Charleston Under Construction:
What I learned about design-build
By Richard Garcia
There comes a time in all our lives and careers when we need to stop, evaluate what we have learned from our projects and profession, adapt to new conditions and environments and finally share with others what we have learned so others may benefit from our experiences.
Recently, I was a guest speaker in one of the sessions at the 2006 Design-Build Institute of America Conference and Expo. The topic of our session was “Why Design Professionals Should Prefer Design-Build.” In preparing for this session, I was able to compile a list of items I believe can be of benefit to professionals engaging in design-build work.
In 1999, I became program manager for J.A. Jones under the $200 million Indefinite Quantity Contract for the South Carolina Design-Build Order Contract.
The conditions for this work were difficult: projects varied in size from $1.5 million to $15 million; we were competing against three other reputable design-build contractors; and my management role required me to follow the project from inception through completion.
I can say that my hair has turned gray over this period but I have enjoyed this type of work more than any other in my 20-year career. I have been involved with many successful, and some not-so-successful, projects during that time. Here is some of what I have learned:
Develop true partnerships
Just like with any relationship, design-build projects require the owner, owner’s representative, designer, design-builder and subcontractor to work as one. Relationships that will increase probability of success on a design-build project include:
• Common ownership between the design-builder and the architectural/engineering firm
• Master Service Agreements between owner and the design-builder
• Project-specific relationship such as joint ventures or project specific agreements
• Prior engagements/history between parties working together
• Buy-in from all parties on the design-build approach
• Legal review by all parties
If you can place a check mark on each of the bullets listed above, you will have the foundation for a successful project. Lack of experience and lack of wanting to make the process work from any member jeopardizes the results of a design-build project.
Team integration
The most important phase of any design–build project takes place prior to the award of the contract. Here are some key ingredients for successful design-build projects, listed by team member:
The owner should buy into the process, choose the right project for the design-build approach, use a two-step selection process, develop the RFP by defining the need, provide a budget and review the proposals in detail.
The owner should recognize not every project is suitable for the design-build approach. I tend to believe projects that are defined by a process tend to work better on a design-build scenario than a project that requires a high level of aesthetic results.
The architect/engineer needs to work with the owner and the design-builder on various fronts: selecting the correct approach or solution to the project, avoiding the use of boiler-plate material and checking on regulatory permitting requirements that could potentially affect the completion of the work.
The design-builder should view the architect/engineer as an extension of its staff and not just another subcontractor involved in the process. When the architect/engineer works with the design-builder on pricing the construction work, he can provide added creativity and aesthetic value when the cost is lower than the amount budgeted by the client.
The design-builder should get key experienced design-build subcontractors involved during the proposal phase and use a seasoned cost estimator and scheduler to insure compliance with the client’s needs.
Quality design and construction
During design, each member should review the RFP and proposal at each step of the project and develop a complete design package that can be used for permitting and construction. The package should include the basis of design, a complete set of plans specific to the job and specifications that integrate cut sheets and materials of construction. An update of the schedule and construction cost should be completed during each phase of the design.
I disagree with many professionals in the design-build world who suggest that design firms are not required to offer the same level of detail on on design-build projects when compared to traditional design-bid-build projects.
Looking ahead
Following this approach should allow you to complete successful projects and minimize disputes between parties. My hope is that in a not-so-distant future, you can look back and re-evaluate these notes to determine if they are still good advice or if they can be improved in order to make your next design-build project a success.
Richard Garcia is vice president of operation for Lindbergh & Associates LLC. Garcia has a degree in civil engineering from The Citadel, 20 years of engineering and construction experience and is a registered professional engineer in South Carolina, North Carolina, Florida and Georgia. He is also a LEED-accredited professional.
|
E-Mail This Article
Printer-Friendly Version