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Building Design and Construction
Options
And Their Effect on the ITS Infrastructure Lifecycle
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BackgroundLarge Construction Projects Are Complex Working Environments With Many Moving Pieces.ITS and Its Supporting Infrastructure Have Become a Critical Building System Supporting Many Systems.It Takes a Proactive Project Team to Ensure Technology Infrastructure Is Not Overlooked and User’s Expectations Are Met.
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Background
Things To AvoidITS Stakeholders Brought Into Large Complex Projects:• Later Than Most Others• Without Clear Project Goals• Once Schedules and Budgets Are Defined
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Objectives
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OBJECTIVES
• Gain better insight into the design and construction project delivery mechanics which affect most aspects of technology procurement from preliminary planning and budgeting to commissioning and turn‐over.
• Join any technology or construction project at any stage and know where the contractual challenges and opportunities are, regardless of your individual role.
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Building Design And Construction
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Building Design and Construction• Why Build?
– Driven By Growth or Expansion• New services or business Units• Additional Staff or Equipment• Downsizing or Consolidation of Services
– Redevelopment or Re‐Zoning Plans– Compliance (i.e. Seismic Retrofit)– Replacement Facility
• Changes in business model (Hospital vs. MOB)
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Building Design and Construction• Why Build? The Cons
– Costly undertaking• Ever Increasing Materials and Labor Costs• Projecting Total Project Costs is a Science
– Lengthy process• Needs Assessment• Team Selection• Site Selection• Design and Approvals• Construction (sometimes phased)• Transition Planning
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Building Design and Construction• Why Build? ‐ The Cons
– Complicated project • Will require additional resources from internal staff
– “C‐Level” – Facilities – Accounting/Purchasing– IT
• May require external resources and experts– AEC– Specialty Consultants
» Cost consultant» Transition Planners» Commissioning Agents
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Building Design and Construction• Who Are The Players?
– Owner, Developer and Operator– Owner’s Representative, CM or Program Manager– A/E Team
• Architect• Engineer• Consultants
– Contractor• Subcontractors
– Vendors and Service Providers
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Building Design and Construction• Owner, Developer and Operator
• Sometimes these are separate entities• Each with their own interests and agenda
• Owner’s Representative, CM or Program Manager
• Control Schedule and Budget• Manage design and construction team• Interface with owner’s stakeholders• Interface with Vendors or Service Providers
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Building Design and Construction• A/E Team
– Architect(s)• Executive Architect – Stamps drawings • Design Architect – Aesthetics of building• Specialty Architect – Designs specialty areas
– Engineers• Civil• S‐MEP• ITS Consultant(s)• Specialty Consultants
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Building Design and Construction• Contractor
– GC• Prime• Joint Venture• CM at Risk
– Sub‐Contractors
• Specialty Vendors and Service Providers– FF&E– Telecom Services
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Building Design and Construction• What About the Technology Team?
– Owner’s IT and Telecom Group• May be separate entities • May have separate budgets • May have separate pathways and spaces
– IT Consultants• ITS Infrastructure• Networking and active electronics• Software
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Project Types
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Project Types• Project Types vs. Contract Types
– Delivery methods do not exclude contract type– Owner’s experience may influence project type– Budgets and Schedule may actually dictate project type and team make‐up
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Project Types• Design‐Bid‐Build
– Most traditional method for private contracts– Full design documents (contractual drawings)
• Not shown = Not built
– Requires more time – Greater checks and balances for design and construction processes
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Project Types• Design‐Assist
– Partial Complete design– Contractor completes design and details work– Shared design responsibility
• Planning and Schematic by A/E• Construction Documents by Contractor
– Perfect application of BIM coordination– Pre‐Fabrication head start– Perfect during lengthy review processes (OSHPD)
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Project Types• Design‐Build
– GC is the Prime Contract holder for all design and construction
– Speedier project possible due to compressed design and coordination
– Construction can begin while design is completed– Tighter coordination of design and construction – FF&E is sometimes contracted to GC
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Newer Delivery Methods
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Newer Delivery Methods• IPD – Integrated Project Delivery
– One “Big Happy Family”– A/E, GC and subcontractors Share:
• Design Responsibility• Construction Risks and Rewards• Single Construction Trailer • Faster, More Effective Coordination of Field Issues
– IPD is a re‐tooling of the construction process
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Newer Delivery Methods• Lean Construction
– Implements the spirit of Lean Manufacturing into the building design and construction process.
– It is not solely a construction methodology. – It is an end‐to‐end, holistic approach to design, construction, activation, maintenance, salvaging and recycling of buildings
– Lean Construction involves owners, architects, designers, engineers, constructors and suppliers.
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Newer Delivery Methods• Lean Construction
– The project method which can affect and address ITS infrastructure lifecycles the most
– Project Planning and Design• Will ITS be part of the plan?
– Integrates Construction Trades as a Matter of Course, not Chance
• ITS is most always left out of major construction discussions
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Newer Delivery Methods• Lean Construction
– The project method which can affect and address ITS infrastructure lifecycle the most
– Operation and Maintenance:• ITS : No longer just a tab in the O&M Manual• Can you say Intelligent Patching Systems?
– Deactivation and Recycling• Hugh?
