As developers review new construction projects, a recurring decision must be made in the early stages of development: Should the project be design-bid-build or design-build? These are the two primary delivery methods utilized in the industry, both of which have benefits and weaknesses. We’ve taken the time to review what differentiates the two so you can understand them better.
This process is selected most commonly when pricing is the major driving force behind the decision, as the low bid usually wins. The delivery method starts by taking a project to a design team (which is comprised of consultants, architects and engineers) to create a set of documents that can be used to solicit bids from construction companies. Once design documents are completed the project is put out to bid in a process that is usually managed by the Architect or an owner representative. The objective of the bid process is to solicit the lowest price from a construction company for the specified work. Once the lowest bidder is identified, the owner will then enter into a contract to build what was designed. You can learn more about this process here on our website.
The Design-Build process utilizes one construction company to oversee all steps of the project from design to completion. This delivery method creates a turn-key solution for developers, as it can be customized to meet the needs of the developer. Developers can tailor what their Design-Builder will manager in the process from property acquisition and municipal approvals, to all design documents, submittals and construction. This framework provides a lot more freedom to developers who may be working on several projects at once. You can learn more about this process here on our website.
So which is the best delivery method?
Both Design-Build and Design-Bid come with their fair share of pros and cons. Next, we’ll review those pluses and minuses to see if there’s a clear winner.
Benefits of Design-Bid:
–Cost: Design-Bid is most often used when your project has a fixed budget. This process elicits the most competitive proposals from competent builders.
–Control: In this delivery method owners have much clearer control over pricing, design, and approvals.
–Transparent: Design-Bid captures a client’s upfront wants and needs.
If you ask D&B Construction’s Project Executive, Jim Aylmer, he’ll tell you that he prefers Design-Bid-Build for larger projects because it “creates an accurate pricing exercise as it relates to a client’s budget, it allows time for value engineering and more cost-effective budgeting, and the end product is mapped out.” Whenever he has been involved with Design-Build projects they have been for smaller-scale projects, as these designs tend to be more simplified and there is more involvement from the owner throughout the build process.
Negatives of Design-Bid:
–Disputes and Delays: When you do a competitive bid process you will only get pricing on exactly what is on your drawings. If your design team misses anything on the construction documents that were used for the bid, you will often end up with finger-pointing in the field and costly change orders.
–Time: It can take a long time to organize a design team, create documents, put the project out to bid, go through rebidding and post-bid value-engineering, identify a contractor, and enter into agreements all before you get a shovel in the ground.
–Disjointed: Due to the number of disconnected parties in a Design-Bid construction project, you may encounter communication issues as the owner, designers and builder, along with their trades, all act independently, worried about covering their own portions of the project instead of the entirety.
Drawbacks of Design-Build:
–Non-competitive: The non-competitive nature of this process doesn’t result in a lowest cost proposal from multiple bids.
–Trust: Due to the amount of control a developer is giving up to the Design-Builder, you need to have a lot of trust in the team you’ve selected.
Benefits of Design-Build:
–Efficiency: Consolidating the entire process in one entity allows the most coordination throughout the entire construction process from design to completion. The simplification of design-build allows developers to focus on multiple projects at once.
–Customization: This delivery method is great for projects that are unique in finishes and structures. Linking the construction and design teams from the beginning ensure constructability with real-time cost adjustments. This allows owners to effectively manage budgets before breaking ground.
–Flexibility: Both to the budget and final end product
–Value-Engineering: Throughout the process, developers can monitor and adjust various components of the design for substantial equivalents that can save time and money during construction.
–Enhanced Communication: Having one central decision entity (the design-builder) allows for free flow of information from the start of a project. All trades, designers, and owners are communicating through the contractor, which ensures unified messaging and vision through one cohesive team.
Tim Cox, President and CEO of Meister-Cox Architects, emphasizes how he “really likes how it is a team effort when doing design-build projects,” explaining that in these types of projects he works with D&B, the client, and at some point will bring in the subcontractors if they are going to do the design and the drawings for the mechanicals, electrical, and plumbing systems. “It’s a give and take and just part of the value-engineering process really, he explains.”
