An Assist with Design-Assist and Lean Construction: Closing Design Gaps Through CollaborationBrian PerlbergExecutive Director of ConsensusDocs

56th Annual Meeting of Invited AttorneysChicago, IllinoisMay 25 – 26, 2017

In partnership with

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Why Design-Assist?• Common Goal

– Moves complex projects from design to construction for successful project, especially complex envelop design

• Proactive Approach– Key subcontractors provide early design support

• Collaborative– Typically used with CM at Risk, synonymous with

CM@R subcontracting, works well using design-build MEP, plus more

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Design-Assist Added Value• Utilizes trade contractor expertise EARLIER in the process

• Promotes high quality set of design documents

• Mitigates RFIs, field issues, and change orders

• Avoid redesign

• Improves pricing estimating accuracy

• Reduces constructability issues

• Initial step towards collaborative delivery methods such as IPD

• Informs Owner with organized info, earlier

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Design-Assist Challenges• Competitive Pricing Perception

• Design liability

• Added time and cost at design phase

• Design Professional concerns over diminished design role– “Who is on first, What is on 2nd”

• Subcontractor administration

• Procurement limitations

• “FreeCon” PreCon = U get what = What you pay for.

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ConsensusDocs 541 Design Assist AddendumPublished Sept. 2019

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How is this Different that IPD?

Owner

CM/GC

Key Trades

IPD CD 300

Owner

CM/GC

Design Prof. 

Trade Contractors

IPDish CD 541 & 305

Specialty Designers

CD305

DP

CD 541Or Both

Key Design Consultants

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Addendum vs. Silence

• Contracting in first collaborative act

• Increase alignment among parties

• Parameters for Lean behavior and activities

• Some Lean methods conflict with standard contract language– Avoid the “two schedule approach” one for the contract and

one we really use

• Allows enforcement of Lean requirements, but not contract shouldn’t be a collaboration hammer.

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CD 541 Design Assist Services• Owner’s Program Evaluation

• Constructability

• Cost Estimating– Fixed vs. Continuous

• Value Analysis vs. Value Engineering– The good kind, not just subtracting scope or a race

to the bottom

• Schedule and Manpower Analysis.

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Design Assist Subcontractors and Recommendation of Design-Assist Subcontracts• Selection of Design-Assist trades

– Which trades? When? How?

• Design Coordination– If everyone is in charge, no one is in charge– Avoid weasel words

• Design Criteria Standards

• Design-Build Trade Packages– Owner, DP, and CM jointly decide which packages will be

design-build.

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CD 541 Design Assist Addendum Overview• BIM

• Compensation

• Optional risk analysis

• Optional production planning– Lean Design– Pull planning leads to pull scheduling.

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Responsibility Matrix (Example 1)

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Responsibility Matrix (Example 2)

Primary Review Due Date SourceSpecificationDesign Criteria for PackageDesign of major InterfacesDetailed design and Permit Construction Documents (Stamp documents)Contribute toward Permit Construction DocumentsFully Coordinated shop drawingsConnection DetailingProduce all installation detailsProduce dimensioned and coordinated 2D drawingShop Drawings for Review by A/EBIM Models where required for Review by A/E

 

DA ‐ Design Assistance from Sub‐Contractor

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Design-Assist ServicesPossible Deliverables

• Life Cycle Cost Analysis

• Sustainable Design Recommendations

• Risk Analysis

• Design for Production Planning

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Case StudyAcademy Museum of Motion Pictures and Sciences –Los Angeles, CA

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Complex core and shell and envelope design coupled with an aggressive schedule fostered need for design assist subcontracting of Concrete, Architectural Precast, and Steel and Glass Façade.

Case StudyAcademy Museum of Motion Pictures and Sciences –Los Angeles, CA

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Positives– Early involvement of key subcontractors– Constant collaboration– Earlier budgeting– Earlier focus on constructability, safety, and field issues– Earlier start of mock ups– Earlier cross collaboration among design-assist

subcontractors– Earlier generation of shop drawings– Earlier fabrication of materials – Fewer RFI’s and change orders

Case StudyAcademy Museum of Motion Pictures and Sciences –Los Angeles, CA

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Example of how Design-Assist can help your construction projects final construction.

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Best in Class Projects

• Early involvement of core team

• Quals-based selection

• Transparency in cost accounting.

58th Annual Meeting of Invited AttorneysMay 20, 2019

The “Collabometer”

DesignAssist

“Collabometer” Courtesy of Jack Mumma Michigan State University

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Chronology of ConsensusDocs 300 IPD Project

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Risk Pool Plan

Risk Pool

Risk Pool Members Owner

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Program Services & Validation

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Integrated Design & TVD

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CD305 Check-the-Box Example 1

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Construction Phase Lean Features

Article 7 of CD 305

–Quality, Standardized Work, PDCA

–Material Flow

–Information Flow

–5S Plan

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Sort Set in Order Shine/Sweep

Standardize Sustain

5S Plan

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Takeaways

• Culture is Important

• Conform the Contract to the Process - (not the other way around)

• Collaboration and Communication Reduces Risk + Cost of the Risks

• Incentivize the Right Behaviors.

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Questions?

Brian PerlbergExecutive Director & Sr. Counsel ConsensusDocs

bperlberg@consensusdocs.org703-837-5318

For More Info

www.ConsensusDocs.org

support@consensusdocs.org

866-925-3627