The Construction Specifications Institute Session 2 PLANNING AND PRE-DESIGN Project Delivery...

The Construction Specifications Institute

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Session 2

PLANNING AND PRE-DESIGN

Project Delivery

Education ProgramConstruction Document Technology (CDT)

Preparatory Course2011

1www.csinet.org

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© The Construction Specifications Institute 2011

The Construction Specifications Institute is a Registered Provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-AIA members available on request.

This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

AIA

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Learning Objectives• To understand the progress of a project through the necessary

stages of programming, planning, and pre-design.

• To introduce the basic concepts of feasibility and impact studies, feasibility studies, site selection activities, project budget, and project scheduling.

• To gain an insight into the roles and responsibilities of the design and construction teams.

• To became familiar with the tripartite relationship.

• To identify the factors that affect project delivery.

• To briefly introduce the six Project Delivery Methods.

• To explore the team selection process.

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Session OutlineSTUDY GUIDE: Subject Matter Area No. 2 – PLANNING AND PRE-DESIGN

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A. Project Conception1. Programming, planning,

and pre-design

2. Feasibility and impact studies

3. Site selection

4. Project budget

5. Project scheduling

B. Project Delivery 1. Design and construction services

and documentation required

2. Tripartite relationships among Owner, Contractor, and A/E

3. Factors affecting Project Delivery

4. Contract types

5. Delivery methods

6. Team selection process

7. Commissioning process

The Construction Specifications Institute 5

PLANNING AND PRE-DESIGNSTUDY GUIDE AREA NO. 2


PROJECT CONCEPTIONPROGRAMMING, PLANNING, AND PRE-DESIGN

STUDY GUIDE: Subject Matter Area No. 2 - A. 1.

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Facility Life CycleProject Conception Stage

• Project programmed, planned, or pre-designed by specialists– Due diligence investigations

– Site selection

– Facility programming

– Facility performance criteria

– Anticipating cost of the Work

– Setting Project schedule

Project Delivery Practice Guide: 6.2 7

Project Conception StageFacility Programming

• Programming process– Starts with defining the

problem

– Concludes with requirements for developing solution

• Timeless, classic book on programming– William M. Pena’s Problem

Seeking


Facility Programming Pena’s Problem Seeking

• Two phase process– Schematic programming

– Program development

• Four considerations should be identified– Function – What will

happen in the Facility?

– Form – What will the Facility look and feel like?

– Economy – What is the Budget and Quality?

– Time – What will the Time be to achieve the Facility?


Facility Programming Pena’s Problem Seeking

• Five consecutive steps to programming process

1. Establish Goals – What does the Owner want to achieve?

2. Collect and Analyze Facts – What is known?

3. Uncover and Test Concepts – How are goals achieved?

4. Determine Needs – What is needed and how much will it cost?

5. State the Problem – What is the direction the design should take?


Facility Programming Criteria

• Performance factor checklists can identify important requirements for each element of design– Amenity and comfort

– Health and safety

– Structure

– Durability

– Operational and maintenance



PROJECT CONCEPTIONFEASIBILITY AND IMPACT STUDIES

AND FACILITY EVALUATIONS STUDY GUIDE: Subject Matter Area No. 2 - A. 2.

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Due Diligence Investigations • Owner should conduct studies and evaluations to determine

viability of Project – Financial studies

– Community impact studies

– Site studies

• Environmental issues• Hazardous issues• Geotechnical investigations• Archeological surveys• Other governments

– Existing facility evaluations



PROJECT CONCEPTIONSITE SELECTION ACTIVITIES

AND PURPOSES STUDY GUIDE: Subject Matter Area No. 2 - A. 3.

