Overview

 

MART, Inc. has been successfully serving the North Texas construction market for over 30 years. During that period, we have worked with many of the local municipalities and Architects with projects up to $6.5M. We have established an excellent reputation by maintaining responsive, personal service for our customers.

 

Educational facility planning, design and construction should cause a sense of pride in the community, allow classrooms and offices to be easily accessible, maintain a pleasing look, and provide an enduring landmark. In short, it requires more than just an ‘experienced’ Construction Manager. It requires a CM with experience dealing with the delicate needs of educational facilities, preferably in the local market.

 

MART, Inc., has the ability to lead through the construction management process that will meet the needs and exceed expectations.

 

Project Management

 

MART, Inc. emphasizes a true team approach to construction management. We consider the Owner to be a vital member of the team. The Owner, MART, Inc., and all necessary resources involved will form the core team for the projects.

 

MART, Inc. will be the point of contact and provide overall Project Management, including:

 

·         Cost Control

·         Bid Procurement

·         Schedule Management

·         Quality Control

·         Construction Management

·         Subcontractor Management

 

Quality Control

 

COST CONTROL: MART, Inc. will supply this project with an extensive database of current construction cost information. We will utilize a variety of data in preparing initial project budget and later in developing statements of probable construction cost. Some of the data we use includes:

 

·         Updated historical cost data from previous projects

·         Construction cost data obtained from national firms such as R.S. Means

·         Construction cost information obtained from local subcontractors

·         Construction cost data from current projects.

 

This cost database, used to develop our cost models and line item estimates, is based on local market conditions and construction practices.

 

A preliminary cost model will be established at the beginning of the project based on current historical data for each building component, i.e. site work, foundations, exterior enclosure, building systems, etc.

 

The initial cost model will be presented with cost per square foot totals based on preliminary program estimates and gross square footage multipliers. As planning and design phases proceed, the cost model will be updated to more closely represent actual conditions and provide comparative cost information for concept alternatives. Once a concept direction has been established, a detailed line item estimate will be prepared utilizing information provided by local subcontractors. An escalation factor will also be added to provide a final conceptual construction cost estimate.

 

Value Engineering

 

At any point during the design process we determine the stated goals of the project cannot be achieved for the established budget, we will conduct a Value Engineering (VE) study. Value Engineering is an organized and systematic approach to the comparison of alternative building systems for the purpose of identifying and deleting unnecessary costs, thereby adding more “bang for the buck”.

 

Although VE can be done at any stage of the design process, it is most effective in the early stages of project development. VE decisions made during the early stages of design can improve scheduling by eliminating redesign.

 

 

The VE process improves overall project value by:

 

·         Identifying systems and functions

·         Identifying life-cycle costs of functions

·         Developing alternative systems which perform identical functions while maintaining quality and controlling life-cycle costs.

 

In order to control construction costs we carefully study our design decisions to

insure our projects are easy to construct. Our design considerations include, but are not limited to, the availability of materials and equipment; the degree of ease or difficulty to construct the design; detailing; suitability of materials and systems for the intended design use; initial cost vs. life cycle costs; and annual maintenance costs.

 

During each phase of work, we develop “Statements of Probable Construction Cost” (SPCC). As design work progresses, the SPCC become more refined. During the Design Development and Construction Documents phase of work the SPCC are based upon actual calculated quantities of materials and the associated unit prices.

 

Project Schedule Control

 

Schedule control is a key aspect of a project’s success. Our experience has shown there is a direct relationship between keeping a project on schedule and the final, overall project cost. For this reason, our approach continually stresses the importance of schedule control to all employees.

 

Our overall philosophy on schedule control is to develop with the owner a tight but achievable schedule and to aggressively monitor the schedule throughout the life of the project.

 

There are several levels of control that are important in our approach. The first of these is a computerized reporting system. This system provides the Project Manager with a weekly report that indicates how well the project is performing relative to our own budget and goals. This report is a useful general indicator of the project’s progress.

 

More important is our development of a project task plan. We do this by:

 

·Identifying in detail the tasks to be accomplished.

·Combining tasks with calendar days and man days per week for each task to form a work plan.

