|
|
|
|
Church Specifics
:: Project
Delivery Methods
|
|
For the owner
to have a successfully completed building project, he or she must
assemble, direct, manage and compensate a complete project
team. The contractual relationships of these team participants are
what establishes the Project Delivery Method.
The three following Project Delivery Methods are most commonly
used. The owner should select the one that best suits the project
size, the project schedule, the owner’s purchasing style and past
experience with building projects and their complexity,
specialization or difficulty.
|
|
|
|
| Design-Bid-Construct
Method
|
|
This method, because of its
formality, is most commonly used in publicly financed projects and
in very large projects.
It is characterized by two different contractual
relationships and four distinct time periods.
The owner enters into one contract with a responsible design
professional who will then prepare the contract documents.
After that process is completed the owner will seek bids from
several contractors and then enter into a second contract with one
of them to construct the project.
The work is then performed under the supervision of the
responsible design professional.
The four time periods are as follows:
- The design professional is
selected by the owner by obtaining and reviewing competitive
proposals culminating in the award of a design contract.
- The project is designed through
a series of progressively more detailed phases, referred to as
the schematic design phase, design development phase and
construction development phase.
- The design professional takes
the project through the bid phase and assists the owner in
selecting a contractor.
- The
project is constructed by the contractor who is the successful
bidder.
The
formality of the relationships in this method and the aggressiveness
of the bidding environment tend to inhibit the spirit of teamwork
that can be so beneficial to a project.
It also can result in a longer time to project completion and
more cost than the other two methods.
|
|
|
|
| Project-Team
or PM-Project Management Method
|
|
This method has the same
relationship as the Design-Bid-Construct Method described
previously, but it differs in the method of selecting the
contractor.
In the Project-Team Method the contractor is known to the owner and
is selected based on reputation without competitive bidding or
pre-qualified by the architect as to their performance on similar
type projects; (i.e. remodeling, restoration, new construction,
etc.). The owner and
the contractor may form their agreement by using a cost-plus-fee
basis of payment or by negotiating a lump sum which is based on the
contractor’s cost plus markup.
This approach brings the key players together on the team before
design begins. It
allows the contractor to contribute knowledge of construction
technology and costs during the design phase, which enhances the
design professional’s ability to produce a successful design in a
shorter period of time. It
also saves much of the time that would have been spent on the
preparation and assembly of documents required for the bid phase.
This process also allows the architect to extend his basic services
and undertake the effective role as the Project Manager-PM; to
manage the time, cost and quality of the construction process during
program design, bid/award, construction and post-construction
phases.
|
|
|
|
| Design/Build
Method
|
|
With this method, the owner forms a contractual relationship with
one company who then, in turn, either provides the design and
contracting services with its own employees or subcontracts them to
others. The
Design/Build Firm may also act as a developer if the owner needs
assistance in obtaining land and/or financing.
This method optimizes the owner’s control of the project by
minimizing his project management effort. The owner has one company to deal with – the Design/Build
process and success can be measured by conformance to a
budget and a fast track, or phased type project time schedule;
saving the owner time and money. Time is important in
controlling costs….without compromising quality. It is
important to note that minimum cost is value, not cheapness.
It takes a delicate balance to provide a building or component;
which has all forms of value maximized.
Best results can be achieved by performing the project in two
phases. Phase I is the
preliminary design and budgeting phase wherein sufficient design,
drawings and outline specifications are prepared to “fix and
describe the size, quality and character of the entire project,”
as well as propose the contract lump sum and a schedule for the
work.
Phase II is the final design and construction phase where the final
design is completed, including working drawings and specifications,
permits are obtained and construction is completed to provide a
finished product for the owner.
In selecting his Design/Build Firm, the owner may negotiate using
the cost-plus-fee basis of payment.
Or a lump sum based on the cost plus markup.
If the owner requires competition in selecting a Design/Build Firm,
the owner may select a small group of qualified competitors and seek
proposals based on project requirements. The successful proposal should be selected based on its
overall fulfillment of the owner’s requirements, not just on the
price quoted. Because
of the creative effort required by each proposer in this type of
design competition, each of the competitors should receive a
stipend.
|
|
|
|
|
|
|
|
|
|
|
