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Hayley Sumner

Sep 05
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Design-Build Construction: Everything You Need to Know

By Design-Build

Design-Build Construction Guide

 

What is Design-Build Construction?

Design-Build is a construction delivery method where the owner signs one contract for both architectural design services and physical construction. This approach simplifies collaboration, communication, and coordination.

In design-build construction, the architect and general contractor collaborate from project inception, offering unified recommendations tailored to the owner’s needs.

All team members address changes collectively, fostering innovative problem-solving without blame-shifting. Besides single-source contracting, the collaborative culture is equally vital.

Benefits of the Design-Build Approach

  • Single Point of Contact: The owner has one point of contact (the general contractor) for questions and input.
  • Minimizes Owner Risk: More risk falls on the design-build contractor, protecting owners from unexpected costs from design errors and construction delays.
  • Single Contract: Simplifies project management and reduces the potential for conflicts.
  • Emphasis on Collaboration: Increased early-stage collaboration between the general contractor and other team members leads to significant cost savings and a more efficient schedule.
  • Unified Recommendations: General contractors and architects work as a team, providing unified and efficient recommendations.
  • Reduction in Change Orders: Single-source responsibility minimizes costs and streamlines schedules.
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Comparison with Traditional Construction Methods

  • Design-Bid-Build: The owner hires the architect first to develop scope, program, and design, then the project goes out to bid to General Contractors. This separation can lead to siloed communication and costly change orders.
  • Construction Management at Risk (CMAR): A construction manager oversees the project, but design and construction are still separate phases.
  • Integrated Project Delivery (IPD): A collaborative approach involving shared risk and reward among all parties but can be complex to implement.

 

The Design-Build Process

Step-by-Step Guide:

  1. Project Initiation: Define project goals, initial consultation, and create a detailed project brief.
  2. Site Selection: Identify, analyze, evaluate, and secure the optimal site.
  3. Project Conception/Feasibility: Conduct feasibility studies, develop a preliminary budget, assess risks, and seek client approval.
  4. Team Selection: Issue RFQs, RFPs, evaluate proposals, and select the design-build team.
  5. Project Planning/Preconstruction: Hold kickoff meetings, develop detailed plans, and create a risk management plan.
  6. Design: Create schematic designs, develop detailed designs, update cost estimates, and prepare construction documents.
  7. Construction: Mobilize the site, procure materials, execute construction, implement quality control, and conduct regular inspections.
  8. Completion: Perform final inspections, create and address a punch list, conduct a client walkthrough, provide as-built documentation, and formally hand over the project.

Traditional Construction vs. Design-Build Construction Process

Role of the Design-Build Team

The design-build team includes the building owner, general contractor/construction manager, architect, engineers, subcontractors, and suppliers working as a fully integrated team.

Challenges and Solutions in Design-Build

  • Scope Creep: Mitigation through detailed initial planning and continuous stakeholder engagement.
  • Communication and Coordination: Implementing integrated project management tools and regular coordination meetings.
  • Design Quality Control: Establishing rigorous design review processes and early involvement of construction professionals.
  • Risk Allocation: Clearly defined contracts that outline risk responsibilities.
  • Budget Management: Continuous cost monitoring and flexible budgeting.
  • Regulatory Compliance: Early and ongoing involvement of regulatory bodies.
  • Quality Assurance: Stringent QA/QC processes.
  • Subcontractor Management: Careful selection of subcontractors and clear communication.
  • Client Involvement: Establishing clear roles and responsibilities for client interaction.
  • Technology Integration: Adopting compatible and integrated software solutions.
  • Schedule Management: Detailed scheduling with built-in flexibility.
  • Contractual and Legal Issues: Engaging experienced legal counsel.
  • Stakeholder Management: Regular stakeholder meetings and transparent communication.
  • Sustainability and Environmental Concerns: Early integration of sustainability goals.

 

Design-Build vs. Traditional Construction Methods

  • Design-Bid-Build: Unforeseen issues can derail schedules and budgets, whereas design-build’s collaboration uncovers these issues during the design phase.
  • Construction Management at Risk: Provides some integration but lacks the single point of responsibility found in design-build.

 

When to Choose Design-Build Over Other Methods

Design-build is best for larger, more complex projects, offering predictable costs, faster construction, teamwork, total accountability, and fewer change orders. It’s particularly effective for manufacturing projects and projects with well-defined scopes.

