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8/6/2019 JohnMoebes

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Integrated Project Delivery at

Crate&BarrelJohn Moebes, AIA NCARB

Director of ConstructionCrate&Barrel

[email protected]

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Crate&Barrel

Founded in 1962

Headquartered in

Northbrook, IL

145 Stores

$1.4 Billion Annual Sales

7,000 Employees

Retailers of Housewares &

Furniture Emphasis on People,

Product and Presentation

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Crate&Barrel

We don’t use prototypes

Each store is a unique

design. No efficiency

Complex articulation in planand elevation

Neo-Modernist approach todesign and detailing

Difficult materials to source

High sensitivity to deliveredfacility. Building as Brand

End users have powerfulvoices.

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Crate&Barrel

What doesn’t work withtraditional delivery:

Longer production ofContract Documents

Long Lead Items cannotbe procured early

Subcontractors cannotprovide input in detailingand specifications

Team Members stilloperate in their traditionalsilos of risk and reward

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Crate&Barrel

Advantages we havein implementing IPD

Same consultants

Same construction

managers

Same Systems

Same end goalWillingness to absorbmore project risk

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Crate&BarrelOur process

In House Architecture andDesign produces SchematicDesign package

In House ConstructionDepartment acts as CM atAgency

Outsourced AssociateArchitecture (CDs & CA),Structural Engineering, MEP

Engineering CM at Risk using the 1997

AIA A111 and A201 contract

Large Amount of OwnerFurnished Materials

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Crate&BarrelOur schedules

6 week conceptual designphase

24 week document schedule 32 – 42 week construction

schedule

4 week commissioningperiod

Start after January 15th

Finish before November 15th

Only open on a Thursday

One opening per week

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Crate&BarrelCosts

A/E: $450,000

CM@Risk $9,000,000

OFM $1,500,000

FF&E $1,500,000

Misc $550,000Total $13,000,000

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Crate&Barrel

We like to think of Integrated ProjectDelivery as the difference betweenMixtures, Solutions, andCompounds.

Mixtures: two or more Entities whichhave been organized such thateach Entity retains its owntraditional identity and is active onlyduring certain phases of the

processSolutions: A mixture of two or more

Entities which have been organizedand managed such that each Entityhas a non-traditional identity during

most phases of the processCompounds: A Solution of Entities

which have been organized andmanaged such that each Entity hasan identity defined by the

compound during all phases of theprocess. A compound usually hasproperties unlike those of itsconstituent elements.

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Crate&Barrel

Our Basic Principles

Focus on optimizing our

scheduleAdjust traditional projectroles to support the

scheduleOrchestrate meaningfulcollaboration

Eliminate Low Value-AddSteps

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Crate&Barrel

Most traditional (non-integrated) delivery

methods produce Mixtures

Most IPD thinking produces

Solutions

At Crate&Barrel, we are tryingto create a process thatproduces Compounds

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Crate&Barrel

• Integration Steps

• Performance Metrics

• Workflow Standards

• AECO Team Solution

• Prime SubcontractorAwards

• Long-Lead Systems

• Operations Inclusion

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Crate&Barrel

• Performance MetricsIntegration

• What will make this project asuccess to us.

• Presentation of the Owner’sPro Forma and Budget

• Discussion amongst theTeam of all soft costs, fees,general conditions, general

requirements, billing rates,etc.

• Everyone knows whateveryone else’s Risk &

Reward profile is

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Crate&Barrel

Workflow StandardsIntegration

• Web-based ProjectManagement for more and

more workflow

• Acrobat file format for alldeliverables

• BIM deliverables• Web conferencing with sync

Audio that is recorded andstored

• Owner-controlled shippingand reprography

• Blackberrys

• Synchronized Travel

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Crate&Barrel

• AECO Team Solution

• People will not integrate if theydon’t like or respect each other.

• Use consultants with long-standing relationships to theother team members

• Good integration occurs with ahealthy mix of experience anddiversity on a team.

• Integrated teams will suffer frommembers that are close-mindedand conservative.

• Avoid design-build in theconstruction phase if integrationis improved in the earlier phases.

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Crate&Barrel

• Prime SubContractor Integration- Steel

• Early Contract to Owner (Cost

Plus w/GMP), later assigned toCM via a novation agreement.

• Selection criteria includes abilityto work with an AE design team.Software/person-ware

• Require conference-style reviewof shop drawings with AE.

• Fabricator must be included in allMEP/FP coordination.

• A good fabricator-member willwant to educate the team aboutroll dates, Fab-Trol, etc. And willwant you to tour their shop,

which you should takeadvantage of.

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Crate&BarrelOne of Our Strongest IDP Partner: SteelFAB

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Crate&BarrelOur Greatest Success: Steel, Steel, Steel

Benefits from:

Good SER and Fabricator relationship;

Mutually Beneficial Use of BIM: RAM toTekla; and

A Process-Oriented Fabricator

Have been:

190 tons to 140 tons Average ProjectWeight

Fabrication Times reduced from 6weeks to 2 weeks.Shop Drawings Produced in 3 weeksinstead of 6 weeks.

Erection Times reduced to 3 weeks from6 weeks.

Almost Complete Elimination of FieldRe-Work due to Fabricator Error

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Crate&Barrel

• Prime SubContractor Integration – MEP/FP

• Early Contract to Owner (Cost

Plus w/GMP), later assigned toCM via a novation agreement.

• Selection criteria includes abilityto work with an AE design team.Software/person-ware

• Require conference-style reviewof shop drawings with AECM.

• Mechanical Subcontractor musthold the third tier subcontracts

for the plumbing and fireprotection for coordination andscheduling purposes.

• Selected MCs must have digital

design/fabricate/install systemsin place.

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Crate&BarrelThe New Kids on the IPD Block: Hill Mechanical, Johnson

Controls, JF Ahern

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Crate&Barrel

• Long Lead Systems

• Pre-purchase all materialsthat have lead times thatexceed the CM schedule.

• Systems that containengineering, fabrication,delivery, installation andcommissioning must betreated the same as AEconsultants. We maintainseparate contracts with these

Entities.• Systems Providers provide a

Readiness Checklist for theircomponents that is included

in the Contract Documents.

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Crate&BarrelOur Current Focus: Pre-Fabrication and Modularization

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Crate&Barrel

• Operations Inclusion

• Business Critical SystemsProviders are brought in prior to

SD to begin planning design,procurement, , fabrication,delivery, installation,commissioning, and operationsintegration

These Providers may be Owner-Contracted, some may be CM-Contracted.

Specifications and detailing

conducted with Providers, AEs,CMs, and Operations to integrateall facets of need.

Such integration has led tomodularization and

prefabrication of switchgear anddoors

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Crate&Barrel

Things we have learnedthat do not work with

IPD Activating team memberstoo early

Procuring material tooearly

Focusing Technology of

the wrong trade

Silo-Scheduling

Design-Building the wrongthing

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Crate&Barrel

Things that we will neverrepeat with IPD

AEs that didn’t understandcritical fabrication issues

Assemblies that were

procured too late andcaused overtime

CMs that didn’t

understand operationsconcerns

Spending one month of

time reworking mis-coordinated disciplines

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Crate&Barrel

Success Stories

CD schedules have reducedfrom 24 weeks to 8 weeks

Well Coordinated ContractDocuments

Transparent Workflow

Tonnage reduction from 220to 160 tons.

“Well Liked” HVAC systems

Elimination of overtimecharges due to late deliveries

Happier projects

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Questions

[email protected]