·Balancing this plan in light of the client’s needs, manpower availability, holidays, vacations, team size and team capabilities.

 

The plan identifies for both the design team and the client all of the major decision-making milestones. These are the key points along the way when alternatives will be developed, reviewed, modified, evaluated and when final decisions will be required.

 

This approach successfully allows the client’s Project Representative to readily understand the times the staff and decision-makers will be involved, their expected level of participation, the kind of information they will have to provide, and the time-frame in which they must arrive at specific decisions.

 

Coordination of Multi-Bid Package Procurement

 

After Construction Drawings are complete, the project will be reviewed and broken into appropriate bid packages. A minimum of three bids will be received on each bid package to insure the best value for the school district. To provide adequate coverage and competition, MART, Inc. will aggressively

solicit subcontractor bids via the following channels:

 

·         Advertise in Local and Metroplex Newspapers

·         CIN (Construction Information Network)

·         iSqft

·         BlueBook Online

·         Contact preferred Subcontractors

 

Subcontractor Management

 

Selection of experienced, professional subcontractors insures the project will meet both the time constraints and quality goals. During the initial selection process, we will review the three lowest responsive bids. We then contact the subcontractors, request six references and copies of their insurance. After contacting the references, we determine the best subcontractor for the project based on the following criteria:

 

·Capability to meet Client’s needs

·Past experience with subcontractor

·Responses from references

·Bid price

·Ability to meet insurance requirements

 

Once the selection is made, an evaluation sheet of proposed subcontractors can be provided for the School District’s review and approval. Experience has demonstrated the value of taking time on the front end of the project to properly evaluate subcontractors.

 

After contracts are issued, a preconstruction meeting is set. During this important meeting, the following ‘Best Practices’ are established:

 

·         Chain of authority

·         Construction schedule, sequencing, and milestones

·         Establish goal of ‘zero punch list’

·         Safety practices

·         Review and posting of all emergency phone numbers

·         Regular subcontractor meetings

·         Site logistics: parking, storage, temporary facilities

 

During the construction phase, the superintendent maintains daily reports, which include information on each subcontractor’s performance. Information gathered includes number of workers, work accomplished, any issues, deliveries, etc. Regular subcontractor meetings and safety meetings are held to review schedule, deliveries, RFI’s, change orders, and status of as-builts and close-out documents.

 

Project Reporting

 

Every step of the project will be documented. Meeting minutes will be recorded by MART, Inc. The minutes will include topics discussed. Any open topics will be assigned to the appropriate person with the anticipated date of completion of the topic. These items are moved to old business to be discussed at the next meeting. Meeting minutes are distributed to all in attendance for approval.

 

 

Requests for Information (RFI’s), any proposed change requests, Contingency Expenditures, and two week Look Ahead Schedules are reviewed at each meeting. All reports are computer generated on industry acceptable forms.

 

During the construction phase of the project, Daily Reports are kept by the project Superintendent. Additionally, digital photos are taken throughout the project and distributed on CD.

 

For more information on project reporting, refer to the Project Documentation section.

 

Pre-Construction and Design Process

 

MART, Inc and the Architect along with our consultants, propose to combine our experience in the programming, site analysis, cost estimates, master planning, and design of similar projects with the client’s detailed knowledge and insight to their particular needs.  We believe this cooperative team effort will result in a truly successful project.

 

Our approach to each project is unique, with no set solutions or preconceived ideas.  We believe that each school project is unique.  Therefore, we try to express the “spirit” of the school in our construction management style.  We will work closely with you.  We seek out your goals and listen intently to what you say.  You will participate, comment, critique, advise, and be involved every step

of the CM process. The result of this true team approach will be a well accepted project. This will make a difference in the lives of the people who use the buildings.

 

The Work Plan - At the beginning of the project MART, Inc. Work Plan that identifies and defines all tasks to be performed in each phase of work.  It will also include a project schedule that identifies the time frames for completion of each portion of work and establishes dates for Owner reviews. The basic steps within the Work Plan will include:

 

·         Project Initiation

·         Site Analysis

·         Architectural Programming

·         Master Planning

·         Schematic Design

·         Design Development

·         Construction Documents

·         Bidding/Negotiation

·         Construction Administration

·         Follow Up

 

STEP I - PROJECT INITIATION

 

Project Initiation Meeting - A kick-off meeting will be held for all key team members including ISD officials, MART, Inc., the Architect and any needed consultants.  The meeting will be used to:

 

• Define each team member’s role and responsibility during the project.