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Site Selection• New facilities will be one or the other

– New Project on new site

– Addition to or renovation of existing facility on existing site

• Under either, an evaluation of site is necessary– Location

– Land development regulations

– Surrounding conditions

– Other site concerns

– Acquisition and purchase



PROJECT CONCEPTIONPROJECT BUDGET


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Anticipating Cost of the Work• Important to know cost of new facility before proceeding too

far into Project Delivery Process

• Throughout design process, costs should be continuously monitored

• Budget costs should not be confused with construction costs


Project Funding• Source of funding influences Project Delivery Method and

pricing method to be used– Private – Competitively bid or negotiated, or any other Project Delivery

Method

– Public – Law requires method that facilitates competition

Project Delivery Practice Guide: 6.7.1 18

Time and Cost• Relationship between time and ability to influence costs

Project Delivery Practice Guide: 6.7.2 and Figure 6.2 19

Project BudgetSoft Costs

• Due diligence studies, programming, and master planning

• Design fees

• Commissioning fees

• Jurisdictional fees

• Relocation costs

• Terminating leases on existing facilities

• Rental agreements on existing facilities


Project BudgetHard Costs

• Site related costs

• Construction costs

• Furniture, furnishings, and equipment costs


Project BudgetConstruction Budget

• Biggest portion of Project budget– Bonds and insurance

– Products and systems

– Labor to construct Project

– Construction process administration

• Methods of estimating construction costs for budget purposes

– Costs per measured unit

– Component costs

– Systems


Project BudgetContingencies

• Estimating requires contingencies to account for unquantifiable effects of unknowns


– Funding sources

– Weather

– Labor and material shortages

– Governmental and regulatory restrictions

– Construction delays due to known or unknown geological conditions

– Possible presence of hazardous materials

– Economic climate at time of procurement

– Environmental factors

– Infrastructure conditions

– Availability of labor and services

– Accuracy and completeness of information

– Unknown and concealed conditions


PROJECT CONCEPTIONPROJECT SCHEDULING


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Project Scheduling• Well prepared schedule can make the difference between

– A project that progresses smoothly

– A project with delays

• Characteristics of schedules– Logical succession of steps

– Reasonably accurate

– Contain appropriate level of detail

– Identify decisions to be made

– Milestones to be achieved

– Contingencies for adjustment for unknowns



PROJECT DELIVERYDESIGN AND CONSTRUCTION SERVICES AND

DOCUMENTATION REQUIRED STUDY GUIDE: Subject Matter Area No. 2 - B. 1.

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Design Team - Roles• Design team universally known as A/E (Architect/Engineer)

• A/E endeavors to deliver a facility meeting Owner’s vision and requirements

• Variety of ways of obtaining design services depending on Project Delivery Method selected


Design Team - Responsibilities• Addresses planning issues, including AHJ requirements

• Assists Owner with design program and requirements

• Designs the Project

• Identifies codes and regulations

• Researches, evaluates, and selects products

• Produces Procurement and Contract Documents

• Administers construction contract

• Provides – Quality assurance procedures

– Quality control reviews


Design Team – Characteristics• Single professional or firm directs, manages, and

coordinates diversified collection of design professionals

• Work product of A/E known as instruments of service

• Design professionals (architects, engineers, consultants)– Educated and specially trained

– Have governmental licensure

– Practice in a design disciplines


Contractor Team - Roles• Contractor endeavors to deliver a complying with Contract

Documents

• Variety of ways of obtaining construction services depending on Project Delivery Method selected


Contractor Team - Responsibilities• Construction services

– Cost estimating

– Time scheduling

– Contracting

– Procurement (Bidding, Negotiating, Purchasing)

– Management of construction

• Construction requires– Knowledge of Its numerous components

– Management skills

– Trade specialists to perform particular portions of the Work


Questions?

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PROJECT DELIVERYTRIPARTITE RELATIONSHIPS AMONG OWNER,

CONTRACTOR, AND A/E STUDY GUIDE: Subject Matter Area No. 2 - B. 2.

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Tripartite Relationship• Simplest manner of explaining essence of a Project is

between three diverse groups

Project Delivery Practice Guide: 5.2 and Figure 5.1 34


PROJECT DELIVERYFACTORS AFFECTING PROJECT DELIVERY

(E. G., EXTENT, TIME, COST) STUDY GUIDE: Subject Matter Area No. 2 - B. 3.

