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Attachment D Comparison of Project Delivery Methods Criteria Project Delivery Method Design/Bid/Build Partnering Construction Manager Contract Manager as Agent Design/Build Bridging (Modified (CM/GC) (Multiple Prime Contractors) Design/Build) Accountability++ Highest accountability ++ Highest accountability + High accountability between - CM acts as owner's agent, so -- Least project control by - Using design consultant between owner, designer between owner, owner, designer and owner may not be directly owner, as most design to prepare partial design, and contractor designer and contractor. As CM involved at involved in many design and and construction issuesprior to contracting with ~ contractor design phase, ability to identify contract issues. As owner are resolved internally by design/build firm, and resolve design issues contracts with several prime the construction provides more owner early improves owner's control contractors, coordination contractor input in final product. of project outcomes, between contractors can However, two separate create accountability issues, design firms are involved for the remainder of the project. Cost +/- public bidding ensures +/- public bidding ensures + Involvement of construction +/- If construction started prior to +/- As design and +/-Owner must duplicate most building for lowest most building for manager in design process final design, phasing of construction are withinsome design costs, in cost, but full cost not lowest cost, but fullshould lower total cost.construction elements means one firm, total costs order to improve control known until end of cost not known until However, if project cost is full construction costs not should be lower. Project over quality of project. project end of project fixed in the design phase, CM known in advance. Public total cost is fixed during Since more conceptual may include higher bidding ensures most building design phase, without design work is available contingency than if design for lowest cost, but multiple direct cost competition, when the design/build were complete. Public bidding contracts reduces overall Contract is awarded on contract is awarded, the of construction elements can control, firm qualifications andguaranteed price for a be required to gain cost experience, so there isbuilding should be more competition, no public bidding predictable. Time Sequential design and 0 Sequential design and + Beginning construction prior to + Can save time if elements of ++ As design and + Bridging requires some bidding take more time; bidding take more completion of design, and project are bid prior to construction are within a design work prior to change orders during time; more addressing construction completion of design single contractor, the contracting with a design construction can include cooperative approach efficiency during design project schedule can bebuild firm, so not all the time delays during construction shortens overall project managed from the schedule advantages of phase avoids delays schedule, inception of design, design/build are gained. Quality + Highest control by owner ++ All parties commit to +/-Early involvement of 0 Quality related to -- Without checks and - Development of basic and designer during quality and positive construction manager ineffectiveness of the balances between design criteria and intent project life, but takes resolution of issues as design and cost estimating construction manager/owner'sdesign and construction, provide more quality effort as contractor a basis for contractual should create consensus on representative in managing owner has limited control control than a pure selection based on bidand working quality; during construction, design and multiple on quality design/build project. not performance relationships CM/GC may focus on costcontractors control at the expense of quality. City Staffing 0/-City has experienced0/- City has experienced +/-Staff requirement unchanged + Can reduce requirements on ++ Greatly reduces City+ Staff requirements Impact project management project management during design phase. Staff City staff dedicated to project staff requirement afterduring initial design staff with a recent history staff with a recent involvement changes frommanagement bid is awarded, phase similar to usual of similarly-sized history of similarly- project administration to design/bid/build process. projects. Would require sized projects. Would quality control during Staff role limited to allocation of staff require allocation of construction phase, general design oversight resources for the life of staff resources for the during construction the project life of the project phase. Impact on City's Highest risks to City are Increased Reduces risk of change Increased project Project cost is Project cost is Risk budget, schedule control collaboration to orders due to flaws in coordination and quality risks, negotiated, not bid. negotiated, not bid. and capability of a reduce risk of delays construction design, butdue to lack of single general Limited City influence on Added cost of two desigr contractor selected byand increase budget increases risk of CM/GC contractor. Total project cost building design and firms involved in the the Iow bid process, control for all parties cutting costs and quality not known until final contracts quality after the contract project, and potential during construction, are bid. is awarded, conflicts over design intent during constructior phase.