HomeMy WebLinkAboutResolution - 2007-R0244 - Use Competitive Sealed Proposal Delivery Method - Construction Project - 06/14/2007Resolution No. 2007-RO244
June 14, 2007
Item No. 5.13
RESOLUTION
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK
Section 1. THAT the Director of Purchasing and Contract Management of the
City of Lubbock BE and is hereby authorized and directed to use the Competitive Scaled
Proposal delivery method provided by Subchapter H, Chapter 271, Local Government
Code, as the construction project method providing the best value for the Northwest Little
League Complex and the Southwest Little League Complex
Section 2. THAT Resolution No. 2006-84543 passed by the City Council
November 9, 2006,.is hereby superseded by this Resolution as to any references to the
Northwest Little League Complex.
Passed by the City Council this 14th day of .lune , 2007.
00,
'
DAVID A. KIILLER, MAYOR
(ATTEST:
Garza, City Secretary
APPROVED AS TO CONTENT:
Ran Truesd Community Service Director
APPROVED AS TO FORM:
r
Vandiver, Attorney of ounse
DDres/BestValueSeaiPropN W&S W LittleLeagueRes
June 4, 2007
June 4, 2057
NW Little League Complex
Mr. Randy Truesdell
Parks and Recreation Director
City of Lubbock
1010 9"' Street
Lubbock,Texas 79457
Dear Randy,
Resolution No. 2007-RO244
U-1
A R C H I T E C T S. I N C,
During a recent conversation, you asked me for an architect's opinion of the multiple construction
delivery methods available We discussed the pros and cons of several delivery methods, including
a request for proposal method. also known as. selecting a contractor for construction services
through competitive sealed proposals. We have successfully used this method over the years to
provide completed projects to multiple satisfied clients. Briefly, here are the points of that
conversation, followed by my opinion and observations.
As with all construction delivery methods, the participants must reach a level of trust between
themselves. No method will deliver a satisfying construction experience uniless the relationships
between the owner, the architect, the engineers, and the contractors are not based upon trust and
professional respect for each other In order to be successful, any construction delivery method
must be a team effort.
The traditional construction delivery method does not include all of the team members in the early
design phase, which has its disadvantages. In the traditional method, the owner and
architectlengineers design the project and have only limited access to current construction cost and
availability of materials. The construction professionals do not become a part of the team until after
the project is bid and a construction contract awarded. If the project is over budget, in order to
reduce the construction cost, there must be a great deal of time consumed evaluating the design
and deciding what to remove or down size. Usually, this is not a pleasant experience for the
owner, the architect, the engineer, or the potential contractor. Beginning a construction team
relationship by asking the contractor to lower their bid is not the way to establish trust and respect.
On the other hand, the construction manager method of delivery allows the construction
professionals to be involved with the project while the construction drawings are still being
developed. As design elements and building materials are being evaluated, the contractor, as an
active part of the design team, is asked to investigate the cost of design options and building
materials. Using this information, the architect, the engineers, and the owner can make informed
design decisions as the drawings progress. Having the contractor involved early drastically reduces
or completely omits the unpleasant experience of having to re -design the project after bids are
submitted.
Both of these delivery methods still allow for competitive bidding, striving for the most economical
construction cost, they just arrive at the cost through different paths. The traditional method, after
the drawings and specifications are completed, the general contractor uses these bid documents to
silicate quotes from sub -contractors and then submits their bids as a part of the general
contractor's bid. If accepted by the owner, the project is awarded and construction begins. The
construction manager method, this process is split into at least two separate steps, the first step
commences shortly after the owner accepts the architect's conceptual design In the first step, the
612 Brmdway general contractor is selected via their response to a request for proposals. At this time the
Lubbock,Texas 79401 successful general contractor is awarded a construction manager agreement. no construction cost
006.749.1151 fax 749,1066
architect �i.chapmanhai,Mxom
Cefebraling 16 years of service.
Randy Truesdell, City of Lubbock
June 4, 2007
Page two
has yet been established. The project design and construction drawings continue to be developed by the design
team, which includes the general contractor. When the construction documents are finished and the project team,
including the owner, agrees to the scope of work included in the documents and the project budget, the general
contractor uses the documents to silicate bids from sub -contractors As with the traditional method, on a given
date and at a given time, the sub -contractors submit their bids to the general contractor. Based upon price,
delivery time, and previous experience, the general contractor assembles a list of the sub -contractors they wish to
use on the project and submits this list and the total construction cost to the rest of the design team for review. If
the quoted construction cost exceeds the agreed project budget, it is the general contractors responsibility to
negotiate with the sub -contractors to find alternates to reduce the cost without reducing the scope or quality of the
project. If any revisions are necessary to the construction documents as a result of these discussions with the
sub -contractors, the additional architect's and engineer's time to re -draw or re -write specifications is additional
services. Once the project team is satisfied with the project bids, the general contractor and owner execute a
guaranteed maximum price amendment to the construction manager's agreement. At this point, the construction
begins.
As you and I discussed, a concern of mine is that a clear checks and balance between the design and the
construction professionals be maintained. I have observed projects where the designer and the builder are the
same company with unsatisfactory results. Cn several occasions, my firm has been asked to intervene in order to
complete the project. We have nearly thirty years experience working with the traditional and the construction
manager delivery methods, in my opinion, both methods can be a positive experience. The key to their success is
in the participants. If all parties involved can not reach a level of trust or respect between themselves, neither
method will be successful. Also, the parties must remain open to ideas and be willing to become involved in the
process. Recently, we followed the construction manager method of delivery for two different clients. The
procedure was exactly as described above, with one a positive experience and the other a negative experience.
In the latter, the general contractor, a well respected company in Lubbock, forgot to be a team member and was
terminated. The project has continued successfully with a second general contractor.
Conclusion — because the construction documents for NWLL are completed, t recommend that the City of
Lubbock use a request for proposal method. What i refer to as the traditional method.
You also asked that I provide my opinion of the definition of a facility. According to the State of Texas, Local
Government Code, Article 271.111, Definitions, Paragraph 7, a facility "means buildings the design and
construction of which are governed by accepted building codes". The construction of the little league
baseball complexes are required to have a building permit issued by the City of Lubbock. The building permit
application requires that a Texas Department of Licensing and Regulation, Architectural Barriers, plan review file
number be provided. The building permit also requires that an energy conservation code compliance report be
submitted. The building permit also requires that the architect state that the project documents were prepared in
accordance to the most current adopted building code, in this case, the International Building Code and NFPA
101, Life Safety Code. The project must comply with these building codes in order to be issued a building permit.
If the baseball complexes are required to comply with these rules in order to be granted a building permit, then the
City of Lubbock, Building Department, who is issuing the permit, must also believe the baseball complexes are a
facility. The baseball complexes are a facility, designed for human occupancy My opinion, the complexes are
clearly within the LGC definition. I do not take any exception to the Local Government Code definition.
I am providing you with copies of documents from our most recent Lubbock ISD construction manager project.
The examples provided illustrate the procedures outlined above. If you have any questions or wish to visit in more
depth on this subject, please do not hesitate to call.
Celebrating 16 years of service