–Timing: Utilizing a design-build approach provides a project that is well scheduled and designed before the start of the construction. Having an early jump on a project’s components allows the builder to coordinate the trades further in advance. This allows the various stages of active construction to flow seamlessly.
Can We Declare An Ultimate Winner?!
In short, both construction delivery methods have their significance. As it is with any construction project, what you end up going with ultimately depends on your final usage. Timing and cost are generally the prevailing guidelines for making this decision. Ultimately, when choosing between Design-Build or Design-Bid a careful analysis of your needs and the points mentioned above should be considered in order to determine the best option for your project.
Jim, our Project Executive, typically would recommend Design-Bid projects for “any and all out of the ground projects.” The reason being? “The client and design team already have the plan in place. We as the construction team then need to execute based off of these design documents,” he explains. Kennett Pointe, Butler Square Apartments, Veterinary Emergency Group, Griswold Home Care, and Children’s Hospital of Philadelphia’s Souderton ambulatory building are recent examples of Design-Bid jobs that he has played a vital role in.
“Typically, major developers will not likely be performing a project based off of Design-Build. If I had to choose, I would 99% steer a client in the direction of Design-Bid-Build,” he concludes.
Food For Thought:
-If you had to choose one over the other, which would you lean towards and why?
-Are there any pros / cons you would add to the list for either construction method?
We’d love to hear your thoughts on the above questions! Feel free to provide your feedback in the comment section below.
If you’d like to discuss what is right for your next project, we’d be glad to talk it through with you in more detail. Reach out to us today to learn more.
While it may be a timeless running joke that those working in construction are incapable of passing by a location they played a role in constructing without saying “I helped build that,” it also is a testament to all the heart, dedication and grit that goes into the industry.
If you are local to the Wyomissing area, you’ve likely heard – and are excited for – the new lifestyle retail center and outdoor promenade that will be opening this Spring. Leading the build is D&B Construction, a locally based full-service commercial construction company that has been trusted as the General Contractor by Project Developer, Brickstone Realty.
The project team behind the build is the definition of construction that cares. It is composed of a talented design team, D&B’s pre-construction team, D&B’s field team of Superintendents and Project Managers, and nearly 35 qualified companies that D&B trusts as an extension of their team as their Trade Partners. Collectively, they have been working tirelessly to juggle strained lead times, supply issues and more to keep the project running smoothly.
Team D&B started working with the original plans from 2008/2009, which were “cost prohibitive for the project to work from an economics standpoint,” according to Mark Keever, D&B’s Vice President of Pre-Construction. Mark and his department got to work value engineering the project and running through different design recommendations and ideas courtesy of Project Architect, Tim Cox, President and CEO of Meister-Cox Architects based in Wyomissing. These efforts allowed the project to move forward in a post-COVID world by making it more affordable to construct without losing character and style so the project could be successful for all involved.
“Anytime you are working with a building of that age and size, there will always be challenges and unforeseen conditions. D&B’s Pre-Construction Department, along with the Developers, Design Team and Trade Partners did a deep dive into the required due diligence for a project of this magnitude. Due to the upfront legwork, we were able to head off any major hurdles or obstacles before they arose,” reflects Mark.
Many of the individuals involved in this project have a motivation fueled not only by their dedication to the craft, but their personal ties to the community and love for the area. For D&B Team Member Josh Mazzo, who is also the Project Manager on the job, this rings true. “I grew up in the area, moved away, and came back. There’s something unique about Wyomissing, and to be able to have the opportunity to make physical imprints on the area means a lot. I brag about it to my family and friends. The excitement in my voice will tell you all you need to know,” he explains.
Such is also the case for Project Architect, Tim Cox. As a Wilson High School grad who still lives in the area, it has been “an honor to be part of a project that revitalizes the area, and it is truly humbling to be able to make a small contribution and an indelible mark in the history of Wyomissing.” Similar to how native Berks Countians will always remember the legacy of the Vanity Fair complex, Cox hopes that this transformation of the former Brickstone’s and Viva Bistro and Lounge will also “cement its place into the hearts and history of generations to come.”
