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Facilities ExcellenceFacilities Excellence
Project Delivery Methods
Board of TrusteesBoard of Trustees April 12, 2005 April 12, 2005
Facilities ExcellenceFacilities Excellence
Agenda Phases of a ProjectPhases of a Project Overview of Project Delivery ModelsOverview of Project Delivery Models
– Design/Bid/BuildDesign/Bid/Build– Design-BuildDesign-Build– Multiple-primeMultiple-prime
Keys to SuccessKeys to Success Next StepsNext Steps
Facilities ExcellenceFacilities Excellence
Three Phases of Design & Construction
Project / Scope DefinitionProject / Scope Definition – project requirements – project requirements & constraints, estimate of cost & time for & constraints, estimate of cost & time for delivering itdelivering it
Design Design – schematic design; design development, – schematic design; design development, construction drawings & specificationsconstruction drawings & specifications
Construction Construction – procurement, shop drawings, – procurement, shop drawings, fabrication, site construction & project close-fabrication, site construction & project close-outout
PD Design Construction
Facilities ExcellenceFacilities Excellence
Architects and Engineers Architects and Engineers are are PERFECTPERFECT
Common Misconceptions
Facilities ExcellenceFacilities Excellence
The cost of The cost of construction construction
in heavenin heaven
Engineer’s Estimate
Facilities ExcellenceFacilities Excellence
A gambler A gambler who never gets who never gets to shuffle, cut, to shuffle, cut, or dealor deal
Contractor
Facilities ExcellenceFacilities Excellence
A wild guess A wild guess carried out to carried out to two decimal two decimal placesplaces
Bid
Facilities ExcellenceFacilities Excellence
A contractor A contractor who is who is wondering what wondering what he left outhe left out
Low Bidder
Facilities ExcellenceFacilities Excellence
Project Delivery Methods
Design-Bid-Build
CM Multi-prime
Design-Build
Facilities ExcellenceFacilities Excellence
Selection Criteria
Owner’s cultureOwner’s culture Project / Scope complexityProject / Scope complexity Budget / cash flowBudget / cash flow Time availableTime available Special user needsSpecial user needs Risk distributionRisk distribution
Facilities ExcellenceFacilities Excellence
CM A / E
Owner
General
Contractor
Sub Sub Sub Sub Sub
Design-Bid-Build
Facilities ExcellenceFacilities Excellence
Design-Bid-Build Pros:
Competitive bidding process.Competitive bidding process. Easy to manage, universally understood.Easy to manage, universally understood. The Owner has a defined, fully designed The Owner has a defined, fully designed
project prior to bid. project prior to bid. The CM’s responsibility is to protect the The CM’s responsibility is to protect the
interest of the owner.interest of the owner.
Facilities ExcellenceFacilities Excellence
Design-Bid-Build Cons:
Contractors take advantage of “competitive Contractors take advantage of “competitive process”.process”.
The process is linearThe process is linear Design does not benefit from direct Design does not benefit from direct
contractor and subcontractors involvement.contractor and subcontractors involvement. Changes orders are common.Changes orders are common. Owner has full exposure to change orders.Owner has full exposure to change orders. Delay claims and disputes are common.Delay claims and disputes are common.
Facilities ExcellenceFacilities Excellence
Design-Bid-Build:Project Delivery Timelines
Facilities ExcellenceFacilities Excellence
Prequalified General ContractorPrequalified General Contractor Experienced GC StaffExperienced GC Staff Experienced Owner StaffExperienced Owner Staff Experienced Design TeamExperienced Design Team Complete Bid DocumentsComplete Bid Documents Fair and equitable contractFair and equitable contract
Design-Bid-Build Keys to SuccessKeys to Success
Facilities ExcellenceFacilities Excellence
CM A / E
Owner
Prime
Contractor
Prime
Contractor
Prime
Contractor
CM Multi-Prime
Facilities ExcellenceFacilities Excellence
Economy of scaleEconomy of scale Cut out the “middle man” (General Contractor)Cut out the “middle man” (General Contractor) Closer relationship between Owner and each Closer relationship between Owner and each
trade/contractortrade/contractor No GC mark-ups on trade contractsNo GC mark-ups on trade contracts Hands-on all aspects of projectHands-on all aspects of project The CM’s fiduciary responsibility is to the The CM’s fiduciary responsibility is to the
OwnerOwner
CM Multiple Prime Pros:
Facilities ExcellenceFacilities Excellence
Not suitable for complex or custom projects.Not suitable for complex or custom projects. Multiple contracts will impact administrative Multiple contracts will impact administrative
staff workload.staff workload. Owner acts as GC responsible for coordination Owner acts as GC responsible for coordination
of trades during constructionof trades during construction Owner liability in the event one prime trade Owner liability in the event one prime trade
contractor damages another.contractor damages another. Lack of a single, guaranteed, bonded price for Lack of a single, guaranteed, bonded price for
