In many ways, sports projects are perfect design-build candidates. They integrate the entire project team — owner, designer, contractor, specialty contractors and vendors — and bring them together quickly to create one point of contact and accountability. Arenas and stadiums particularly benefit from design-build because the lead team is typically well-versed in both design and construction, which streamlines decision making and results in budget savings or reduction in project scope and schedule.
Through design-build, owners can determine cost and schedule well before the design is complete. With sports projects, the high level of communication required by the entire team on a day-to-day basis represents an enormous information exchange. This overlapping and interpretation during the development of the documents and the teamwork contributes to accelerated execution.
The New Meadowlands National Football League (NFL) Stadium in East Rutherford, N.J., for example, is ahead of schedule in large part due to design-build and the high level of communication and streamlined decision making that comes with it.
The project will take just three years, thanks to a hyper-track construction schedule managed and implemented by an experienced design-build team. Slated for completion by 2010, it is the first state-of-the-art stadium being built specifically to accommodate two NFL teams: the New York Giants and the New York Jets. With a seating capacity of 82,500, it will feature 200 luxury suites as well as a variety of retail facilities, concession stands and impressive video, sound and light displays (see story).
Regardless of the sports played in the arena, design-build allows many of the required primary drivers, such as seating configuration, shape, site lines and structural approach, to be coordinated and executed while initial construction activities are underway.
Oftentimes the owner’s design or concept architect can determine the project’s basic design, specifying shape and layout, which combine to create the overall visitor experience. The design-build team can then execute decisions necessary to bring this design to construction reality.
Based on the contractual arrangements among the owner, concept architect and design-build team, the contractor also assists in the decision-making process on which key materials are ultimately specified, how they are procured or how they should be installed. In the case of the New Meadowlands Stadium project, procurement has been streamlined, with many items procured from sources at a relatively close distance, cutting down travel time and energy used to get materials on site.
Design and construction firms that have the talent to execute large complex design-build work bring special expertise and understand the overall teaming required by all parties to deliver a streamlined, fast-track project. The project team leader must produce financial information early on, determine budgets, and in many cases, provide a guaranteed maximum or fixed price based on the initial concept. Such firms can couple their expertise in project execution with the designers’ experiences to bring added speed and focus to the schedule and budget. As a result, owners can have the best of both worlds: involvement in critical decisions and early financial guarantees that allow them to get the best possible return on their investment.
To further accelerate the process, plans often include allowances for certain building aspects which require additional input from the owner, yet are not required to start the long construction process. In the case of the New Meadowlands Stadium, allowance was made for the exterior envelope of the building based on a preliminary rendering, allowing the exterior to be accounted for in the overall price for the project.
Given the complex design of large sports facilities, the design-build team has to be truly integrated to be successful. This requires good communication, mutual respect among all team members and a deep knowledge about the project type. With the entire process streamlined through one point of contact, the design team executing the documents receives clear direction and is not caught between a construction manager and owner in the execution of their contract. The contractor understands key decisions and can help drive the execution of documents and shield delays based on low-level decisions. From cost maintenance and scheduling to project scope, this single contact ensures that clients’ goals are met while eliminating possible slowdowns due to differing opinions.
Overall, design-build can greatly reduce the uncertainty in sports stadium project delivery dates, so the facilities can be completed on time — crucial when opening day is a fixed date. Clients or owners enjoy a guaranteed schedule and cost certainty as well as the prevention of potential claims due to reduced involvement in decisions which do not affect the ultimate function of the facility. A single contract also reduces any differences, because the entire team is united in the same positive mindset for a single goal of successful project delivery.
William K. Flemming is co-chief operating officer at Skanska USA Building Inc., and is a member of the DBIA Board of Directors.