John Connors, Principal / Master Developer for Brickstone, is confident that the 12 tenants moving into this space will do just that and become “Wyomissing’s living room.” He explains how the intention was always for this to be a first-class best in show lifestyle retail center. “That’s been our plan all along, and that’s what we’re getting. A nice mix of high quality national, regional, and local folks with tenants like Sola Salons and Vintner’s Table by Folino Estate Winery,” states Connors.
To learn more about spaces still available for lease, contact Brickstone Realty directly or reach out through their retail broker, MSC Realty.
From rendering to reality: All images below on the left are renderings courtesy of Tim Cox of Meister-Cox Architects. All images on the right were taken on-site in mid-February showing the progression. You can view more photos throughout construction here on our website.
The developer of this project, Brickstone Realty, has been in the large-scale rehabilitation business for many years in center-city Philadelphia. According to John Connors, when they saw this property – which was not only a very large warehouse building, but also 13 acres in the heart of Wyomissing’s Borough – it looked like a terrific opportunity for them to do a large multi-use project. They wanted to bring high quality retail right into the neighborhood so locals no longer have to get into their car to seek such services out.
“We think it’s going to be an outstanding market, and the response we’re getting now from tenants is really extraordinary. We could have taken shortcuts and filled this place up with Class B tenants, but we basically promised the Borough of Wyomissing something great. We think that this has been an extraordinary development and probably the catalyst for all the other development that’s followed. It’s been successful in every way: 248 apartments upstairs, 135 hotel rooms, another 100 apartments immediately contiguous, The Knitting Mills right next door. We expect this retail to be equally, and maybe even more so, successful. We think the new center of gravity for Wyomissing Borough is going to switch to right here, as we’ve tried to capture the best of everything there is to offer and deliver it right here,” explains Connors.
The Course of Construction:
In the late Summer of 2022, D&B Construction began demolition on this project. The beginning stages involved a lot of lead abatement work and demolition, including excavation and exporting approximately 1.5′ of existing material throughout the 30,000 square foot building footprint in order to lower the subgrade to achieve the desired finished floor elevation. It involved coordinating the removal of approximately 250 tri-axle loads of dirt from the interior of the building.
The construction schedule of this project was an aggressive one, but Team D&B credits each and every one of their Trade Partners for going above and beyond to keep the schedule and maintain the level of product D&B expects. Josh echoes these thoughts, explaining how the D&B team has been “working diligently with our Trade Partners to find ‘work arounds’ until we are able to land the equipment needed, as lead times are a huge issue in today’s world.”
Although it is the first time that Brickstone has worked with D&B Construction, John Connors credits Team D&B for having a good working relationship with the developer and “getting what we wanted to accomplish early on.” Connors explains how D&B and Brickstone have been working hand-in-hand for over 20 months now thanks to “a couple of pandemic-induced fits and starts.”
While no developer enjoys a value-engineering exercise, John Connors believes they were extremists coming out of the pandemic in every respect, so they had to deal with the realities of what the market place was. “I think all in all we worked together to get the best possible result given the conditions of the market place right now. We’re happy with our design. We’re happy with where it’s going. We’re looking forward to opening this place up in the Spring and making a difference in Wyomissing Borough and Berks County,” concludes Connors.
If you drive down Hill Avenue in Wyomissing today, you’ll see storefronts are nearly all installed behind the recognizable navy blue and white fence screening that is D&B’s. This is a pivotal turning point for the project because not only does the installation of all storefronts look nice, but it also allows heat to be kept in the suites so various interior work can be completed. While the exterior is being prepped for more earthwork changes with the promenade and retaining wall, drywall is being finished inside each future tenant’s space so painting can begin and permanent power and heat can be delivered to each unit.
“We have a good team working on this project – From the Trade Partners, to the owner, to the D&B Project Team. It’s been a team effort the whole way through, and you will want to stick around to see the final product this team can produce,” concludes Josh.
That’s the difference of a construction company that cares.
Stay tuned, Wyomissing. Stay tuned.
Wyomissing, PA – On Monday, May 9, Stratix Systems and D&B Construction held a topping off ceremony to commemorate the completion of the fifth floor of Stratix Systems’ new corporate headquarters at 200 North Park Road, Wyomissing. This 80,000 SF building, which is currently receiving extensive exterior and interior renovations, was part of the original Wyomissing Industries. View coverage from the event here!
