cmaa presentation (final)document technologist, leed ap • 20 years of experience focused on...

S E M I N A RCONSTRUCTABILITY REVIEW

OBJECTIVES

W H A T I S A C O N S T R U C T A B I L I T Y R E V I E W ?

H O W C O N S T R U C T A B I L I T Y R E V I E W A P P L I E S T O V A R I O U S D E L I V E R Y M E T H O D S

C O N S T R U C T A B I L I T Y R E V I E W V S . B I M

R E V I E W T E A M O P T I O N S

M I L E S T O N E S

E X P E C T A T I O N S

R O L E O F T H E D E S I G N T E A M

C O N S T R U C T A B I L I T Y R E V I E W P R O C E S S / E X A M P L E S

T O O L S & R E P O R T S

B E N E F I T S

MEET OUR PRESENTERS

DANNY KAYE, CCM, PMP, FRICS, LEED APPRINCIPAL TOTUM CONSULTING

• Prior to Totum, Danny worked as a General Contractor for 7 years and then with CM firm 3D/I

• 25 years experience

• Licensed General Contractor, Certified Construction Manager, LEED AP, Fellow of the Royal Institute of Charted Surveyors and Project Management Professional

• Partner of Totum, a PM/CM and Design Firm established in 2005

• Oversees all pre-construction and construction related activities for Totum

MEET OUR PRESENTERS

• Licensed California Architect, Construction Document Technologist, LEED AP

• 20 years of experience focused on Constructability Review and Construction Quality Control

• Performed / Managed Constructability Reviews on over 700 projects

• Managing Principal for Driver Consulting Group, a firm that specializes in construction support services

PETER KOVACS, AIA, CDT, LEED APMANAGING PRINCIPAL DRIVER CONSULTING GROUP

• Previous roles include Senior Plans Examiner and Director of Quality Control for C.W. Driver

MEET OUR PRESENTERS

• 30 years of experience in Public Works Construction

• Master’s Degree in Public Administration from CSU Dominguez Hills

• Past roles include Inspector, Supervisor and Division Manager

• Responsible for Construction Management in the right of way for the City of Long Beach Public Works Department

MARC WRIGHTCONSTRUCTION SERVICES OFFICER, DEPARTMENT OF PUBLIC WORKS CITY OF LONG BEACH

WHAT IS A CONSTRUCTABILITY REVIEW?

REVIEW OF A PROJECT’S PLANS AND SPECIFICATIONS BEFORE CONSTRUCTION TO IDENTIFY ERRORS AND OMISSIONS THAT WOULD NORMALLY CAUSE ISSUES OR DELAYS DURING CONSTRUCTION

WHY IS THERE NOT A “STANDARD”?

REDICHECK PIONEERED THE CONSTRUCTABILITY REVIEW PROCESS OVER 30 YEARS AGO

LEVEL OF EFFORT AND REPORTING DEPENDS ON COST, TIMING AND CLIENT NEEDS

EVERY PROJECT IS DIFFERENT

WHY IS IT NEEDED? DOESN’T THE DESIGN TEAM OWE US PERFECT PLANS?

CARE WITH THE REVIEW - THE INDEPENDENT REVIEWER IS NOT THE DESIGNER.

Who did the CR on these Projects…. Were they successful?

SIMPLE INITIAL TIPS

Always check Title Page to see if the actual drawing name matches the list on the cover page.

Check every page DOES exists.

X Ref every detail to verify it exists and for it to be relevant.

If specifications are referenced, make sure they specifications exists and the spec # to be accurate.

Keep your eye and mind open for conflicts

Check (final set) for design professional stamps

Often plans have notes that may conflict with the specifications documents.

Don’t be afraid to have others check or engage outside MEP for example.

Start your own or company “check list” of the key 20 items or so to check for each discipline.

Sit down with all design team members / GOTO meeting and review together

Make sure the design team understands why this is being done

What is in the design teams contract for E&O / Reviews

SIMPLE INITIAL TIPS

What does the City of Long Beach Expect from the CR Process?

Who does the City engage for reviews?

In House Staff vs Consultants

Expected Results

Other thoughts from Marc:

OWNER’S PERSPECTIVE

INTERDISCIPLINARY

COORDINATIONBUILD-ABILITY

BUILDING SYSTEMS

BID-ABILITY

CONSTRUCTABILITY REVIEW PROCESS

All disciplines are systematically

reviewed against each other to verify

coordination at all points of interface.

