review of Proposals Optional Presentation
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Design/Build Design Completion Construction
(Phase 3)
Selection
Owner / Design Builder Meetings
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Design/Build Construction

• How to Procure
• What to Expect

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• Define your ideal team
• Should include experienced specialists in
  Functional Design, Structural Design,
  Architectural Design Construction

Team Requirements
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Design/Build Request For Qualifications

• Experience with the type of construction
• Architect
• Engineer
• Contractor
• Experience with the Design/Build delivery system
• Experience of the individuals on the team
• Experience of the team working together

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• Define your ideal team
• Should include experienced specialists in
  Functional Design, Structural Design,
  Architectural Design Construction

Team Requirements

• Define what you want (the RFP)
• Outlines owner requirements to D/B
  candidates, including
• Number of spaces, levels
• Façade and other desired design features
• Required structural system

Design Requirements
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Typical RFP Requirements

• Minimum Number of Spaces
• Structural Systems
• Maximum Footprint
• Maximum Floors
• Minimum Design Life
• Architectural Guideline
• Minimum System Standards
• Electrical
• Mechanical
• Revenue Control
• Other Program Requirements
• Guaranteed Base Price and any Alternates

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• Define your ideal team
• Should include experienced specialists in
  Functional Design, Structural Design,
  Architectural Design Construction

Team Requirements

• Define what you want (the RFP)
• Outlines owner requirements to D/B
  candidates, including
• Number of spaces, levels
• Façade and other desired design features
• Required structural system

Design Requirements

• The Value of Choice
• Design/Build allows the owner to select the best
  design from the concepts of each Design/Build
  proposer.

The Design Proposals
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The Proposal What You Get
Functional Elements
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The Proposal What You Get
Structural Elements
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The Proposal What You Get
Architectural Elements
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• Define your ideal team
• Should include experienced specialists in
  Functional Design, Structural Design,
  Architectural Design Construction

Team Requirements

• Define what you want (the RFP)
• Outlines owner requirements to D/B
  candidates, including
• Number of spaces, levels
• Façade and other desired design features
• Required structural system

Design Requirements

• The Value of Choice
• Design/Build allows the owner to select the best
  design from the concepts of each Design/Build
  proposer.

The Design Proposals

• No Surprises
• Eliminates wasted design time
• Compare Design vs. Price
• Speeds the approval completion process

GMP Early in the Process
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Guaranteed Maximum Price
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• Define your ideal team
• Should include experienced specialists in
  Functional Design, Structural Design,
  Architectural Design Construction

Team Requirements

• Define what you want (the RFP)
• Outlines owner requirements to D/B
  candidates, including
• Number of spaces, levels
• Façade and other desired design features
• Required structural system

Design Requirements

• The Value of Choice
• Design/Build allows the owner to select the best
  design from the concepts of each Design/Build
  proposer.

The Design Proposals

• No Surprises
• Eliminates wasted design time
• Speeds the approval completion process

GMP Early in the Process

• Fast-Track, without Fast-Track Pricetag
• Design construction phases overlap
• Project delivery as much as 33 faster than
  design-bid-build

Early Construction Start Finish
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Early Construction Start Finish
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Architectural Design Options
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Is Design/Build Right for My Next Parking Garage?

• Presented by Donleys
• Source Material from
• PDI Project Delivery Institute
• CII Construction Industry Institute