DESIGN BUILD
P RO J E C T D E L I V E RY
WALTER SCHACHT, FAIA
7 APRIL 2015
INTRODUCTION
WALTER SCHACHT, FAIA
Principal Architect, Schacht Aslani Architects
Architects’ Representative to Capital Project Advisory Review Board
• CPARB Design Build Committee
• CPARB Life Cycle Cost Analysis & Energy Efficiency Committee
PRESENTATION OUTLINE
Major Project Delivery for WA State Public Works
Comparing Design Build & Design Bid Build
Recent Projects
DESIGN BUILD PROJECT DELIVERY
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DESIGN BUILD PROJECT DELIVERY
MAJOR PROJECT DELIVERY
WA STATE PUBLIC WORKS
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MAJOR PROJECT DELIVERY TYPES
DESIGN BID BUILD
ALTERNATIVE PROJECT DELIVERY
Design Build (DB)
General Contractor/Construction Manager (GCCM)
Alternative methods are evolving
• Performance Contracting
• Progressive Design Build
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TYPICAL USES
DESIGN BID BUILD
• Used for majority of WA State public works
• Most competitive - largest pool of architects, engineers, contractors
• Easiest for public agency to administer
ALTERNATIVE METHODS
• Select GC based on qualifications and cost
• Assign risk to GC
• Expedite schedule
• Contract for O&M and/or performance (DB)
• Phase projects (GCCM)
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CAPITAL PROJECTS ADVISORY REVIEW BOARD
RCW 39.10
CPARB provides oversight of alternative project delivery
Project Review Committee (PRC) approves use of alternative methods
• Project Approval
• Agency Certification
• Department of Enterprise Services is a certified agency
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DESIGN BUILD
RCW 39.10.300
Projects where total project cost is + $2M and:
• Construction activities are highly specialized and a DB approach
is critical in developing the construction methodology
• Opportunities for greater innovation or efficiencies between the
designer and the builder
• Significant savings in project delivery time
PRC approval not req’d for parking garages, prefabs or modulars
DBOM (Design/Build/Operate/Maintain) for up to 3 years
DBOM for +3 years for an approved demonstration project
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GCCM
• General Contractor/Construction Manager
• Also known as “Construction Manager at Risk”
RCW 39.10.340
Projects with at least one of the following conditions:
• Complex scheduling, phasing, or coordination
• An occupied facility which must operate during construction
• Involvement of GC/CM in design is critical to project success
• A complex or technical work environment
• Specialized work on a building that has historic significance
• A heavy civil construction project
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COMPARING DESIGN BUILD & DESIGN BID BUILD
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DESIGN BID BUILD
PREDESIGN
A/E
ARCHITECT
OWNER
CONTRACTOR
Consultants
Subcontractors
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DESIGN BUILD
PREDESIGN
A/E
OWNER
DESIGN BUILDER
Architect
Consultants
DESIGN BUILD PROJECT DELIVERY
Subcontractors
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DESIGN BID BUILD CONTRACTS
2 PROCESSES / 2 AGREEMENTS
• Architect: Qualifications Based Selection (QBS)
• General Contractor: Lowest Qualified Bid, Responsibility Criteria
CONTRACT AWARD
Based on completed design
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DESIGN BUILD CONTRACT
1 PROCESS / 1 AGREEMENT
• Design Builder
• Selection procedure is more complex, potential for protests
2 PHASE SELECTION
RFQ phase - qualifications
RFP phase - cost and other factors
• Honorarium
• Design concept, technical specifications, schedule
CONTRACT AWARD
Based on preliminary design
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PROJECT SCHEDULE
DESIGN BID BUILD
Bienium 1
Bienium 2
Jul Oct Jan Apr Jul Oct Jan Apr Jul Oct Jan Apr Jul Oct Jan Apr
Predesign
SD/DD/CD
Bid
Contract Award
CA
DESIGN BUILD
Predesign
RFP/RFQ
Bid Award
DD/CD
Construction
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KEY DIFFERENCES
Design Bid Build
Design Build
Contractor
Low bid
No involvement prior to bid
Qualifications and cost
Leads Design Build team
Cost
Control
A/E and Owner are responsible
Contractor is responsible
Higher overhead & profit rates
Motivation to finish quickly, cheaply
Escalation may be a challenge
A/E
Owner responsible for performance
Procured as a service
Fees for 1 design
Provides oversight in construction
DB responsible for performance
Procured as a commodity
Fees for 3 or more designs
Works for contractor
Design
Control
Owner involved in all decisions
Detailed design documents
Limits on Owner involvement
Concept & performance specs
Performance Not an option
Contract
Multiple options for post-occupancy
performance requirements
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SOME ISSUES TO CONSIDER
• What are the benefits of assigning risk?
• Who needs to be involved in the process?
• Are we prepared to make decisions early in the process?
• How much do we want to control the details?
• Does our funding allow us to benefit from the efficiencies?
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DESIGN BUILD PROJECT DELIVERY
RECENT PROJECTS
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GSA FEDERAL CENTER SOUTH
DESIGN BUILDER
Sellen/ZGF
SIZE/COST
209,000 sf, $65M
OTHER
Performance contract,
payment withheld
for 1 year pending
verification
Post occupancy
commissioning was
key to success
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Project Highlights
1063 BLOCK REPLACEMENT
DESIGN BUILDER
Sellen/ZGF
SIZE/COST
215,000 sf, $82M
OTHER
Performance contract,
incentives for 3 years
pending verification
2 funding allocations
CornerDELIVERY
of Capitol
DESIGN BUILD PROJECT
& 11th
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SPSCC Lacey Campus Building 1
SPSCC LACEY CAMPUS
DESIGN BUILDER
Korsmo/KMB
SIZE/COST
52,657 sf, $8M
OTHER
Design concept by
team that was not
awarded contract
1 funding allocation
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