Hotel and resort construction continues to be developed, therefor owners, developers and family offices need fast-track resort development strategies in order to create cost-effective concept strategies. The demand for sustainable and safe hotels and resorts amongst the travelling public still remains high. Many owners are compelled to respond quickly to take advantage of this opportunity. When a schedule does not allow for a traditional design/bid/build delivery process, a design/build approach can accelerate this delivery.
With CREATOR’S supporting the overlapping the time and efforts of the concept design team members with the construction team members, by actually combining the skills of these groups, the creates the opportunity to reduce the overall project time.
By fast-tracking this process, it allows an organized final design process to be completed while early construction activity commences. Since a team can only be as strong as its members, it’s important to tap those who have experience in design/build delivery, who can make timely decisions and meet the demands of local building authorities. Extending beyond the initial group, subcontractors hired through bid packages also become design/build team members, allowing the project to move along at a swift pace.
EXPERIENCE COUNTS
If team members have previously worked together, the design/build approach is even more efficient. Having a seasoned team with the right people can be the key to success. In addition to knowing their disciplines, these experts understand the big picture.
CREATOR’S experienced design/build team know the importance of including pre-planning design elements for future use in the conceptual and schematic stages. For example, structural engineering, and mechanical, electrical, and plumbing service lines must be included early in a grading and utility package, long before the detailed design of the entire project is done. Service line sizes must be accurately estimated, or perhaps slightly enlarged, for piping, conduits, and other systems to account for the unknown, in order to provide the flexibility that will accommodate future design elements.
CREATOR’S ARE SKILLED OWNERS REPRESENTATIVES
Essential to the design/build team is the owner/developer or representative who must be ready to make timely decisions in keeping with an accelerated schedule. It is best to have an owner’s representative who is experienced with design/build or who is ready to adapt to a streamlined process. It is preferable for the team to work with a single point of contact rather than a large committee that may be prone to a protracted decision-making process.
This point person must be available to respond to questions beyond the 40-hour workweek and be skilled at quickly arriving at conclusions when major owner/developer decisions beyond the representative’s empowerment are needed. Many times, the representative may enlist members of the design/build team to assist in this consensus-building process.
It is helpful when the rep’s background includes experience working with architects, engineers, and contractors, as well as knowledge of and experience with the particular building type involved. Finally, this individual must be comfortable with his or her position within the corporation, so as to be confident in making decisions.
KEY TEAM MEMBERS INCLUDES
Key design/build team members should include a local building official who understands the project and its schedule and a strong architectural leader who can facilitate permit approvals. Municipal agency permit requirements must be met far in advance. Many times, the building department needs to know in advance that it is permitting the construction of a foundation that is the base for a building that meets all safety standards.
Designers must demonstrate how they’ve accommodated construction for fire and life safety systems as well as accommodation of future building exit systems. Also, it is important that the architect is able to communicate with the building official and follow through with intricate systems that are only conceptually contemplated. This avoids having a foundation designed and no permit with which to build.
Of course, the ability to envision and “bring the concept to life” is as important when the architect sells the concept to planning/zoning, community groups, planning commissions, and other stakeholders.
SUBCONTRACTING
Although it should be the team’s goal to maintain a minimum number of bid packages, they are sometimes necessary. Generally, it is the schedule that dictates when bids (and bid packages) are needed and how they relate to each other based on several factors:
- Availability of sub-contractors: understanding the bid climate and schedule
- Time of year: for seasonal or time-critical work
- The need to identify long-lead items such as elevators. These items may need to be ordered early and may even have separate bid packages.
- The need to achieve design knowledge in the proper increments.
If done properly, construction is uninhibited while the design flows. Also, it is important to develop proper communication with respect to schedules and the big-picture subcontracting issues so that design changes won’t occur too late in the process. For example, the team may spend extra time in electrical design, determining where to bring service in at the right point in a timeline that works with the bid package process rather than in the normal design sequence.
A seasoned design/build team has the history and knowledge to be aware of potential pitfalls before they occur. This is almost as important as working with a dedicated project owner/developer representative. Such a team can meet fast-track schedules, all with the goal of allowing the owner to open high-quality hotel and resort accommodations in time to capture the changing travel market.
So why not discuss your plans with our experienced and innovative CREATOR’S team and let our successful track record show you how we can help you to create a successful realization for your property development endeavours!
To Your Succes!
Bert Bykes @Contact