Noblesville Schools
Noblesville, Indiana
"The average cost to build this type of school in 2007 was $157 per square foot, soft costs aside, according to Indiana's DLGF. With design-build promising lower costs, we were hoping for a 6% savings. I am very pleased that we have realized a 16% cost savings amounting to nearly a $4,000,000 savings for South Adams taxpayers."
South Adams Schools
Berne, Indiana
Public law changes in both Indiana and Illinois in 2005 opened the door for the Design-Build integrated delivery method for new construction projects, including public schools and universities. In January of 2008, South Adams Schools became the first Indiana school district to choose the Design-Build procurement method and Performance Services to lead the team. In 2010, Noblesville Schools was distinguished as the largest design-build renovation project in Indiana.
Benefits of integrated delivery
Cost effective – Design-Build is cost effective due to early knowledge of project scope, avoidance of rebid and redesign, and an integrated delivery process to assure great communication with no gaps between design intentions and construction execution.
Single source accountability – one contract and one entity that is committed to the end result for meeting the owner’s expectations for value, reduced risk, and a high performance building at the completion of the project.
Value-based project feedback – the owner and design build team work together from concept through completion to explore options and choose what methods and materials maximize quality and owner value. Win-win incented relationships encourage communication. Quality communication encourages an integrated result.
Quality is an essential criteria defined by the owner during the selection process.
Uncommon – curious enough, traditional delivery methods include "common" as an owner benefit. While beauty is in the eye of the beholder, comfort with "we've always done it this way" isn't synonymous with a quality process or quality result. Accepting "common" as a delivery method benefit also doesn't address the amount of true owner risk. The Design-Build integrated delivery method may still be "uncommon" today but should be closely evaluated with the owner's interests and priorities in mind to assure a quality process and an end result delivered on time and on budget that achieves the objectives of the project.
Is Design-Build right for your project?
Shared understanding of project scope
- Does the owner have a clear idea of the project boundaries and do key stakeholders share an understanding of the objectives and scope?
Owner expectation for integrated delivery
- What is the desire to integrate architectural and engineering design with the construction phase of the project in a single contract with singular accountability?
- Is there a belief that integration will produce a higher quality result with no gaps or holes?
- Is the design goal keeping with achieving the ENERGY STAR label of performance?
Owner relationship preferences
- Is there a desire and capacity for placing confidence in singular accountability and a single contract approach?
- Faith and belief in the team leader’s integrity, expertise, creativity, ability to listen and proven service performance is a critical owner consideration.
- The real value of a team approach ultimately depends on relationships built on trust and the ability of the team leader to create the necessary synergy that will benefit each phase of the project for the owner’s benefit. Design-Build requires a collaborative, team-based effort.
Adequate owner staffing
- Is there adequate attention and enthusiasm to invest in a project from concept to completion?
- An integrated and comprehensive approach requires owner engagement and commitment throughout the selection, award, design, and construction process to truly benefit a value-based, choice-based, delivery method.
Established budget
- Are funding limits a factor? Design-Build has several benefits that support a fixed budget, such as ongoing value-based feedback and the ability to incorporate changes without a new contract.
- The owner’s tolerance level for unexpected change orders should also be considered. An advantage of Design-Build is fewer change orders and Performance Services guarantees no change orders within the scope of the project work.
Established completion date
- Is a shortened duration and/or a fixed move-in date required?
- Project schedule overruns are a considerable risk that can have ripple effects on costs and deserve careful consideration. Design-Build features a parallel project schedule that enables a shortened project duration.
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