Key Players in the Design-Build Process

  • Owner: Creates vision and goals, selects the design-builder, and manages one contract.
  • Design-Build General Contractor: Includes project executives, managers, engineers, and superintendents.
  • Architects and Engineers: Develop designs and provide technical expertise.
  • Subcontractors and Subconsultants: Provide specialized services and expertise.

 

Summit Design+Build Case Studies:

MethodMethod Project

Method’s 157,660 SF manufacturing facility in Chicago’s historic Pullman neighborhood utilized the design-build approach to integrate sustainable features such as a refurbished 230-foot wind turbine and a rooftop greenhouse. The collaborative team managed significant scope changes efficiently, maintaining the project’s schedule and LEED® Platinum status.

“Summit completed the project on time, on budget, and on strategy.”

– Jordan Martin, Method

EJ BaslerEJ Basler

The renovation of an existing industrial warehouse involved selective demolition and the new construction of an addition. Effective communication, thorough pre-construction planning, and integrated project delivery were key success factors.

 

“Our newly constructed production machining facility is amazing; all of our employees are excited to come to work in the new space.”

– Dennis Basler, President, EJ Basler

 

Selecting the Right Design-Build Contractor

Questions to Ask Potential Firms

  • What is your experience with similar projects?
  • How do you manage project scope and changes?
  • Can you provide references from previous clients?

Red Flags to Watch Out For

  • Lack of experience with similar projects
  • Poor communication or transparency
  • Unclear project management processes

 

Future of Design-Build Construction

The future of design-build construction looks promising, with increasing adoption across various sectors. Advances in technology, such as Building Information Modeling (BIM), are enhancing the design-build process, making it more efficient and collaborative. Additionally, new infrastructure legislation is likely to increase the use of design-build for public projects.

 

Quotes from Summit Design + Build Professionals:

Alekhya Pujari, Project Manager: “The design-build method gives us a deeper understanding of your needs and expectations. When we are involved in the design process, we are always thinking about value engineering to meet the budget and schedule proactively. The process is seamless, and the results typically exceed expectations. Not to mention, you know we got it all covered this way!”

Prajit Hari, Project Engineer II: “The design-build approach meant we were involved in the project from the very beginning, back when it was just an ‘idea’. This helped us understand the client’s expectations a lot better and put us in a better spot to manage and ultimately deliver them. It’s a lot more involved than the traditional ‘design first-build later’ approach but at the same time, a lot more rewarding.”

Glenn Miles, Vice President of Project Management: “This integrated approach not only accelerates timelines and optimizes costs but also enhances the quality and innovation of our projects.”

Tony Denofrio, Vice President of Field Operations: “Design-build, as used by Summit, offers a streamlined and collaborative approach that combines design and construction into a single phase, promoting efficiency, cost savings, and improved project outcomes.”

Amber Autumn, Director of Business Development: “Design-build is not just a method; it’s a mindset. It’s about working together from the outset to align our goals, streamline our processes, and deliver exceptional results.”

 

Design-build is not just a method; it’s a mindset. It’s about working together from the outset to align our goals, streamline our processes, and deliver exceptional results.

– Amber Autumn

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Summit Design + Build’s Design-Build Methodology

Summit Design + Build approaches each project by breaking it down into smaller, manageable components. This method, akin to the approach used by design professionals, helps identify the needs and requirements of each subcomponent, ensuring the successful completion of the entire project.

  1. The methodology begins with an initial consultation to understand the client’s vision, goals, budget, and timeline, followed by a thorough site evaluation.
  2. Preliminary design concepts and a feasibility study ensure technical and financial viability. Detailed designs are refined, with comprehensive cost estimates and project scheduling.
  3. Regulatory compliance is ensured before pre-construction planning, which includes resource allocation, subcontractor selection, and risk management.
  4. During construction, daily activities are managed, quality control is maintained, and effective communication among all parties is ensured.
  5. Upon project completion, final inspections are conducted, deficiencies addressed, client training provided, and the project handed over with all necessary documentation.
  6. Post-construction, warranty services and maintenance plans are offered, and client feedback is gathered to continuously improve the process.

This integrated approach ensures efficiency, collaboration, and quality from start to finish.