·         Establish the project’s schedule and identify all critical meetings and milestones.

·         Confirm methods, procedures, and key individuals responsible for approvals.

·         Define the preliminary list of data to be collected and identify the appropriate sources.

 

Vision Session – MART, Inc. and the Architect will conduct an interactive work session at which time all participants will have an opportunity to share their vision for the project.  Primary objectives and goals for the project will be identified. These goals and objectives will serve as the performance criteria for the project.

 

STEP II - SITE ANALYSIS

 

MART, Inc. and the Architect will inspect the site to verify all project related information such as existing land use, traffic patterns, site ingress and egress, topography, drainage, utilities, sun angles, prevailing winds, trees and vegetation, adjacent neighborhoods, and any other site elements that will impact our design decisions.  Detailed consideration will also be given to any adjacent existing buildings and neighborhoods.

 

STEP III - ARCHITECTURAL PROGRAM DEVELOPMENT

 

We will work with the Architect of choice on developing an Architectural

programming method that involves holding a series of meetings with all interested parties to solicit input, opinions, and ideas.  Throughout the process we will continually keep you updated as to our design ideas, thoughts, and progress. 

 

We have experience working with Architectural firms who have developed the initial phases of design through methods outlined here.

 

Obtaining Input from Users - A critical step in the process involves obtaining information, ideas, and the thoughts of the project’s ultimate users – ISD officials, staff and students.

 

The process for developing an Architectural program involves determining how much space is required for each function and establishing the proper relationships between functions and/or facilities. The steps would include, but not necessarily be limited to, the following: 

 

·         Develop a Programming Questionnaire to be used for obtaining input from key school district personnel and officials.

·         Review proposed questionnaire with the school district’s project representatives.

·         Finalize Programming Questionnaire.

·         Meet with staff to distribute and explain questionnaire objectives, content, and schedule.

·         Collect completed questionnaire and perform a preliminary analysis of data received.

·         Identify staff members to be interviewed and develop an Interview Schedule.

·         Conduct interview sessions with key personnel and school district officials to review questionnaire responses and to fill in gaps in missing data.

·         Analyze and tabulate all received data into the final Architectural Programming Document.

 

Defining Facility Needs & Space Requirements – MART, Inc. and the Architect of choice would work together to  develop a preliminary Architectural program that describes current and future building needs in terms of square footage requirements and desired relationships.  These projections will be based upon the information gathered from surveys, interviews, and meetings.  In addition we will also draw upon our past experience in similar projects.  We would:

 

·         Identify and define all needs.

·         Establish square footage requirements by department and by facility.

·         Establish departmental relationships.

·         Establish user and operational requirements.

·         Establish maintenance requirements.

·         Establish options for higher future growth.

 

STEP IV - MASTER PLANNING

 

Alternative Master Plan Concepts - Based upon the knowledge of your building needs, gained from developing the Architectural Building Program, the information gathered from studying the client site, and the information obtained

from analyzing the existing buildings MART, Inc. and the Architect of choice would:

 

Develop an initial set of preliminary master plan concepts.

Test and compare each concept to the Architectural Program.

Develop preliminary budgets and cost estimates for each concept.

Review each concept with the client.

 

Preparation of the Final Master Plan - After reviewing alternative master plan concepts with the ISD, MART, Inc. and the Architect will develop the preferred concept into a final master plan for the municipal complex. 

 

Development of Final Project Budget & Cost Estimates - The budget for the project will include the following:

 

Building Construction

 

·         Sitework & Demolition

·         Parking & Sidewalks

·         Utilities

·         Landscaping

·         Furniture

·         Equipment

·         Telephone/Data

·         Audio/Visual Equipment

·         Professional Fees

·         Surveying

·         Materials Testing

·         Printing & Other Miscellaneous Expenses

·         Contingency

 

Presentations - MART, Inc. and the Architect would present the Master Plan to team members. Comments, corrections, and other modifications obtained during these presentations will be incorporated into the final document as requested by the client.

