Chapple Design Build believes that quality, completion dates, and costs can be brought firmly under control by assigning total responsibility for all these factors to one single entity: the Design-Builder.

Like the master builders of ancient times, Chapple's responsibilities span the entire building process, from conception through completion. To be effective, a design-build organization must combine strong management ability with experience in balancing good design with construction value.

HOW DESIGN-BUILD WORKS

The Design-Builder participates in the conception of the project. He has preliminary designs, working drawings and specifications prepared, and then constructs the facility - all under a "single-source" responsibility contract.

As the Design-Builder learns about the owner's expectations and requirements with regard to size, function, quality, timing and cost, he develops a building program that includes a guaranteed maximum cost.

All these expectations and requirements are interrelated. Function affects quality, for example. A cost decision involving choice of materials can affect the completion date. An integral feature of the design-build method is that all of these important factors are continually balanced during the development of the program, preparation of the working plans and specs and even during the actual construction. Value/Cost/Time studies are run constantly during the planning stage, thus developing a practical solution consistent with project goals for function, quality, time and costs.

In the conceptual and development phase, the Design-Builder conducts feasibility studies. The project's overall viability can be tested via various financial and spatial models. Through expansion of these models the Design-Builder and owner develop a list of specifications and a set of performance criteria that form the heart of the architectural program and a GMAX is established.

It is essential that there be good communication and understanding at this phase, for these preliminary plans and definitions set the tone for the working drawings and establish the scope of work that is the basis for the Guaranteed Maximum costs. Owners must insist on as much detail as they require to feel that their wishes and needs are satisfied. By setting these parameters, the owner's expectations are understood and easier to achieve by the Design-Builder.

During preparation of working plans and specifications, costs are continuously monitored to make certain the GMAX will not be exceeded. "Long-lead" materials and equipment that may affect schedules are identified. If necessary, the project can be accelerated by starting construction while the drawings are still being completed. This requires only proper programming of the drawing production and phasing of the necessary permits.

Ambiguities, misunderstandings and confusion during construction buyouts and execution are eliminated via fully descriptive drawings and contract documents outlining the level of detail acceptable to all parties.

Design-Build should be considered a "one stop shopping" alternative that is ideal from the owner's standpoint. The Owner gets to deal with a single, responsible entity, has maximum freedom in selecting an architectural concept, is assured of quality commensurate with his/her intentions and proceeds with the comforts of cost and schedule guarantees.

BENEFITS OF DESIGN-BUILD

The benefits to be gained in establishing a well-designed and managed Design-Build process include the following:

Single Source Responsibility
With both design and construction in the hands of a single entity, there is a single point of responsibility for quality, cost and schedule adherence. The Design-Builder is motivated to deliver a successful project by fulfilling multiple parallel objectives including aesthetic and functional quality, budget and schedule for timely completion. With Chapple, the owner is able to focus on project scope/needs and timely decision-making, rather than worry about coordination between designer and builder.

Quality
The singular responsibility inherent in design-build serves as a motivation for quality and proper project performance. The Owner's requirements and expectations are documented in performance terms and it is the design-build entity's responsibility to produce results accordingly. The Design-Builder warrants to the Owner that it will produce design documents that are complete and free from error. By contrast, with "traditional" design/bid/build, the Owner warrants to the contractor that the drawings and specifications are complete and free from error. Because it is the Owner's warranty for the design documents under design/bid/build, the traditional approach relies on restrictive contract language, audit and inspection and occasionally, the legal system to ensure final project quality.

Cost Savings
Design and construction personnel evaluate alternative materials and methods efficiently and accurately. Value engineering and constructability are utilized continuously and more effectively when the designers and contractors work as one team during the entire design process. Architectural fees are lower due to streamlining of the design process and early involvement of the Design-Builder.

Time Savings
Because design and construction are overlapped, and because bidding periods and redesign are eliminated, total design and construction time can be significantly reduced. Design-build is ideal for the application of "Fast Track" construction techniques. With design-build, materials and equipment procurement and construction work can begin before the construction documents are fully completed. The resulting time savings translates into lower costs and earlier utilization of the completed facility.

Early Knowledge of Firm Costs
Guaranteed construction costs are known far earlier than in other delivery systems. The entity responsible for design is simultaneously estimating construction costs and can accurately conceptualize the completed project. The decision to proceed with the project is made before substantial design expenditure and with firm knowledge of the final cost.

Improved Risk Management
Performance aspects of cost, schedule and quality are clearly defined and responsibilities/risks are appropriately balanced (individual risks are managed by the party best positioned to manage that risk). Change orders due to "errors and omissions" are virtually eliminated, because the Design-Builder has responsibility for developing drawings and specifications as well as constructing a fully-functioning facility.

WHO'S WHO IN THE PROCESS

The Owner is the individual or company that has equity interest in the project. This usually means the user of the facility or, in some cases, the owner may be a developer who finds himself in a build-to-suit situation for a tenant.

The General Contractor is an individual or organization with the overall responsibility to the Owner for construction of the project. Usually the general contractor will subcontract a large percentage of the work to specialty contractors or material suppliers. His major responsibility is to manage the flow of materials and labor, and to administer planning, organization and cost control.

The Subcontractors the general contractor contracts with must complete their portions of the construction for a stipulated cost according to plans and specifications.

The Architect is responsible for developing the outlined program into working plans and specifications. He has the first responsibility for the functional features and aesthetics for the structure. By law he must be professionally qualified and duly licensed to perform these services.

A Design-Builder assumes full responsibility for all of the roles and procedures in the construction process, in addition to schedule and cost control. He is a general contractor, involved at the start of the building process, beginning with the owner's concept and all engineering and architecture. He has an overall or "single-source" responsibility for the project. This means that he contracts with and consults with all professionals involved throughout the process and establishes and manages the Owner's invesment.

Engineers are professionally qualified and licensed people who perform such services as soils, civil, structural, mechanical, electrical and sanitary engineering. There are further specialties for some projects, such as acoustical and industrial design engineering. Many engineers serve as consultants to the architect and in some cases consult with the owner.

Governmental Agencies such as city, county, state and sometimes federal authorities will be in the act all the way. They will review all plans and specifications for compliance with codes, regulations, ordinances and local customs before issuing the building permit. The building inspectors will follow each phase of construction until completion. You'll more than likely be challenged by the zoning commission, planning department, architectural review board, public works department, fire department, air pollution control board, department of building and safety and others.