Processes and Procedures for Cost-Effective and Efficient Solutions

  • Document Control: Day-to-day documentation and project control via Procore project management software.
  • Subcontractor Supervision: Ensuring quality and adherence to project specifications.
  • Quality: Project sequencing, material delivery, and decision documentation.
  • Scheduling: Master schedule development, construction phasing, and logistics.
  • Constructability Review: Monitoring and reviewing contract documents.
  • Procurement Plan: Subcontractor scope reviews, cost savings, and value engineering.

Benefits of Design-Build Approach

Design-Build FAQs

How Does the Design Process Work in Design-Build Construction?

The process starts with the client defining their needs, goals, and budget. The design-build team conducts a feasibility study, develops initial design concepts, and then detailed designs. Early contractor involvement ensures cost-effectiveness and constructability.

Are There Any Drawbacks or Limitations to Design-Build Construction?

While design-build offers many advantages, it may not be suitable for all projects. Potential drawbacks include less control for the owner over the design and the risk of less competitive pricing if not managed properly.

How Does Budgeting and Cost Control Work in Design-Build Construction?

Budgeting and cost control involve close collaboration between the design and construction teams. Early contractor involvement helps identify cost-saving opportunities and manage the budget effectively.

What Are the Typical Timelines for Completing a Design-Build Project?

Timelines vary depending on the project’s complexity and scope. Typically, pre-construction takes 1-3 months, design development 3-6 months, permitting 1-3 months, construction 6-18 months, and close-out 1 month.

Are There Any Specific Legal or Contractual Considerations in Design-Build Construction?

Design-build projects require specific legal and contractual considerations to ensure clarity and accountability. Contracts should clearly define the roles and responsibilities of the design-builder and outline the project’s scope, budget, and timeline to avoid disputes.

Jul 25
Love1

Meet the 2024 Interns

By Industry Insights

Meet Our 2024 Construction
Management Interns

An internship with Summit Design + Build is a great opportunity for college students to learn first-hand what a career in construction is all about! Our internship program is designed so that our interns gain the most valuable, impactful experience while having fun, in the hopes that they come back to grow their careers with us. From day one our interns are immersed in our active construction projects, working side-by-side with our project managers, project engineers, estimators, and superintendents. Over the course of their internship, Summit Design + Build interns also get to conduct multiple site visits followed by intern team lunches. Interns also participate in intern happy hours, lunch and learns, Summit social gatherings and Summit team-building events!

Get to Know Our Interns

We sat down with some of our interns to get an inside scoop of what it is like to intern at Summit Design + Build. We spoke with Atousa Esmaeli (Dual Master of Civil Engineering & Architecture at the University of Illinois at Urbana-Champaign), Kenan Jakupovic (Majoring in Civil Engineering at the Illinois Institute of Technology), Kruitka Jagtap (Majoring in Construction Engineering & Management at the Illinois Institute of Technology), Kosha Shah (Majoring in Construction Engineering & Management at the Illinois Institute of Technology), Noah Boersma (Majoring in Construction Management at Purdue University), and Mark Trejo (Majoring in Construction Science at Texas A&M University). We dove in to learn what intrigues them about the construction industry, what makes them thrive, and what their future construction goals are.

Hometowns:

Atousa: Yazd, Iran

Kenan: Chicago, IL

Krutika: Chicago, IL

Kosha: Mumbai, India

Noah: St. John, IN

Mark: Buda, TX

What has been your favorite part about interning at Summit Design + Build?

Atousa: “My favorite aspect has been the sense of family within the team. Everyone is extremely friendly and accessible, creating a warm and welcoming environment.”

Kenan: “The team are all very welcoming and helpful. Everyone creates a good atmosphere.”

Krutika: “My favorite part about working at Summit has been site visits, from assisting with project planning to witnessing the execution phase on-site, every day has presented new challenges and learning opportunities.”

Kosha: “I’ve really enjoyed the collaborative environment. It’s great to be a part of a team where everyone is incredibly talented but humble at the same time!”

Noah: “Meeting new people”

Mark: “My favorite part of the job so far is getting the opportunity to meet with many new people in my industry.”

What has surprised you the most about interning at Summit Design + Build?