 

STEP V - SCHEMATIC DESIGN

 

During the Schematic Design Phase (SD) we will develop the approved Building Program into design solutions.  Adjacency (bubble) diagrams will be used initially to study relationships of elements, including rooms and spaces within the building.  Later these diagrams will be refined into floor plans.

 

During SD, MART, Inc. and the Architect would update the total Project Budget estimate for the project. 

 

Site plans, floor plans, elevations, 3-D design drawings, renderings, and models (as required) would be prepared to explain the SD of the projects to the school district to use during any necessary bond campaigns. 

 

A design charette meeting would be held with school district personnel and Design Team to identify elements of key importance for the project. Preliminary Architectural sketches are presented to establish a starting point for client input.

 

Step VI - Design Development

 

Upon approval of the Schematic Design by the client, the Design Development Phase (DD) will begin. This phase of work consists of refining the Schematic Design.  Our design process, from master planning, to Schematic design, to the preparation of Construction Documents is a continual process of refinement.  Each portion of the project will be developed in more detail.  DD documents will consist of drawings and outline specifications for all Architectural, structural, and acoustical items.  We will also coordinate all engineering design efforts.

 

During DD, MART, Inc. and Architect will again update the cost estimate for the Project.  Other issues that affect cost (the availability of materials, the ease of construction, value, etc.) will also be considered.

 

Step VII - Construction Documents

 

Upon the school district’s approval of Design Development documents, MART, Inc. and the Architect will begin the Construction Documents Phase (CD’s). MART, Inc. and the Architect will continually review the CD’s with the school district as they are developed.   

 

The CD’s will consist of detailed construction drawings and specifications that fully define and explain the scope of the project.  The CD’s will be used to obtain bids from the sub-contractors and to construct the project.  The CD’s will also serve as the basis for the Construction Contract.  Documents will include all necessary Architectural, structural, and civil drawings and specifications.  Engineering drawings will be coordinated with the other drawings and specifications.

 

During CD phase MART, Inc. and the Architect will once more update the project’s cost estimate. We will provide all necessary drawings and specifications as required to prepare the estimate. If necessary, alternates will be included in the final contract documents.  Upon completion of this phase of work, MART, Inc. and the Architect will submit final CD’s to the client and all other required governmental agencies for review and approval. 

 

Step VIII - Bidding/Negotiations

 

Upon completion and approval of the CD’s, the Bidding Phase of the project commences.  During this phase, MART, Inc will:

 

·         Distribute the Construction Documents to potential contractors and bidders

·         Conduct a pre-bid conference to review the scope of work with bidders

·         Answer questions from bidders

·         Prepare and issue any required addenda

·         Receive bids

 

Step VI - Construction Administration

 

After bids from subcontractors are accepted and contracts are signed, the Construction Administration Phase of work will begin.  MART Inc. will

represent the school district during construction.  We will:

 

·         Conduct a “Preconstruction Conference”

·         Review and process shop drawings

·         Provide an experienced, on-site superintendent to supervise all construction activities

·         Review and process the subcontractor’s monthly application for payments

·         Make weekly job site visits to observe the progress

·         Attend regularly scheduled construction meetings

·         Evaluate the quality of construction

·         Report to the school district via field reports and progress photos. 

 

Project Budgets

 

In order to insure the budget is met, the project budget is reviewed at each meeting. Contingency Expenditure forms are presented to the Owner for approval prior to any expense. At each meeting, a summary of all contingencies and change orders is presented to the Owner for continual monitoring of the budget.

 

Weekly Project Status

 

·         Project status is reported through the following reports:

·         Meeting Minutes

·         Daily Job Reports

·         Requests for Information

·         Job Pictures

·         Summary Reports (Budget and Contingencies)

 

Potential Problems are identified on RFI’s along with impacts and recovery plans. All open RFI’s are reviewed in meetings for resolution.

 

Report Distribution

 

Electronic communication (e-mail) is the preferred method of distribution due to speed and ability to copy all individuals involved. Reports are generated for distribution in pdf, doc or excel format. Hard copy is distributed at meetings.