the total projectthe total project
CM Multiple Prime Cons:
Facilities ExcellenceFacilities Excellence
CM Multiple Prime Cons:
Facilities ExcellenceFacilities Excellence
Experienced Owner acts as General ContractorExperienced Owner acts as General Contractor Experienced CMExperienced CM Properly structured Construction ContractProperly structured Construction Contract
Multiple-PrimeKeys to Success
Facilities ExcellenceFacilities Excellence
CM
Owner
Subs Subs Subs Subs Subs
DBE
A / E
Design-Build
Facilities ExcellenceFacilities Excellence
AB 1000
Enacted in September 2002Enacted in September 2002Allows Design-Build to be used by the following:Allows Design-Build to be used by the following:
Los Angeles Community College DistrictLos Angeles Community College DistrictSan Jose-Evergreen Community College DistrictSan Jose-Evergreen Community College DistrictSan Mateo County Community College DistrictSan Mateo County Community College DistrictState Chancellor’s Office to select as many as five State Chancellor’s Office to select as many as five
individual projects from other community individual projects from other community
college districtscollege districts
Facilities ExcellenceFacilities Excellence
Design-Build Pros
Simplified contractingSimplified contracting Reduction of adversarial relationshipsReduction of adversarial relationships Cost containmentCost containment Speed of deliverySpeed of delivery Shifting of riskShifting of risk Early involvement of the builderEarly involvement of the builder Validate another project delivery Validate another project delivery
method for community college districtsmethod for community college districts
Facilities ExcellenceFacilities Excellence
Design-Build ConsSignificant up-front investment of timeSignificant up-front investment of timePotential lack of experience in local communityPotential lack of experience in local communityPotentially less control over designPotentially less control over designMay be more difficult to compare proposalsMay be more difficult to compare proposalsInstitutional capabilitiesInstitutional capabilitiesApproval agency capabilitiesApproval agency capabilities
- Local Fire MarshalLocal Fire Marshal- Division of the State ArchitectDivision of the State Architect- State Chancellor’s OfficeState Chancellor’s Office- Department of FinanceDepartment of Finance- Legislative Analyst OfficeLegislative Analyst Office
Intensity of effort required for implementationIntensity of effort required for implementation
Facilities ExcellenceFacilities Excellence
Design-Build:Project Delivery Timelines
Facilities ExcellenceFacilities Excellence
Design-Build Key To SuccessKey To Success:
Clear and articulate Request for ProposalClear and articulate Request for Proposal– Project ProgramProject Program– Design ParametersDesign Parameters– Campus StandardsCampus Standards– Proposal RequirementsProposal Requirements– Limited, but sufficientLimited, but sufficient
Ability of the Owner to “let go”Ability of the Owner to “let go”
Facilities ExcellenceFacilities Excellence
In Physics, e = mc²In Construction, t = m
Facilities ExcellenceFacilities Excellence
Which Method is Right for COM?
Design-Bid-Build ExamplesDesign-Bid-Build Examples– KTD Harlan CenterKTD Harlan Center– KTD Fine ArtsKTD Fine Arts– KTD FusselmanKTD Fusselman– IVC Capital PreservationIVC Capital Preservation
Design-Build ExamplesDesign-Build Examples– New Construction x2New Construction x2– Energy EfficiencyEnergy Efficiency
CM Multiple-Prime CM Multiple-Prime Examples Examples (Districtwide and/or (Districtwide and/or Campuswide)Campuswide)– Restroom UpgradesRestroom Upgrades– Exterior PaintingExterior Painting– RoofingRoofing– CarpetCarpet– Vinyl Floor TileVinyl Floor Tile– AsphaltAsphalt
Facilities ExcellenceFacilities Excellence
Project DeliveryKeys to Success
Early identification of project goalsEarly identification of project goals Realistically assess capabilitiesRealistically assess capabilities Choose a project delivery model to meetChoose a project delivery model to meet
project goals and leverage Team capabilitiesproject goals and leverage Team capabilities
Facilities ExcellenceFacilities Excellence
Next Steps
Ed Plan – Road map to futureEd Plan – Road map to future Space Inventory Space Inventory District Architect (Design /Bldg standards)District Architect (Design /Bldg standards) District Surveys (CEQA/Civil/Geo/ Energy)District Surveys (CEQA/Civil/Geo/ Energy) Program DefinitionProgram Definition
– Scope / Schedule / BudgetScope / Schedule / Budget
Facilities ExcellenceFacilities Excellence
Project Delivery Methods
QUESTIONS & ANSWERSQUESTIONS & ANSWERS
José D. NuñezJosé D. Nuñez
Jeff GeeJeff Gee
Dave KirnDave Kirn
Measure C Executive Director, College of MarinMeasure C Executive Director, College of Marinnunezj@smccd.net(650) 574-6512(650) 574-6512
Program Executive, Swinerton Management & ConsultingProgram Executive, Swinerton Management & Consultingjgee@swinerton.com(415) 421-2980(415) 421-2980
Program Manager, Swinerton Management & ConsultingProgram Manager, Swinerton Management & Consultingddkirn@swinerton.com(415) 710-2248 (415) 710-2248
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