Atousa: “I was pleasantly surprised by how quickly I was accepted into the team and how seamlessly I integrated. Additionally, despite being an intern, I was entrusted with critical aspects of the work, which provided significant learning opportunities.”

Kenan: “What surprised me the most is the level of detail that is taken into every project.”

Krutika: “The Gong Ringing!!!!”

Kosha: “I was genuinely surprised by how much hands-on experience I’d get as an intern working at Summit. From day 1, I’ve been working closely on various projects and it’s empowering to see my input being valued.”

Noah: “Everybody that I have had the opportunity to work with has been really nice”

Favorite Summer Activity?

Atousa: “Chicago is bustling with fun activities during the summer. From enjoying the river walk to attending concerts and shows, there’s always something exciting to do.”

Kenan: “Bike rides and going to the beach.”

Krutika: “My favorite summer activity is taking leisurely beachside strolls followed by some boba tea, it’s the perfect way to unwind and recharge!”

Kosha: “Hiking for sure. It’s exciting getting out in nature, tackling a challenging trail, and overall enjoying everything Chicago has to offer!”

Noah: “Water Skiing.”

Mark: “My favorite summer activity is to go tubing on the river.

If you could be on site of any construction project, what would it be and why?

Atousa: “I would choose to be on-site at the 4315 S Congress project. Its complexity and challenges make it particularly interesting, and I’m keen to observe the detailed coordination in action.”

Kenan: “I’m onsite 4 days out of the week, which is an awesome experience. Very few companies give you such a hands-on experience with construction like this.”

Krutika: “If given the chance, I would love to be on-site for the construction of a luxurious villa in Hawaii/ Tulum! Whether it’s overseeing the installation of custom-designed interiors, ensuring meticulous landscaping, or integrating smart home technologies, every aspect of creating a luxury villa looks like fun and opportunity for creativity!”

Kosha: “I really wish I could check out the Egyptian pyramid while it was being built and find out its construction techniques. I’ve heard the technology used was way ahead of our time and I would like to discover it!”

Noah: “FSU Student Housing – I would like to see the inside of it in person and compare it to the housing at Purdue!”

Mark: “I honestly like where I am at, 4315 South Congress. I’ve never had the experience on working at a job this big before and I enjoy learning everything that goes into running an operation as big as this one.”

Interested in Applying?

Are you a college student looking to dive into the world of construction? For more information about our internship program and to apply, visit our internship page. We look forward to seeing you at Summit Design + Build!

Jun 27
Love1

Completion of Two Burdeen’s Jewelry Locations in Chicago’s Gold Coast

By News

Summit Design + Build Completes Two Burdeen’s Jewelry Locations in Chicago’s Gold Coast

Summit Design + Build recently completed the adaptive reuse for Burdeen’s Jewelry, located at 120 E. Oak Street in the Historic Gold Coast, as well as interior alterations to the existing Burdeen’s Jewelry located at 11 E. Walton in the base of the Waldorf Astoria. The 120 E. Oak project consisted of the interior build-out for Burdeen’s, as well as two luxury flagship stores situated on either side.

Located in the heart of Chicago’s luxury shopping destination, as well as steps away from Lake Michigan and Oak Street Beach, Burdeen’s is the perfect location to visit. The two-story luxury jewelry store located at 120 E Oak consists of over 10,000 sf of retail space. It shares an outer structure and shell with Panerai and IWC. Some of the luxurious features include a watchmaking studio, a transparent glass floor, and a large skylight to illuminate the space with natural sunlight. This is the fourth location for Burdeen’s Jewelry in the Chicago area. Hirsch MPG served as the project architect.

The new space at 11 E Walton features individual luxury brand spaces for Jaeger-LeCoultre, Roger Dubuis, and Piaget. Dunne Kozlowski served as the project architect.

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11 E. Walton Imagery

Jun 19
Love1

Adaptive Reuse Construction: Breathing Life into Old Buildings

By Industry Insights

Adaptive Reuse Construction

Breathing Life into Old Buildings

As cities become increasingly dense and open space for new development grows scarce, a unique approach to urban revitalization is taking hold – adaptive reuse construction. Adaptive reuse construction refers to the process of taking an existing structure and transforming it into something entirely new by renovating it for a purpose beyond its original intended use.

