January 31, 2012

…a delivery method in which the construction team is known as the design-builder…and is responsible for taking a concept developed by the owner, completing the detailed design, and proceeding into construction.

 DB offers the following: ◦ Poses Least amount of Project Risk to Owners ◦ “Quickest” Project Delivery Method  Early Construction concurrent with Design ◦ “Integrated” DB Team develops design with constructability in mind, which:  Reduces Changes / Change Orders to Project  Reduces need for Value-Engineering / Re-Bidding  Improves quality of Final Design ◦ Can be used on any sized Project ◦ Use of Design Assist Contractors during design

 Minimizes Owner Control over Process  May be Difficult Method to Use on Complex Projects  Building Over-Design may Increase DB Profits  …Did the Owner get the Best Price for the final Product?

 Criteria Architect (C-AE) – Defines Design Intent through Schematic Design, selected through co-selection process by owners  Project Cost Consultant (PCC) - Third Party Entity that advises Owner related to Project Cost while in Design and assists in GMP Negotiation, selected by the co-owners  Design Builder (DB) – Provides input in Design, Negotiates GMP, Bids Project and Oversees Construction ◦ Architect of Record, General Contractor ◦ Design Assist Contractors – usually MEP

 Team consists of Criteria Architect (C-AE) and Design-Builder (DB): Design Begins (POR) Design Ends (GMP) Criteria Architect Design Intent Finalized (SD) Design Builder: Architect of Record General Contractor Design Assist Contractors Criteria Architect / Owner’s Representative

 Design-Builder (DB) bids project and oversees construction, with the C-AE serving in an Owner’s Representative (OR) function: Construction Begins (GMP) Construction Ends Design Builder: Architect of Record General Contractor Subcontractors Criteria Architect / Owner’s Representative

 Each District/Project is Unique in Some Fashion ◦ Construction Experience ◦ Knowledge of Program ◦ Community Involvement ◦ Decision Making ◦ Scope ◦ Complexity ◦ Schedule

 Owner Familiar with Construction Programs & Processes  Owner Availability of Staff (Moderate Level) ◦ Single Decision Maker  Owner Risk Tolerance (Low Level)  Owner Level of Control (Low Level) ◦ Original Design vs. Project Changes  Level of Changes to Original Scope ◦ Original Schedule vs. Project Changes  Level of Changes to Original Schedule

 Medium to Large Projects (> $2 million)  Simple to Moderate Complexity of Projects ◦ Design & Schedule  Aggressive Schedule Expectations

 Establish and Procure Project Funding  Determine DB Delivery is best method  Co-Selection of C-AE – RFQ Process  Co-Selection of PCC – RFQ Process  Co-Selection of DB Team – RFQ/BVS process, Includes:  Selection of DB – RFQ/BVS process  Two Step Selection Process  Negotiation of GMP  Occurs between SD & DD Phase  Re-Confirmation of GMP to Design Intent  Bidding  Pre-Qualification of Potential Bidders by DB  DB bids and awards Contracts, may perform work  Construction & Closeout

 Occurs between SD and DD Design Phases  Small, Select Group from District & OSFC ◦ Cost Estimate from DB / Design Assist Contractors ◦ Cost Verification from Project Cost Consultant  Conduct Facilitated Session for Negotiation  Upon GMP Agreement, Design Intent is revisited

 Experience ◦ Financial condition ◦ Performance on previous projects ◦ Facilities ◦ Management skills ◦ Ability to contract properly  Goals ◦ EDGE etc.  Affirmation of non-violations past (5) years  Proof of licenses to perform work  Self-Performance