Presentation on theme: "Presenters Scott Gaudineer, Program Executive Caldwell Flores Winters"— Presentation transcript:
0 Construction Project Delivery Methods Calistoga Joint Unified School District
1 Presenters Scott Gaudineer, Program Executive Caldwell Flores Winters Kurt Evans, Vice PresidentLusardi ConstructionJuan Barroso, Vice PresidentBlach Construction
2 Facilities MissionCalistoga School facilities shall support diverse, innovative, interactive learning experiences, promote academic excellence, and instill a passion for life-long learning. The facilities shall be safe, clean, and accommodate the present and future needs of the entire community.
3 What is Lease/Leaseback? Lease/Leaseback refers to a legal contract where:A School District leases a building or a whole school site to a General Contractor or Construction Manager giving them rights to build out the Architect’s designThe General Contractor/Construction Manager then sub-leases the building and site back to the District to allow them to continue school operations
4 Lease/Leaseback Definition The L/LB Method is a project delivery method that enables a school district to act like a private entity.It is defined and approved under the Education Code Section 17406(a) and reads:“The governing board of a school district, without advertising for bids, may let, for a minimum rental of one dollar ($1) per year, to any person, firm or corporation any real property that belongs to the district if the instrument by which such property is let requires the lessee therein to construct on the demised premises, or provide for the construction thereon, a building or buildings for the use of the school district during the term thereof, and provides that title to that building shall vest in the school district at the expiration of that term…”.
5 How is Lease-Leaseback Different? The District can hand select a financially sound, qualified, reputable ContractorThe Contractor is part of theTeam from project startThe Contractor is utilized forpre-construction servicesOne Team, One Direction!
6 Methods of Project Delivery Design/Bid/Build (traditional public bid)Lease/Leaseback Design AssistLease/Leaseback Design BuildCM Multi-prime
7 Design/Bid/Build (traditional public bid) The Design/Bid/Build process is one in which the District and the Architect work together to define project scope. The Architect (with the design team) complete the project plans which are sent out to General Contractors for public bid. The low bid General Contractor is selected.
8 Design/Bid/Build (traditional public bid) Pros:Competitive bid processDefined project prior to bidCons:No design input prior to bid, design is not budget basedLargest exposure for change ordersAdversarial relationshipTime and cost overrunsStuck with low bid
9 Lease/Leaseback Design Assist The L/LB Design Assist process is one in which the District hires an Architect and General Contractor separately to work together to define project scope with a target budget. The Architect, District, and GC collaborate on design. The GC updates the project budget as plans progress.
10 Lease/Leaseback Design Assist Pros:The District can choose their Contractor & ArchitectThe Contractor is part of the design processProject is designed to a budgetDistrict, Architect, Contractor work as a Team!Cons:There is not single source responsibility
11 Lease/Leaseback Design Build The L/LB Design Build process is similar to the L/LB Design Assist except that in a Design Build, the Architect works for the General Contractor. The General Contractor becomes the single source responsibility to the District.
12 Lease/Leaseback Design Build Pros:The District can choose their Contractor & ArchitectThe Contractor is part of the design processProject is designed to a budgetThere is single source responsibilityDistrict, Architect, Contractor work as a Team!Cons:District has less control over design & qualityArchitect works for Contractor, not DistrictThere can be perception of no 3rd party representation
13 CM Multi-primeThe CM Multi-prime process is one in which the District hires an Architect and Construction Manager separately. The CM acts as the District’s agent in all pre-construction and construction activities. The CM bids out the project on behalf of the District to the various trades (carpenters, electricians, etc). The District contracts with all of the trade contractors separately and has liability for these contractors. CM manages schedule and subs.
14 CM Multi-Prime Pros: Cons: The District can choose their CM Public competitive bid process is used for subsThe CM is involved with pre-construction and constructionGeneral Contractor mark-up is savedCons:The District is most at risk (holds all low bid contracts)Creates the most administrative difficulty
15 Advantages of Having the GC Involved Early Team collaborates to identify District goals & budgetContractor assists designers to help maximize valueContractor assists with construction means and methods, sustainability, & long term durabilityProject is kept on track with updated budgets and schedulesContractor accountability due to design involvementProper planning minimizes surprises and changes