INTERDISCIPLINARY


BUILDING SYSTEMS

BID-ABILITY


Plans are reviewed to uncover potential

weaknesses in the design and detailing to

ensure the project can be constructed to

the desired budget, timeframe and level of

quality.

INTERDISCIPLINARY


BUILDING SYSTEMS

BID-ABILITY


Construction documents are reviewed to

verify scope of work is clear and consistent,

increasing the chances of more accurate

and timely bids from trade contractors.

INTERDISCIPLINARY


BUILDING SYSTEMS

BID-ABILITY


All building systems are independently

reviewed for design integrity,

coordination and completeness.

I N T E R D I S C I P L I N A R Y C O O R D I N A T I O N

“LOCATION OF ROOF ACCESS LADDER WILL CONFLICT WITH DUCTWORK

ABOVE. COORDINATE WITH SHEET M1.07U.”

WHAT IS REVIEWED?


“FULL HEIGHT INTERIOR PARTITIONS WILL NOT WORK WITH RETURN AIR

PLENUM SYSTEM.”

WHAT IS REVIEWED?


“POWER IS MISSING TO WATER COOLER.”

WHAT IS REVIEWED?


“DIAGONAL BRACE FRAMES ARE PASSING DIRECTLY THROUGH DOOR OPENINGS.”

WHAT IS REVIEWED?

“ELEVATOR OVERRUN ENCLOSURE AND SKYLIGHT ARE TOO CLOSE TO EACH

OTHER. FLASHING CANNOT BE INSTALLED AS DESIGNED.”

B U I L D - A B I L I T Y

WHAT IS REVIEWED?

“HOW IS DRYWALL INSTALLED BEHIND STRUCTURAL STEEL COLUMNS?”


WHAT IS REVIEWED?

B I D - A B I L I T Y

WHAT IS REVIEWED?

PLANS

FRONT END BID DOCUMENTS

SPECIFICATIONS

B I D - A B I L I T Y

WHAT IS REVIEWED?

“PROVIDE DETAILING OF ROOF OVERHANG. HOW IS IT ATTACHED TO

THE STRUCTURE?”

DannyWHAT IS REVIEWED?


B U I L D I N G S Y S T E M S

WHAT IS REVIEWED?

REVIEW TEAM

PROJECT MANAGER

SUPERINTENDENT PROJECT ENGINEER

ESTIMATOR

GENERAL CONTRACTOR

ALTHOUGH TEAM MAY HAVE DECADES OF CONSTRUCTION EXPERIENCE, THEY ARE USUALLY LIMITED ON CR EXPERIENCE

BROAD RANGE OF EXPERIENCE AND VARIETY OF ROLES CAN BE A BENEFIT TO THIS METHOD

A THOROUGH CONSTRUCTABILITY REVIEW IS EXTREMELY TIME CONSUMING. PROJECT TEAMS ARE TYPICALLY JUGGLING MANY THINGS AT ONCE, MAKING IT A CHALLENGE TO DO IT PROPERLY.

EFFECTIVE ON SMALL / SIMPLE PROJECTS

REVIEW TEAM

LEAD REVIEWER

ARCHITECTURAL SPECIALIST

STRUCTURAL SPECIALIST

MECH/PLUMB SPECIALIST

ELECTRICAL SPECIALIST

SUGGESTED FOR MEDIUM TO LARGE SCALE PROJECTS

THE WORKLOAD IS SPREAD ACROSS MULTIPLE SPECIALISTS, RESULTING IN A THOROUGH REVIEW AND ACCEPTABLE TIMEFRAMES

LOOK FOR TEAMS WITH ACTUAL CR EXPERIENCE…THE MORE, THE BETTER

TYPICALLY MORE COSTLY, BUT THE PAYBACK DURING CONSTRUCTION IS MUCH GREATER

CM FIRM / THIRD-PARTY REVIEW FIRM

CHECKLISTSKeep them updated. Plans and issues evolve on every project.

