Design-Build: The Owner’s Role in Successful Outcomes The Design (Pre-Shovel) Phase

By Jim Mynott Vice President Design Management

McCarthy.com jmynott@McCarthy.com

DESIGN-BUILD IS A CONSTRUCTION DELIVERY METHOD WHERE A SINGLE

FIRM SERVES AS BOTH THE DESIGNER AND BUILDER OF THE PROJECT.

Integrated design-build reflects the concept of “Master Builder” and a return to past practices that included input from all parties, from inception to completion of the project.

But many new to the design-build process assume that once it’s set into motion by selecting the right design-builder, all the benefits will be automatically realized…

THE TRUTH IS THAT HAS NEVER BEEN THE CASE…

Here are things owners can do during the design phase

TO HELP MAKE SURE ALL THE BENEFITS OF DESIGN-BUILD ARE REALIZED.

1.  Validate the Project Scope

2.  Secure a BIM Specification

3.  Manage Design Packages/Agency Reviews

1.  Establish the Technology to Manage Usergroup Interfaces

2.  Identify and Schedule the Appropriate Decision Points and Milestones for the Project

3.  Cost Management

Let’s look closer at each of the six vital design-phase interactions required between the chosen design-builder and the project owner:

The design-builder’s response to an RFP generally includes preliminary design materials, concepts

and systems selections/approaches.

ONE Validate the Project Scope

In many cases, the design-builder may propose innovative approaches to the design-build RFP, requiring the owner

to validate that these approaches are suitable for the project and support the owner’s goals for the facility.

ONE Validate the Project Scope

Therefore, owners should be involved in the design validation process, which should be a top-down/ bottom-up review to ensure that all parties agree to the design solution before additional design efforts take place.

In order to have qualified professionals to focus on the technical solutions brought forth by the design-builder, we typically recommend that the owner secure the services of a peer reviewer(s), thus ensuring early that the requirements of the RFP have been met by the completed design.

ONE Validate the Project Scope

Owners should secure a Building Information Modeling (BIM) specification that is incorporated by the design-builder with the proposal.

This ensures that the BIM deliverable can be managed to meet the owner’s expectations for facilities management and turnover

documents at the Completion of the project.

TWO Secure a BIM Specification

With an active management approach, BIM and a Level of Detail (LOD) matrix allow owners to monitor the design progress, validate the Design and commence design reviews well before the design-builder ever hits the “print” button on a completed design proposal.

Owners who collaborate in the management of multiple design packages and incremental design

tracks contribute to the cost efficiencies and delivery speed that design-build is known for.

THREE Manage Design Packages/Agency Reviews

Owners can manage multiple design tracks by developing a narrative Basis of Design (BOD) package to clearly describe the systems and to document the owner’s requirements. This package also supports a peer review and statement of code provisions, along with specific design solutions such as fire life safety approaches.

THREE Manage Design Packages/Agency Reviews

THREE

Another strategy for owners is the preparation of a controlling document set. Submitting an early design control package gives the plan check agency a better sense of the overall final design and higher confidence in phased approvals.

Manage Design Packages/Agency Reviews

Changes regarding structural systems or life safety systems should be documented by the owner

and reviewed with the approving agency.

Having a mutually agreed-upon plan for management of potential scope development, along with appropriate flexibility for the design-builder team

to make decisions and report back, is crucial.

FOUR Establish the Technology to Manage Usergroup Interfaces

In many situations, this critical phase can be extended with re-reviews that delay progress and add time to the design schedule, while incurring additional fees

for design or construction.

FOUR Establish the Technology to Manage Usergroup Interfaces

Identify and schedule the appropriate decision points and milestones for the project. The role of the owner should include

working with the design-builder to identify the appropriate decision points and milestones for the project.

FIVE Identify and Schedule Milestones

Successful transition from design to construction relies on completion of design milestones to ensure that once construction starts, the progress of the work will not be affected.

Administering costs is different in public versus private institutions. These may include open book approaches, lump sum approaches and

various combinations of the two.

SIX Cost Management

SIX Cost Management

From the owner’s perspective, managing cost in design-build delivery starts well before the RFP phase,

and continues throughout the project, including the design phase.

Having an appropriate contingency within the owner’s budget can ensure that unforeseen conditions, changes to the scope or desired design enhancements can be implemented quickly if required.

There are six important functions that project owners can perform during the design phase of a design-build that will help ensure the project is completed on schedule, on budget and to accurate scope. Those are...

CONCLUSION:

CONCLUSION

VALIDATE THE PROJECT SCOPE

SECURE A BIM SPECIFICATION

CONCLUSION

MANAGE DESIGN PACKAGES/AGENCY REVIEWS

CONCLUSION

ESTABLISH THE TECHNOLOGY TO MANAGE USERGROUP INTERFACES

CONCLUSION

IDENTIFY AND SCHEDULE THE APPROPRIATE DECISION POINTS & MILESTONES FOR THE PROJECT

CONCLUSION

COST MANAGEMENT

CONCLUSION

Each of the six functions hinge upon communication between the owner and the design-builder, various permitting agencies, subcontractors, vendors and stakeholders.

CONCLUSION

CONCLUSION

Design-build has an excellent reputation as a delivery method because it can deliver projects built to spec, faster and at less cost than traditional methods.

But these benefits can only be realized and maximized with communication and coordination between the owner, the design builder, agencies and other stakeholders.

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For more details about each of these steps, contact McCarthy today.

A presentation by Jim Mynott, DBIA, LEED AP BD+C, Vice President Design Management at McCarthy Building Companies, Inc. Jim oversees design management responsibilities and implementation of BIM for McCarthy in Southern California. Jim can be reached at jmynott@mccarthy.com