Design-Build Partnering
from J. P. Cullen & Sons
The design-build delivery method that has developed over the last 30 plus years is a hybrid result of the recurrent and spontaneous collaborations among General Contractor, Architect, and Owner. There are some who might point out that the design-build method is not at all new but has been practiced throughout history, calling to mind edifices such as the pyramids of Egypt and the cathedrals of Europe. True enough, and that is why for those clients requesting it, J. P. Cullen & Sons uses a design-build method within its 21st century building delivery model which stands in the Tradition of the Master Builders.®
The objective of the design-build delivery method is to integrate and maximize design and building capabilities in order to effectively meet an owner's preferences and requirements. This may be accomplished by using a firm's in-house resources or by having separate designers, architects, engineers, and contractors working cooperatively together under the same project charter, though only the contractor or architect will hold the prime contract (all others being subsumed under that). One contract, a single-source point of responsibility that integrates both design and trade talent: this method steamlines the delivery process by speeding up collaboration and eliminating replication of services.
For a project as complex as a hospital, office addition, or school renovation, there is a significant advantage to having the entire project — from design through construction — completed by a unified team of committed and aligned professionals. The separate entities or companies form a collaborative relationship under project charter that targets a client's design preferences, building requirements, and customer-oriented benefits.
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The design-build project may start with nothing more than a concept or idea illustrated by a computerized rendering or, perhaps, begun using a functional space program prepared by a consultant analyzing space needs. In all cases, Cullen will arrange for an initial partnering meeting to determine the goal and requirements of the project. A cost feasibility study is then prepared. When the budget restrictions have been established the design-build contract is drafted and the design phase begins. All design solutions are presented to the client with the actual costing options and project specifications. Final documents are prepared along with the contract for construction, which then leads directly into the permit applications.
Rather than waiting for complete detail in the construction documents, by agreeing on a performance-based standard and using preliminary drawings or a preliminary plan based on building information modeling (BIM), Cullen can put together early a competitive bid package for major building components of the project, such as curtainwall or glazing system. The construction details (which in some cases are proprietary) from that successful bidder can then after be incorporated into the project drawings or BIM. This reduces the amount of time invested by the architect-of-record and allows the designer to focus attention on other priorities.
A well-planned subcontractor list must be developed for the basis of Invitation to Bid letters and personal contacts. Then we post project information, send out invitations to subs, track their responses, issue addenda, as well as download plans, specs, and other relevant documents. Bid Day procedures for subcontractor recaps, pricing summarization, and estimate totals/adjustments follow Cullen’s standard quality control procedures, thereby ensuring a competitive bid proposal with minimal risk. The bid team evaluates the subcontractors’ bids and chooses accordingly.
By consolidating design and construction resources into a collaborative D-B team, the estimate and budget (being developed by the constructor) will move on tracks parallel to the conceptual, schematic, and final designs (under development by the architect and engineers). And as part of the D-B team, Cullen has the capability to self-perform work in such trades as general construction, masonry, concrete, structure steel erection, equipment rigging, and carpentry. This can amount to up to 30% of the construction of a facility.
Our design-build method centers on creating the best value for the client by providing viable and attractive options for both the design and construction phases of a coherent project delivery system.