REDLINED PLANS

BLUEBEAM

SAMPLE REPORT

REVIEW MILESTONES

90-95% CD REVIEW

DESIGN TEAM CORRECTIONS


50% CD REVIEW

100% DD REVIEW

1 2 3 54


6

100% CD BACK CHECK

7

EARLY IDENTIFICATION OF IMPORTANT ISSUES THAT MAY REQUIRE REDESIGN

FOCUSED ON MAJOR COMPONENTS

GOOD VALUE ON LARGE/COMPLEX PROJECTS

2 TO 3 WEEK REVIEW TIME

90-95% CD REVIEW



50% CD REVIEW

100% DD REVIEW

1 2 3 54


6

100% CD BACK CHECK

7

REVIEW MILESTONES

90-95% CD REVIEW



50% CD REVIEW

100% DD REVIEW

1 2 3 54


6

100% CD BACK CHECK

7

REVIEW MILESTONES

DUE TO LACK OF DETAIL, CANNOT BE AS THOROUGH AS 90-95% CD REVIEW

COMPLETE REVIEW OF THE ENTIRE PROJECT

GOOD STARTING POINT FOR MOST PROJECTS

IDENTIFY HUNDREDS OF ISSUES EARLY


90-95% CD REVIEW



50% CD REVIEW

100% DD REVIEW

1 2 3 54


6

100% CD BACK CHECK

7

REVIEW MILESTONES

90-95% CD REVIEW



50% CD REVIEW

100% DD REVIEW

1 2 3 54


6

100% CD BACK CHECK

7

REVIEW MILESTONES

EXTREMELY THOROUGH REVIEW IS POSSIBLE

COMPLETE REVIEW OF THE ENTIRE PROJECT

MOST IMPORTANT REVIEW ON ALL PROJECTS (UNLESS BID OCCURS AT EARLIER DESIGN PHASE)

DESIGN TEAM NORMALLY HAS TIME TO RESOLVE ISSUES BEFORE BID


90-95% CD REVIEW



50% CD REVIEW

100% DD REVIEW

1 2 3 54


6

100% CD BACK CHECK

7

REVIEW MILESTONES

90-95% CD REVIEW



50% CD REVIEW

100% DD REVIEW

1 2 3 54


6

100% CD BACK CHECK

7

REVIEW MILESTONES

UNRESOLVED ISSUES WILL LIKELY SHOW UP DURING CONSTRUCTION, CAUSING RFI’S, CHANGE ORDERS, OR DELAYS

SIMPLE, BUT EXTREMELY IMPORTANT STEP

PERFORMED ONCE DESIGN TEAM HAS INCORPORATED COMMENTS


DELIVERY METHODS

MOST COMMON FORM OF PROCUREMENT FOR PUBLIC AGENCIES, ALTHOUGH THERE ARE MOVEMENTS TOWARDS LEASE-LEASE BACK, MULTI-PRIME, ETC.

CONTRACTOR NOT INVOLVED UNTIL PROJECT IS BID AND AWARDED

LOW BID TYPICALLY WINS MAJORITY OF BID PROJECTS

OFTEN, THE BIDDER WHO MISSES THE MOST, WINS THE PROJECT…THEREFORE, IS CHANGE ORDER HUNGRY

DESIGN-BID-BUILD DESIGN-BUILDNEGOTIATED/GMAX CM@RISK

UNLESS A DILIGENT BIDDER IS INTERESTED IN SUBMITTING PRE-BID RFI’S, CONFLICTS, ERRORS AND OMISSIONS ARE NOT FOUND…UNTIL THE AWARDED CONTRACTOR STARTS UP

THIS DELIVERY METHOD IS MOST PRONE TO CHANGE ORDERS. OWNERS SHOULD KEEP AN INTERNAL CONTINGENCY OF 5-10%.

CONSTRUCTABILITY REVIEWS ARE EXTREMELY CRITICAL WITH DESIGN-BID-BUILD

CONSTRUCTABILITY REVIEWS CAN MITIGATE MANY OF THE ISSUES. OWNERS SHOULD USE INTERNAL STAFF OR THIRD PARTY TO CONDUCT REVIEW AND NOT RELY ON THE DESIGN TEAM

DELIVERY METHODS

THE MOST COMMON FORM OF PROCUREMENT FOR PRIVATE CLIENTS

CONTRACTOR IS SOMETIMES INVOLVED DURING PRECONSTRUCTION. IF SO, THEIR CONSTRUCTABILITY REVIEW IS CRITICAL.

