DESIGN-BUILD

SUCCESSA Case StudyEmerald Middle SchoolCajon Valley Union School District

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Presented bySharon Dobbins, Director, Long-Range PlanningCajon Valley Union School District • El Cajon

Larry Sillman, AIA, PrincipalSillman Wright Architects • San Diego

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Topics

1. A Brief Description of Design-Build

2. The Advantages of Design-Build

3. Critical Factors for Success

CASE STUDY: Emerald Middle School

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Definition of Design-Build

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AB 1402 Design-Build Project Guidelines 2002

What is

Design-Build?

A method of project delivery that combines

design & construction functions and vests

the responsibility for such functions with one

entity – the Design-Builder

D-B Delivery Options

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Design-Build

w/BRIDGING

DOCUMENTS

PURE

Design-Build

Develop

Criteria

Little or No

Bridging

Documents

Develop

Criteria

Develop

Detailed

Bridging

Documents

Advantages of Design-Build

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SCHOOL DISTRICT DESIGN-BUILDER

Faster, Smoother Construction Potential Profit Margin Increase

Cost Containment Decreased Administrative Burden

More Quality Options Streamlined Communication

Decreased Administrative Burden(during construction)

Risk Shifting

Reduced Litigation Potential

More Creative Design Choices

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Critical Factors in Successful Criteria

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STAKEHOLDER

INPUT

DETAILED

CRITERIA

INVESTIGATION

& RESEARCH

ADDED

VALUE

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2

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Stakeholder Input

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1

Programming input from

stakeholders

Detailed Criteria

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2

Results of Stakeholder Meetings

Project Goals

Program Uses, Square Footage,

Adjacencies, Bubble Diagrams,

Systems, Performance

Narrative Descriptions

of All Project Elements

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Confirmation of utilities, infrastructure &

geotechnical characteristics

• Investigate off-site utilities

• Confirm with local utilities additional capacity requirements

• Review access & fire hydrant requirements with local fire

departments

• Establish legal boundaries & topography

• Geotechnical survey & report

Investigation & Research 3

Added Value

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4

Incentives to exceed criteria in quality, sustainability &

design excellence

Extended guarantee & warranty periods

Exceed a minimum LEED level

Reduced construction schedule

Exceed life cycle criteria

Opportunity for D-B team’s ideas

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Case Study

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Emerald Middle School, at Cajon Valley Union School District

Cajon Valley Union School District

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17,000 students

K - 8

League of Innovative

Schools

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Emerald Middle School

STEAM Magnet School

525 students currently

Grades 6 – 8

Original school built circa 1959

Consideration of Design-Build

Background - 2013

Past successful projects w/Lease Lease-Back

Consideration of DB Delivery Method for

Emerald Middle School Project

Scope: New gymnasium/auditorium, stage,

locker room, weight room, band room, school

office, kitchen, lunch court

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Consideration of Design-Build

Background - 2013

District researched DB Method

AB 1402

Design-Build Project Guidelines (CDE)

Discussions with legal, architects, contractors,

& other school districts

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Consideration of Design-Build

Main Concern

High potential for change orders if criteria is not well-defined

Solution

1 – Do not rush the Planning Process

2 – Hire experienced Criteria Architect

3 – Consider minimum District Requirements vs Flexibility for Creative Design Ideas

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Consideration of Design-Build

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DISTRICT

CRITERIA

ARCHITECT

D-B TEAMContractor +

Design

Architect

The Core Team

Design-Build Process

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TWOStep Process

Design-Build Process

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1Request For

Qualifications

Case Study: The Emerald Experience

Erickson Hall /

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13Responses to RFQ

Selected Top3 for RFPBased on Evaluation and Score

Sheet

Design-Build Process

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2Request For

Proposal

Project Scope

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Demolition

Construction

Budget

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2

$11.5 million

buildings + site

buildings + site

Emerald RFP - 3 Responses

D-B Team - Balfour Beatty / RNT Architects

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West Coast Air / Sprotte + Watson

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Emerald RFP 3 Responses

Erickson Hall / Ruhnau Ruhnau Clarke

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Emerald RFP 3 Responses

Selection of Design-Build Entities

The Process

1. Create Evaluation Team

a) Proposal within the identified budget

b) Proposal meets or exceeds criteria

c) Proposal has innovative design

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The Winner is …

Erickson Hall / Ruhnau Ruhnau Clarke

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Lessons Learned

Eliminate the unknowns

Well-written criteria very important

Bridging Documents vs Pure Design

Bridging documents limit creativity

Potential of bridging documents having errors that will cost to

change

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Lessons Learned

Reasonable Project Budget

Listen to DBE Team Initial Responses

Be prepared to increase budget if teams won’t submit

Submittal Requirements

Limit design submittals to keep AE team cost of competition minimal

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Emerald Middle School

Timeline

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Selection of Criteria Architect (RFQ/P Process) 7/20/13 - 10/23/13

Pre-Qualification of DB Entities; Design Criteria Development; Preparation of DB

RFP, and Related Tasks10/23/13 – 4/16/14

Release of Design-Build RFP 4/17/14

RFP Mid-Course Meetings 5/7/14 – 5/22/14

RFP Question Deadline 5/23/14

Release of RFP Addendum w/ Q&A Responses 5/28/14

Proposal Deadline 6/2/14

Proposal Presentation Interviews 6/10/14 – 6/11/14

District Review, Negotiations, Recommendation & Board Approval 6/11/14 – 7/15/14

Design, Plans & Specs, & DSA Review 7/15/14 – 6/23/15

Construction6/29/15 – 7/29/16 (currently on

schedule)

Occupancy 8/1/16

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Emerald Middle School

Project Status

Emerald Middle School

District’s Impressions

BEFORE: Skeptical

TODAY: With the right team and sufficient planning,

Design-Build can be a great way to achieve:

Creative design

Good value

Smooth & efficient construction process

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QUESTIONS & DISCUSSION

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