Instead of razing aging office buildings, factories, schools and other obsolete properties, adaptive reuse allows developers to preserve the bones of the structure while reinventing the interior and exterior spaces. An outdated manufacturing plant may be transformed into modern loft apartments or a breathtaking event venue. A vacant multi-story urban office building can be reworked into a new multi-family residential high-rise or mixed-use retail or hospitality destination.

The possibilities are virtually limitless when creative vision is backed by a skilled construction team experienced in executing complex adaptive reuse projects. The benefits extend further than stop at one-of-a-kind living and working environments that merge historic elements with contemporary functionality.

Pursuing adaptive reuse development answers the growing call for sustainable practices that reduce construction waste and reuse building materials. It can also lead to significant cost and time savings compared to ground-up new construction, particularly for properties in prime urban locations. Many municipalities even offer financial incentives like tax credits to incentivize giving old buildings a second life.

It is worth noting that adaptive reuse construction does not come without challenges. Meeting current building codes, zoning regulations, and accessibility requirements often demands innovative solutions when working with an existing footprint. Environmental remediation may be required to address issues like asbestos, lead paint, outdated electrical/HVAC systems, and other hazards.

A thorough analysis of the property’s condition is critical to ensure the structural integrity can support the intended new use. Creatively retrofitting modern amenities and floor plans within the constraints of the existing layout requires careful planning and execution. And close coordination with local jurisdictions is necessary to secure permits and approvals for major renovation work.

As cities become more dense and open land becomes increasingly scarce, adaptive reuse will undoubtedly play an increasingly vital role in meeting the demand for living and working environments.

Author – Sylvia Miller

Jun 13
Love1

Kicking Off Phase 3 of Interior Alterations to The Bloc

By News

Summit Design + Build Begins Phase 3 of Interior Alternations for Nonprofit, The Bloc

Summit Design + Build recently began interior alterations at The Bloc, a local Chicago non-profit.

The Bloc goes beyond being just a boxing club; it also provides training, tutoring, and mentorship to guide youth toward academic, social, and athletic achievements. By engaging young people who are often overlooked by traditional mentoring and tutoring programs, The Bloc plays a vital role in shaping a brighter future for Chicago. Since its establishment in 2016, this co-ed program has achieved a 100% high school graduation rate and college acceptance rate, supporting hundreds of young individuals in building a foundation for success.

Summit Design + Build has already completed two phases of renovations, including major upgrades to the building’s mechanical systems, a full kitchen renovation and other finishes of the space. The third phase of interior alterations is set to include:

  • flooring upgrades,
  • electrical repairs
  • and the reconfiguration of restroom plumbing, fixtures, and layouts.

Future Firm is serving as the project architect.

Jun 03
Love1

Getting Started as a Real Estate Developer

By Industry Insights

Getting Started as a Real Estate Developer: A Step-by-Step Guide

This guide provides a comprehensive roadmap for aspiring real estate developers, covering key steps, considerations, and strategies to kickstart their careers and navigate the complex world of real estate development.

Real estate development can be a rewarding and profitable venture, but carries risk, requires careful planning, strategic thinking, and a solid understanding of the market. Whether you’re a seasoned investor or a newcomer to the industry, here are the essential steps to kickstart your journey as a real estate developer:

1. Define Your Goals and Vision

Self-Assessment:

  • Identify Your Strengths: Assess your skills, experience, and resources to determine your strengths as a developer. Strengths can include risk tolerance, problem solving, financial acumen, negotiation, etc.
  • Clarify Your Financial Objectives: Define your short-term and long-term goals in real estate development, whether it’s building residential properties, commercial spaces, or mixed-use projects. Decide if you want to build and hold onto a development or quickly sell.

Vision Statement:

  • Craft a Vision: Develop a clear vision for your real estate projects, outlining your mission, values, and desired impact on the community.
  • Set Goals: Establish measurable goals that align with your vision, such as the number of properties to develop, target markets, and financial targets.

2. Educate Yourself

Market Research:

  • Study the Market: Conduct thorough market research to identify trends, demand drivers, and opportunities in your target market.
  • Explore Local Regulations: Familiarize yourself with zoning laws, building codes, permitting processes, and other regulatory requirements that may impact your development projects.