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Factors Affecting Project Delivery• Encompasses contractual relationships necessary to

establish a sequential process of design and construction activities that converts a conceptual idea into a completed and occupied facility

• Quality is a balance between Extent (Scope), Cost (Budget), and Time (Schedule)


• Owner’s capabilities

• Extent of the Work

• Time for the Work– Sequencing

– Scheduling

– Fast-track scheduling technique

Factors Affecting Project Delivery• Cost of the Work

– Stipulated/lump sum

– Unit price

– Cost plus a fee – fixed fee – guaranteed maximum price

– Penalties, bonuses, and incentives

– Shared savings

– Liquidated damages

Project Delivery Practice Guide: 7.1.3 through 7.1.6 37


PROJECT DELIVERYCONTRACT TYPES

STUDY GUIDE: Subject Matter Area No. 2 - B. 4.

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Contract Types• Dependent on Project Delivery Method

• Prime Contract – Original Contract between two original parties for an original purpose

• Subcontract – When either party to prime Contract enters into another Contract that will be part of the original purpose


Contract TypesSingle-Prime Contracts

Project Delivery Practice Guide: Figure 5.2 40

Contract TypesMultiple-Prime Contracts

Project Delivery Practice Guide: Figure 5.3 41


PROJECT DELIVERYDELIVERY METHODS


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Facility Life CycleProject Delivery Stage

• Encompasses contractual relationships necessary to establish a sequential process of design and construction activities that converts a conceptual idea into a completed and occupied facility – Design-Bid-Build (D-B-B)

– Design-Negotiate-Build (D-N-B)

– Construction Management (CM)

• Agent or Advisor (CMa)• Contractor (CMc)

– Owner-Build (O-B)

– Integrated Project Delivery (IPD)



Project DeliveryDesign-Bid-Build (D-B-B)


Project DeliveryDesign-Negotiate-Build (D-B-B)


Project DeliveryConstruction Management as

Advisor or Agent (CMa)


Project DeliveryConstruction Management as

Contractor (CMc)


Project DeliveryDesign-Build (D-B)


Project DeliveryOwner-Build (O-B)


Project DeliveryIntegrated Project Delivery (IPD)

Traditional Design Method

Integrated Design Method


PROJECT DELIVERYTEAM SELECTION PROCESS


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Team Selection Process• Emphasis of selection

should be on– Education, practical

experience, and skills of participants

– Developing a harmonious team focused on same goal

– Appropriate organization and coordination

– Facilitating effective and efficient communications

Project Delivery Practice Guide: 2.6 and 2.6.1 52

• Important to allow sufficient time for Work to be properly performed

Selecting Design Services• Usually based on following rather than lowest price

– Qualifications

– Experience

– Unique design skills and requirements

• Appropriate for Project requirements

• Consistent with Owner’s vision

• Primary selection methods– Direct selection/negotiation

– Request for proposal

– Design competition


Selecting Contractor Services• Dependent on Project Delivery Method

• Lowest competitive bidder (not always the best way)

• Reputation

• Previous relationships with Owner or A/E

• Special qualifications or experience

• Primary selection methods– Bidding and negotiating

– Qualifications


Selecting Construction Services• Construction Manager

– Agent or advisor

– Contractor

• Design-Builder– Direct selection

– Competitive bidding

– Request for proposal and qualifications



PROJECT DELIVERYCOMMISSIONING PROCESS


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Total Project Commissioning• Independent specialists, known as commissioning authority

or agent, not affiliated with Project Team

• Engaged to verify construction quality with Owner’s Project requirements

• Different from normal construction administration which verifies quality with Contract Documents

• Document Owner’s Project requirements, proposes a basis of design solution, and specifies how systems and assemblies work together

• Proactively attempts to ensure, rather than control, quality



Review OutlineSTUDY GUIDE: Subject Matter Area No. 2 – PLANNING AND PRE-DESIGN

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A. Project Conception1. Programming, planning,

and pre-design

2. Feasibility and impact studies

3. Site selection

4. Project budget

5. Project scheduling

B. Project Delivery 1. Design and construction services

and documentation required

2. Tripartite relationships among Owner, Contractor, and A/E

3. Factors affecting Project Delivery

4. Contract types

5. Delivery methods

6. Team selection process

7. Commissioning process

Questions?

59

The Construction Specifications Institute Session 2 PLANNING AND PRE-DESIGN Project Delivery...

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