THE CM SHOULD OVERSEE THIS PROCESS AND REVIEW ALL DOCUMENTS SINCE NOT ALL CONTRACTORS PUT IN THE BEST EFFORT

PRECONSTRUCTION FEE CAN OFTEN GO TO THE CONTRACTOR WITH IT BEING RETURNED OR PRORATED SHOULD THEY BE AWARDED THE CONTRACT


THE CONSTRUCTABILITY REVIEW MAY NOT CAPTURE ALL ISSUES, BUT SHOULD MITIGATE MANY. OFTEN A CONTINGENCY WITH THE CONTRACTOR SHOULD COVER E&O.

DELIVERY METHODS


OWNER HAS ONE CONTRACT WITH THE DESIGN-BUILD TEAM (CONTRACTOR OR ARCHITECT LED)

THE OWNER’S RISK IS LIMITED WITH DESIGN-BUILD

REGARDLESS OF THE DELIVERY METHOD, ALL PROJECTS CAN BENEFIT FROM THE CONSTRUCTABILITY REVIEW PROCESS

CONSTRUCTABILITY REVIEWS ARE EXTREMELY IMPORTANT TO THE DESIGN-BUILD TEAM, SINCE THE CONTRACT AND ARCHITECT ARE WORKING TOGETHER AND BOTH ARE MUTUALLY LIABLE FOR THE SUCCESS OF THE PROJECT

DELIVERY METHODS

THE CM@RISK DELIVERY METHOD HAS THE ADVANTAGE OF REDUCING RISK TO THE OWNER, BUT NOT ALL RISK.

THE CM FIRM IS TYPICALLY INVOLVED EARLY IN THE DESIGN PROCESS AND SHOULD PERFORM CONSTRUCTABILITY REVIEWS AT VARIOUS STAGES DURING DESIGN

CONTINGENCIES THAT CAN COVER CHANGE ORDERS RESULTING FROM POOR PLANS ARE LIMITED AND ANY OVERRUNS WILL STILL FALL ON THE OWNER


DURING THE CONSTRUCTABILITY REVIEW, THE CM CAN REQUEST VALUABLE FEEDBACK FROM SUBCONTRACTORS

BENEFITS

CHANGE ORDERS

RFI’S

COST OVERRUNS

SCHEDULE DELAYS

DISPUTES & LITIGATION

SIGNIFICANTLY REDUCE…

IMPACT ON CHANGE ORDERS

0

1

2

3

4

5

6

7

8

9

10

11

12

2008 2009 2010

CHANGE

ORDER %

PROJECTS WITH CONSTRUCTABILITY REVIEW

PROJECTS WITHOUT CONSTRUCTABILITY REVIEW

7.2%

2.1%

9.7%

4.2%

7.6%

2.3%

STUDY SHOWED 65% REDUCTION

IN CHANGE ORDERS

ROLE OF THE DESIGN TEAM

RESOLVE ISSUES AFTER EACH REVIEW

PROVIDE RESPONSES TO EACH COMMENT

PROVIDE CLARIFICATION AS NEEDED

EXPECTATIONS

NOT ALL ISSUES WILL BE FOUND

CHANGE ORDERS AND RFI’S WILL NOT BE ELIMINATED

DESIGN CHANGES AFTER REVIEW(S) WILL ALSO CAUSE ISSUES

EXPECT 50%-75% FEWER CHANGE ORDERS & RFI’S

3-4 WEEK SWEET SPOT

ISSUES

TIME

DIMINISHING RETURNS

BIM VS. CONSTRUCTABILITY REVIEW

BIM “CLASH DETECTION” SHOULD NOT BE USED AS A REPLACEMENT FOR CONSTRUCTABILITY REVIEW

CLASH DETECTION IDENTIFIES TWO OR MORE COMPONENTS THAT TAKE UP THE SAME SPACE, BUT WHAT ABOUT THE COMPONENTS THAT ARE MISSING?

PLANS MUST BE REVIEWED DUE TO THE FACT THAT THEY ARE USED FOR BIDDING, NOT THE MODELS

CLASH DETECTION IS EXTREMELY VALUABLE WHEN TRADE CONTRACTORS ARE ON BOARD GOING THROUGH THE MEP COORDINATION PROCESS.

QUESTIONS

AND

ANSWERS?

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