Real Estate Education:

  • Take Courses: Consider enrolling in real estate development courses, workshops, or certification programs to gain valuable knowledge and skills.
  • Learn from Experts: Seek mentorship or networking opportunities with experienced developers to learn from their insights and experiences.

3. Build Your Network

Industry Connections:

  • Attend Events: Participate in real estate conferences, networking events, and industry forums to connect with fellow developers, investors, lenders, and professionals.
  • Join Associations: Consider joining real estate associations or professional organizations to expand your network and access resources, education, and opportunities.

Partner with Experts:

  • Collaborate with Professionals: Build relationships with architects, engineers, contractors, attorneys, and other industry professionals who can provide expertise and support for your projects.
  • Form Partnerships: Explore partnership opportunities with experienced developers or investors who can provide capital, guidance, or joint venture arrangements.

4. Secure Financing

Financial Planning:

  • Assess Your Resources: Evaluate your financial capacity, including savings, investments, and access to credit, to determine your funding options. It’s also important to create relationships with banks and lending institutions.
  • Create a Budget: Develop a realistic budget for your development projects, considering land acquisition costs, construction expenses, carrying costs, entitlements and permitting, and contingency funds.

Explore Financing Options:

  • Traditional Lenders: Approach banks, credit unions, and mortgage lenders to inquire about construction loans, acquisition loans, or lines of credit for real estate development.
  • Alternative Financing: Explore alternative sources of financing, such as private lenders, hard money loans, crowdfunding platforms, or syndication.

5. Find Suitable Properties

Property Search:

  • Identify Opportunities: Search for properties that align with your development goals and criteria, such as location, size, zoning, and potential for value appreciation.
  • Due Diligence: Conduct thorough due diligence on prospective properties, including financial analysis, site inspections, title searches, and environmental assessments.

Negotiation and Acquisition:

  • Negotiate Terms: Negotiate purchase agreements, lease agreements, or option contracts with property owners to secure control of the property.
  • Close the Deal: Work with legal and financial professionals to finalize the transaction, complete legal documentation, and transfer ownership of the property.

6. Develop Your Projects

Design and Planning:

  • Engage Professionals: Collaborate with architects, engineers, and design professionals to create project plans, blueprints, and renderings that align with your vision and meet regulatory requirements.
  • Obtain Permits: Navigate the permitting process by submitting applications, meeting regulatory standards, and obtaining approvals from local authorities.

Construction Management:

  • Hire Contractors: Select a reputable general contractor to execute the construction phase of your projects.
  • Monitor Progress: Oversee construction activities, track progress, manage schedules and budgets, and address any issues or delays that may arise.

7. Marketing and Sales

Branding and Promotion:

  • Develop a Brand: Create a strong brand identity for your development projects, including names, logos, and marketing materials that resonate with your target audience.
  • Marketing Strategies: Implement marketing strategies to generate interest and attract potential buyers or tenants, such as digital marketing campaigns, open houses, and signage.

Sales and Leasing:

  • Engage Buyers/Leaseholders: Showcase your properties through effective sales presentations, property tours, and negotiations to secure purchase agreements or lease agreements.
  • Close Deals: Work with reputable real estate agents or brokers to facilitate transactions, handle paperwork, and ensure smooth closings.

8. Evaluate and Iterate

Performance Analysis:

  • Assess Results: Evaluate the success of your development projects based on length of investment, financial performance, market response, customer satisfaction, and other key metrics.
  • Learn from Experience: Identify lessons learned from each project, including successes and challenges, to refine your strategies and improve future developments.

Adaptation and Innovation:

  • Adapt to Market Changes: Stay informed about market trends, economic conditions, emerging neighborhoods, and regulatory developments to adapt your strategies accordingly.
  • Innovate and Evolve: Embrace innovation, technology, and sustainability practices to differentiate your projects and stay competitive in the real estate market.

In Conclusion

Starting a career as a real estate developer requires dedication, perseverance, and a willingness to learn and adapt to market dynamics. By following these steps and leveraging your skills, knowledge, and network, you can embark on a successful journey in real estate development and create value for yourself and your community.

To tap into Summit Design + Build’s deep bench of knowledge and expertise for your next industrial design project, reach out to our preconstruction team.

May 21
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Industrial Construction Best Practices

By Industry Insights

Industrial Construction Best Practices

Manufacturing projects posted significant gains from 2022 to 2023, and construction activity is predicted to continue increasing in 2024, according to consulting firm FMI.