Learn more about the details and history of this adaptive reuse project here on our blog.
“Topping Off” is a long-standing tradition among construction workers that commemorates the completion of the building’s structure as the final steel beam is placed. In attendance for the topping off ceremony were building owner and future tenant, Stratix Systems, the general contractor, D&B Construction, the project architect, RHJ Associates, the Project Engineer, Martarano Engineering, Inc., the Structural Engineer, Structure Labs, LLC, and the steel trade partner, United Weld Services LLC.
Dan Gring, Chief Executive Officer of D&B Construction, commented on the importance of high-end commercial office renovations such as this one: “Adaptive reuse projects like the Stratix Systems corporate headquarters are important because they revitalize historic buildings, creating a stronger future in the community. We’re thrilled to lead the project team.”
According to Brent Simone, Stratix Systems president, “We think it’s important for us to reinvest in our community. In fact, we’re committed to that philosophy. That’s why we chose the former Wyomissing Industries property. Not only is it a gorgeous building, one with a significant history for Wyomissing and Berks County, it gives us the size and flexibility to accommodate our growth for many years to come.”
About Stratix Systems:
Stratix Systems is one of the region’s leading technology solutions partners. With a history that spans nearly 50 years, more than 130 IT professionals, and offices in Wyomissing, Bethlehem, King of Prussia and York, Pennsylvania, as well as Edison, New Jersey — it’s no wonder why Stratix Systems is the partner of choice for over 6,500 organizations throughout Pennsylvania and New Jersey. Very few providers in the country can match the vast array of technology solutions and responsive service available from Stratix Systems. Whatever a client’s technology needs — Managed IT Services, Cybersecurity, Imaging & Printing Solutions or Document Management, Stratix Systems has the people, the technologies, the expertise and the experience to deliver the advanced solutions and support clients rely on. Stratix Systems has earned recognition as a member of the prestigious Inc. 5000, as well as recognition as one of the fastest growing companies from both Lehigh Valley Business and the Greater Reading Chamber Alliance. The company has also been recognized by Ricoh USA with Ricoh’s Circle of Excellence designation and Ricoh USA’s President’s Award. Stratix Systems has repeatedly earned certification as a Pros Elite 100 dealer – the only Pros Elite 100 dealer in the region – a certification that recognizes the top-shelf achievement and client service of the top 100 service organizations in the country. Learn more at www.stratixsystems.com.
About D&B Construction:
Founded in 2010 by Dan Gring and Brennan Reichenbach, D&B Construction has grown into one of the region’s most trusted construction firms. Headquartered in Reading, Pennsylvania the company is driven by a commitment to quality and transparency. They have grown from the two founding members to over 50 employees with an additional office outside of Philadelphia to conveniently serve the Delaware Valley region. Today they are a full-service construction management firm offering a variety of services to commercial clients in the healthcare, multi-family, professional office, retail / hospitality, institutional, and industrial sectors. Delivering an individualized, superior experience to all of our clients, D&B is a team of genuinely good people who love to build and work hard, with their success built upon long-standing relationships anchored in honesty, trust, and fairness. Leveraging vast design and build experience, D&B is the conduit for business owners, corporations, and developers looking to enhance the places in which they work, grow, and invest. Completing projects safely, within budget, and on time to minimize any disruption to business is always top priority. For more information, visit online at: dbconstructiongrp.com.
Just over a year ago, D&B Construction began demolition of the exterior and interior of an 80,000 SF building in the heart of Wyomissing, PA. The culmination of this design-build core and shell project will reveal a completely renovated building offering five stories of high-end commercial office space. The building will be home to the headquarters of Stratix Systems, a leading technology solutions partner that is rooted in Wyomissing. Three floors totaling 45,000 SF of space will be fit out for Stratix Systems and two floors totaling 30,000 SF will be available for future tenants.
-Asbestos abatement and lead paint removal
-The removal of all interior furnishings, finishes, partition walls, and MEP’s to make way for all new floor configurations and finishes specific to Stratix’s wishes and providing clear space for future tenants
-Removal of sprinkler and fire alarm systems to allow for all new NFPA 13 sprinkler systems, including a new fire pump and fire alarm systems
-Removal of existing exterior insulation finish system and aluminum windows made way for an upgraded EIFS and enlarged aluminum windows restored to their original size.
