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
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
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: 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.
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
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.
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
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
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
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
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
More important is our development of a
project task plan. We do this by:
·Identifying in detail the tasks to
·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
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
Advertise in Local and Metroplex Newspapers
CIN (Construction Information Network)
Contact preferred Subcontractors
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
·Past experience with subcontractor
·Responses from references
·Ability to meet insurance
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’
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
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
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
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
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:
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
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
Define the preliminary list of data to be collected and identify the
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
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,
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
Finalize Programming Questionnaire.
Meet with staff to distribute and explain questionnaire objectives,
content, and schedule.
Collect completed questionnaire and perform a preliminary analysis of
Identify staff members to be interviewed and develop an Interview
Conduct interview sessions with key personnel and school district
officials to review questionnaire responses and to fill in gaps in
Analyze and tabulate all received data into the final Architectural
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.
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
Test and compare each concept to the
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:
Sitework & Demolition
Parking & Sidewalks
Printing & Other Miscellaneous Expenses
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
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
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
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
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
Step VIII -
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
Conduct a pre-bid conference to review the scope of work with bidders
Answer questions from bidders
Prepare and issue any required addenda
Step VI - Construction
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
Review and process the subcontractor’s monthly application for
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
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:
Daily Job Reports
Requests for Information
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.
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.