Despite unpredictable material prices, labor shortages and high interest rates, a certain volume of manufacturing and industrial building projects will likely be driven by federal funding from the Infrastructure Investment and Jobs Act (IIJA), the Inflation Reduction Act (IRA) and the Creating Helpful Incentives to Produce Semiconductors (CHIPS) Act.

The following are best practices for successfully delivering these large, complex projects.

Selecting a Site

When embarking upon an industrial construction project, it’s important to identify a suitable location as site work typically comprises a significant percentage of the cost.

Firstly, project teams need to evaluate how clean the site and soil is. With many brownfield sites near urban centers, some type of ground remediation is required. If the building site requires excavation or bringing in fresh soil, this can be quite costly.

In addition, the soil’s strength capacity must be evaluated as this will impact the design of the foundation and its requirements for supporting the structure.

Project teams should make sure that the site is accessible to trucks. The best sites are located in close vicinity to highways, major roads and trucking docks. It’s also beneficial if the site provides access to the general population, customer base and suppliers, and that there’s room for expansion.

Another feature to look for is a nearby body of water or room to build a retention pond as it’s much more affordable than installing tanks underground.

Also, the building owner will need the ability to bring in enough electricity and gas to power the facility.

Choosing the right site is best achieved when the building owner and design team brings in the contractor early on while the project is being budgeted.

Other Considerations

A number of other variables about the project’s features will impact the industrial design and construction.

For example, will the building be all dry storage or will it be a cold storage facility, in which case freezers need to be installed.

Will the building be used as a distribution facility? If so, the design must ensure a proper flow from production to the packing lines.

Some projects incorporate a showroom and nice offices, thereby requiring air conditioning systems. And for some clients, LEED certification is important, which will influence the design and selection of materials and systems.

With all these considerations, the contractor’s early involvement will yield the greatest efficiencies and savings in project planning and construction.

Building the Foundation

For industrial projects, tilt-up construction with a streel structure is most commonly used.

At the start of construction, it’s extremely important that the slab on grade is installed properly as this can make or break a successful, properly functioning building.

The structural engineer evaluates the concrete design strength and determines the type and quantity of reinforcing steel/rebar. The slab should also be designed to support racks in warehouse applications.

Prior to pouring the foundation, the subgrade must be properly prepared. The contractor should take into account concrete shrinkage and verify all saw cut joints per the specification prior to the pour. In addition, a laser guided screed should be used for concrete placement.

For the finished floor, a ride-on power trowel with float pans is very effective.

Future of Industrial Construction

Despite challenges like fluctuating material prices and labor shortages, the manufacturing and industrial construction sectors are expected to see continued growth in 2024, fueled by federal funding initiatives. Key to success will be adhering to best practices, starting with site selection, considering factors like soil condition and accessibility.

Early general contractor involvement is vital for optimizing efficiencies and cost savings. Attention to project-specific features such as cold storage requirements or LEED certification will guide design and construction decisions. Finally, ensuring properly installed foundations will be critical for the functionality and longevity of industrial buildings.

To tap into Summit Design + Build’s deep bench of knowledge and expertise for your next industrial design project, reach out to our preconstruction team.

May 06
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Build-Out Complete for Taverna Toscana in Bradenton, FL

By Florida, News

Summit Design + Build Completes Construction of Taverna Toscana in Bradenton, FL

Summit Design + Build recently completed the build-out of Taverna Toscana, a luxury Tuscan-inspired steakhouse and seafood restaurant located in Bradenton, Florida.

Just minutes away from the river, Taverna Toscana is located on the plaza level of the SUNZ Insurance building. The 10,000 sf restaurant build-out features:

  • custom furnishings
  • bar/lounge area,
  • open dining area,
  • restrooms,
  • outdoor patio,
  • and a full-service kitchen.

Top Chef Fabio Viviani partnered with Babb Hospitality, as well as entrepreneur Steve Herrig to create this vision. Barker Nestor Inc. served as the project architect.

Taverna Toscana Imagery

Apr 24
Love1
Exterior Building

Tapestry Station Arrives in Evanston, IL

By News

Summit Design + Build Completes Tapestry Station in Evanston, IL

Summit Design + Build has announced the completion of a five-story, 120-unit mixed-use project known as Tapestry Station, located at 740 W Main Street in Evanston, Illinois.