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Contract Types
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Contract Types• Regardless of Delivery Method, there are also contractual differences which affect how ITS is procured on a project:– Low Bid– Negotiated Bid– Lump Sum– Cost Plus
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Contract Types• Low Bid
– Least forgiving method for both owners and contractors, as cost drives most selections
– Greatest potential for change order and scope creep if design documents are not in line with scope
– Low bid doesn’t always translate to lowest project cost
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Contract Types• Negotiated Bid
– “Best Value”– Scoring System
• Experience• Ability to perform work• Familiarity with facility or project type
– Eliminates large bidder pool• Short List selection• By Invitation Only
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Contract Types• Lump Sum
– Fixed Dollar Value– Not Necessarily Lowest Cost– Typically Scope Changes are Treated Outside of Lump Sum
• GMP– Not To Exceed Amount – May also be Open Book
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Contract Types• Cost Plus
– Open Book is Likely– Agreed upon fixed costs:
• Labor rates• Material Mark‐Up• OH and Profit
– Most Forgiving for Projects With Expected Changes
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How Does This Affect ITSInfrastructure and Systems?
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How Does This Affect ITS ?• ITS components affected by previous factors:
– Budgeting– Schedule– Design Requirements– Procurement Method– Installer(s) selected– QA/QC– O&M– Removal, Replacement and Recycling
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How Does This Affect ITS ?• ITS components affected by previous factors:
– Budgeting– Schedule– Design Requirements– Procurement Method– Installer(s) selected– QA/QC– O&M– Removal, Replacement and Recycling
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How Does This Affect ITS ?• Budget
– Proper planning can assure ITS requirements are incorporated into project budget
• Pathways and Spaces– J‐Hooks or Tray?
• Preferred Manufacturers• Firestopping Methods• Administration requirements• Record Documentation• Ongoing Maintenance and Support
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How Does This Affect ITS• Schedule
– Project Delivery Method Will Dictate the ITS Infrastructure Schedule from A‐Z
– Knowing How Project Schedule is Loaded Helps Allocate Resources To Best Meet Your Needs/Abilities
– ITS Participation at “Full Wall Schedule” Meetings
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How Does This Affect ITS• Design Requirements
– Have a Design Standards Document – Current – Addresses the Needs of Specific Project at Hand
• Basis of Design for a Housing Project May Not Be Applicable on a Lab Building Project
– Bake in Some Flexibility– Expect It To Be Challenged
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How Does This Affect ITS• Procurement Method
– ITS Procurement Plan in Large Projects Should Anticipate:
• Phased Installation of ITS Components• Division of Work by Trades or Vendors
– Pathways and Spaces– Cabling – Active Equipment– Commissioning and Activation
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How Does This Affect ITS ?• Installer(s) selected
– How Important Is This?– Some Project Types Don’t Allow for Preferred Installers
• Consider selection outside of GC• Added Risk• Requires More Involvement
– Will Installer Be Maintaining The System?
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How Does This Affect ITS ?• QA/QC
– Incorporate Into Contract Documents– Integrated into All ITS Components and Phases– Assign a QA/QC Champion– Perform QA/QC Audits Which Address ITS Concerns
• Not Always Addressed by Architect or GC
– Reduces Punch List Items at End of Project
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How Does This Affect ITS ?• O&M
– Large Installations Will Require Extended Training– Ensure O&M Manuals Include ALL Warranty Info
• Extended Warranty Certificates• Contact Information• Contractor’s Warranty vs. Manufacturer
– Consider Maintenance Plan for Special Systems• DAS• A/V• Security
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How Does This Affect ITS ?• Removal, Replacement and Recycling
– Is This Part of the New Construction Project?– Define Who is Responsible for Removal of Materials
– Are LEED Credits Pursued – Who Gets Scrap Material $ ?
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How Does This Affect ITS ?• Other Components Affecting ITS:
– Owner Furnished Equipment and Systems– Vendor Furnished Equipment and Systems– What About?:
• Interfaces• Integration• Middleware
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How Does This Affect ITS ?• Owner Furnished Equipment and Systems
– End User Devices– Networking Equipment– Servers– Software
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How Does This Affect ITS ?• Vendor Furnished Equipment and Systems
– Systems Furniture– Specialty Equipment – Hardware Interfaces– Middleware
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How Does This Affect ITS ?• Interfaces
– Create an Interface Plan to Address:
• Are Interface Expectations Achievable?• Where Are The Lines of Scope Delineation?• Who is Responsible If There Are Issues?• Is There a Contingency Plan?
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How Does This Affect ITS ?• Integration
– Define Integration– Assign a Stakeholder– Clearly Define Roles and Responsibilities– Avoid Finger‐Pointing – Assure Integration Doesn’t Void Warranties
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KEY TAKE‐AWAYS
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Key Take‐Aways
Project Design and Construction Options Have a Major Impact On ITS
Infrastructure:From Inception to Demolition
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Key Take‐Aways
Project Delivery MethodsAre Not The Same AsContract Vehicles
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Key Take‐Aways
Understanding the Project HierarchyWill Help You Reach Your Desired
Outcome
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Conclusion
Navigating Contractual Waters Is All About Knowing How To Read the
Compass.
• Budget and Scope• Schedule and Hazards• Desired Products, or Installers A• All Of The Above