Your Presenters
Lisa Dal Gallo
Partner, LEED AP
ldalgallo@hansonbridgett.com
Dave Kirn
Regional Executive/Justice
Market Leader
dkirn@kitchell.com
Selecting the Right Project Delivery
 Available Delivery Models
– Design-Bid-Build
– Construction Manager at
Risk (CMAR)
– Design-Build
– P3
DESIGN-BID-BUILD
 No early
 Separate contracts
involvement of key
for design &
team members
construction
 Construction
 Must award to
Documents
lowest bidder
complete before
advertisement for
bids
Construction Manager at Risk (CMAR)
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Allows for early
involvement of CM
CM selected based on
lowest bid or best value
Separate contracts for
design & construction
CM must be a licensed
contractor
Subcontractors awarded
based on “process set forth
by County”
Design-Build
 Allows for early involvement of key project
team members
 DB team selected based on lump sum or
best value
 Single contract for design & construction
 DB must be a licensed contractor
 Can include key consultants and
subcontractors as part of design-build
team
Project Delivery Method – Market Share
Design Build – Market Size
Design-Bid-Build
Feedback Cycle
Contractor
Architect
Consultants
Program
Re-Program
Design
Re-Design
Trade
Contractors
Test
Phase Long Delay
Effect of Delayed Feedback
•
Design Effort Wasted •
Design/Project Schedule Extended
•
Options Constrained •
Upward Drift in Project Cost
Design-Bid-Build
Feedback in Design-Build Projects
Design/Builder
Design/Builder
GC + Architect
Consultants
& Key Subs
Test
Test
Test
• Continuous Cost Data
• Rapid Estimation (BIM)
Key
Subcontractors
• From Engaged Contractors
Project Delivery Comparison
Integration
CMAR
Design Bid Build
Early
Contract
Owner
Contractor
Project
Management
Possible
BIM
LEAN
No
Involvement
Design Build
Owner
CM
Architect
CM or PM
Contractor
Contractor
Likely
BIM
LEAN
CM
Architect
Owner
CM
DB
CM or PM
CMAR
CM
D/B Contractor
Cost Control
Lump Sum
Lump Sum
or
GMP
Target Cost
GMP
Lump Sum
Subs
Lump Sum
Lump Sum
Generally Lump Sum
GMP for Key Subs
Risk
Contractor Cost/Schedule Risk
Architect (E & O)
CMAR Cost/Schedule Risk
Architect (E & O)
DB Contractor has Cost/Schedule Risk
and most liability Risk
Advantages of Design-Build
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One stop shop for owner
Increase collaboration & innovation
Increased efficiency
Decreased change orders
Increased sustainability
Eliminates finger pointing between
contractor and A/E
Disadvantages
 Designers of record and contractor on
same team
 Prequalification process can extend
contract award process
 Owner does not pick A/E directly
 Criteria/Bridging A/E cannot propose on
design-build team
Goals / Reasons For Using Design Build
 Value based selection
 Selecting a partner
– Collaboration
– Innovation
 Reduced owner risk
– Single point of responsibility
– Reduction of claims, delays and change orders
 Flexibility in process
 Performance guarantees
Achieving Your Project Goals
 Finding The Right Advisors
– Legal Counsel
– Project/Construction Manager
– Criteria/Bridging Architect
Determining The Right DB Strategy
 Strategies available
– Best Value
– Lump Sum
 Design competitions
 Stipends
– Why pay a stipend
– How to determine the amount of
the stipend
 How far to take the
criteria/bridging documents
Develop DB Agreement To Achieve Project Objectives
 Deal Point Summary
– Project objectives and goals
– Compensation
– Project management
– Communication flow
– Change orders
– Dispute resolution process
– Project charter/teaming agreement
Team Composition
Skills
– Technical expertise
– Problem solving/decision
skills
– Interpersonal skills
Diversity
– Experience & knowledge
– Creative tension
Size (5-9)
– Small = efficient = 4 or 5
– Large = creative <=12
– Smallest team necessary
Personality
– Collaboration (1/3 not
collaborative)
– Command and control
– Firm culture
Team Organization
Cross-functional teams
 Interdisciplinary
– Systems or areas
 Discrete whole
– Cost, scope and responsibility
 Design, construction, cost, schedule,
commissioning
Duration
 Dependent on function
 Package work to teams, not teams to
work
Teams within teams
External or internal coordination
Team Agreement
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Mission Statement
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Value Statement
– What is most important
to team
Behaviors
– Process & strategy
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Measurable Goals
– Value
– Goals
– Target
– Metric
Communications
Teams
– Leadership
– Cross-functional
DBE Selection– A Two-Step Process
 Step 1 - RFQ/Pre-Qualifications
– Process
– Establishing requirements
– Scoring SOQ’s
– Shortlisting (5-6 teams)
– Interview proposed teams
– Notice to qualified proposers
• At least 3 and no more than 5
DBE Selection (Continued)
 Step 2 – RFP
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–
–
RFP must be clear and concise
Define the process
Confidential meetings
Evaluation/scoring of proposals
• Evaluation criteria
• Weighting of evaluation criteria
• Criteria compliance
– Interviews
– Selection
– Award
Criteria Compliance Log - Sample
Facilitating Design Process
 Basis of Design
– Proposal presented to all stakeholders
 Program Verification
– Owner/stakeholder involvement
 Systems Confirmation
– Conformance with criteria
 Target Value Design Process
 “Construction Documents”
Quality Control
 Design Quality
– Design issues log
– Requests for
clarification
– Requests for
information
– Design reviews
 Construction Quality
– Submittal reviews
• Action
• Information
Design Issues Log - Sample
Quality Control
 Inspection & Testing
– Inspector of Record
– Testing & Inspection
 Start-up & Testing
 Punch-list
Commissioning & Acceptance
 Commissioning
– Compliance with criteria
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Beneficial Occupancy
Full Occupancy
Transition Plan
Warranties & Guarantees