Tapestry Station features 27 distinctive floor plans comprised of studio, one-bedroom, and two-bedroom units, along with ground floor commercial space. Residents have access to luxury amenities such as an expansive rooftop deck, a fitness center, heated parking, and coworking space.

Located along Evanston’s Main St. corridor and on the former historical site of Vogue Fabrics, Tapestry Station is conveniently located next to a Metra line for easy transportation to and from downtown Chicago.

City Pads and Catapult Real Estate Group served as the project developers, and Built Form as the project architect.

Exterior Building

Tapestry Station Imagery

Interior Entertainment
Interior Kitchen & Living Room
Interior Booths
Apr 01
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construction contract review

Construction Contracts 101

By Industry Insights

Guide to Construction Contracts

Along with the excitement and anticipation surrounding the design and construction of a new
addition, building or a campus, every project begins with a construction contract.

There are several types of contracts available, each with its pros and cons, so it’s important to evaluate which approach is going to work best for the project at hand.

Factors to consider include the project’s scope, schedule, including the time you have to get the
project started, budget and the parties involved. These variables and the selected contract will significantly impact the project’s delivery and often profit margins.

The following is an overview of the five most common contracts used in the commercial construction industry today.

Cost-Plus Contract

With this type of contract, all construction-related expenses are covered by the owner. This includes labor, materials, supplies, etc. In addition, overhead costs like insurance, gas mileage, construction trailers, etc., are accounted for as well.

Expenses are reported as they occur and contractors run a low risk of losing money in materials.

This type of arrangement is well suited for projects where the scope is not well defined and/or it’s difficult to provide a thorough estimate of the work. Also, if there is not ample time to move forward with other types of projects. That said, it will fall on the contractor to track expenses and submit them for reimbursement.

The cost-plus contract can also include incentives for coming in under budget and set caps on expenditures. Consequently, both owners and contractors are motivated to manage the project costs.

Design-Build

With design-build, a project’s design and construction is combined into one contract. With this project delivery approach, construction may commence before the design is completed. This fast tracks the construction and supports greater collaboration between the design and construction teams.

At the same time, it can be more challenging to estimate costs, plus the fact that there’s no competitive bidding in certain areas beyond the project’s onset. That said, the highly collaborative aspect of design-build construction and the expedited speed to market often more than compensates for this.

Guaranteed Maximum Price

With a guaranteed maximum price (GMP) contract, the maximum amount the owner will have to pay the contractor is capped. Consequently, the building owner’s risks are lowered as the general contractor takes acts as the construction manager at risk (CMAR).

The contract includes costs for labor, materials, overhead and a percentage of those costs to generate a profit. This structure makes budgeting easier and can help expedite the lending process. Project plans are often finalized before construction, so change orders are minimized.

GMP requires careful review and analysis of expenses, which can be particularly time-consuming for large, multi-phase projects. In many cases, a shared savings clause is introduced, which allows any leftover funds to be spent by the contractor should the scope be missed during contract buyout. Further, the contractor must carefully price the project or risk paying out of pocket.

Lump-Sum

In the lump-sum contract, a total price is named for the entire job. This comprises all the time and materials, regardless of any changes or setbacks. Because the contractor is taking on a lot of risk, the cost is often set a little higher. This can be done on GMP and others as well.

This approach works well for projects with a well-defined scope.

Administration and cash flow estimates are easier and the contractor is freed up to focus on quality, materials and output.

For this type of contract to really pay off, contractors need to do a good job of estimating the project’s schedule, materials, labor costs, overhead costs and profit margins.

Integrated Project Delivery

With large, complex projects, integrated project delivery (IPD) can be a good choice. Like design-build, both the design and contract is included in one contract.

The owner, designer and building are motivated to work closely together, often applying lean principles, as they share risk. A lump sum profit is then divided amongst the owner, designer and builder in a financially successful project.

On the downside, IPD contracts are relatively new in the industry and some contractors might find it challenging to secure funding.

About the author

Barbara Horwitz-Bennett is a seasoned architectural journalist, covering the design and construction industry for the past 25+ years. She writes for numerous industry magazines and creates content for AEC firms, product manufacturers and industry associations.