Major project types and methodologies
King County has the authority to use a variety of construction delivery methods to effectively deliver high quality projects on time and on budget:
· Traditional Design/Bid/Build General Contracting
The traditional approach is based upon an interdependent and linear sequence among the planning, design, bidding and construction phases. Construction bidding occurs after plans and designs are complete. General contracting is the traditional construction method used in design bid build and involves a single lump sum construction contract based upon a completed set of design documents usually reflecting the lowest competitive bid.
· Design/Build (DB)
Under the DB approach the owner retains one entity to perform the design and construction of a facility. The DB is normally hired under a lump sum amount. The owner or the owner’s representative (project manager) administers the design/build contract. No direct relationship exists between the owner and the AE or subcontractors hired by the contractor. Typically the owner retains an independent representative to monitor construction in order to assure quality.
· GC/CM
Under this approach construction management is a team approach to facility design and construction. A CM is typically selected based upon qualifications plus a fixed bid for fee and general conditions. The CM awards separate contracts for building components and systems to subcontractors and unlike the traditional approach; the CM is not allowed to add a mark-up. Compensation and services are agreed upon before bidding of the work starts. The construction manager is then free to function in the best interest of the owner.
· 6320 – Build to Suit-Lease to Own
63-20 financing is a referenc to a 1963 revenue ruling that permits tax-exempt financing by non-profit corporations (see example). The 63-20 approach invites private developers to propose a building plan through a public/private partnership with King County. A developer is selected and a building is built under the build to suit least to own method. This allows the tenant of the building input on design and upon completion of the building the tenant moves in and leases the building for a period of time. Once the lthe lease expires the building reverts back to the to the owner of the land, King County.
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