-Removal of the entire roofing system and entrance vestibules / porticos to make way for a completely new roof system, as well as a five-story storefront entrance with stairs and two passenger elevators
-A freight elevator and loading docks are also being added to the building, while the fifth floor receives an expansion
-Given the intricacies of this project and the fact that safety is our standard at D&B, a full site specific safety plan was created and implemented for this project, including bi-weekly JSA/JHA, weekly site meetings, confined space training and regularly scheduled scaffold inspections.
Like many adaptive reuse projects, this building comes with a rich history:
The building was part of the original Wyomissing Industries, a multi-faceted manufacturing enterprise founded by Ferdinand Thun and Henry Janssen in 1906 when they incorporated their three main businesses: the Textile Machine Works (soon to be the future home of Stratix Systems), Narrow Fabric Company (braided products), and the largest full-fashioned knitting mill in the world, the Berkshire Knitting Mills (hosiery and fabrics).
In 1969, following the decline of nylon, the nation’s first outlet center was purchased by VF Corporation. The VF Outlet had six million visiting shoppers annual during its peak, and in 1991 Reading was officially declared “The Outlet Capital of the World.” Today UGI Energy Services’ headquarters, Teleflex, and Tower Health System’s collaboration with Drexel University’s College of Medicine Branch, along with updated restaurant and retail offerings, can be found at the new Knitting Mills that locals and visitors alike have come to know and love.
In addition to D&B employees and the project architect, RHJ Associates, approximately 45 of our dedicated Trade Partners, made up of both individuals and entire organizations, have been collectively working to revitalize this space. One such Trade Partner is Pullman Services, who was on site for about four months completing a variety of tasks involving structural repairs to the existing building and installing temporary lintels so more windows could be cut into the building façade. As part of their structural repairs, Pullman restored deteriorated concrete on over 50 columns and girders in the original portion of the building. Their Foreman, Jamie, referred to the project as a unique job. “I’ve never seen columns built like this in my 20 years in the industry,” he explained.
Some of the Trade Partners on this project have multiple contracts from demolition into core and shell. Once all is said and done, approximately 45,000 man hours will have been spent completing this project between over 100 individuals, ranging from Project Manager to laborer.
–EHC Associates completed both interior and exterior demolition, as well as asbestos abatement and lead paint stabilization.
–Paramount Contracting has completed framing and various exterior work, such as the exterior insulation finishing system. (Learn more about our partnership with them here!)
–Shea Roofing is installing the new roof and aluminum clad panels as part of the new exterior finish system
–United Weld Services LLC is erecting steel, which expanded the fifth-floor roof over 26 feet and will be integral in the new entrance lobby
–B&G Glass is installing new windows throughout the building
–Michael C Wall is completing all HVAC work
–H.B. Frazer Company is heading up the electrical work
–Haller Enterprises, Inc. is leading the plumbing work
Anyone that frequently drives over the bridge on Park Road headed towards the Knitting Mills has undoubtedly received a first row look at the transformation taking place on the building’s exterior. For those not from the area, here’s a look at the transformation:
Once the new exterior insulation finish system is complete, we will then begin to stencil the brick. The stenciled brick will nicely compliment the other buildings of the Knitting Mills across the street. Here are some photos from a mock up that was completed last August by Paramount Contracting Inc. to give you an idea of what the final exterior will look like:
D&B Construction also looks forward to hosting our first topping off ceremony to commemorate the completion of the steel work for this building in May. “This long-standing tradition of construction workers commemorates the completion of the buildings structure as the final beam is placed,” explains Chief Executive Officer of D&B Construction, Dan Gring. “We are happy and excited to be part of projects such as this one that will revitalize such a vital, historic building. The fact that our first topping off ceremony just so happens to be in the hometown of where it all began for our company, where many of our team members not only work but live, is just the icing on the cake. It’s a true honor,” he states.
Paramount Contracting, Inc., a commercial wall and ceiling contractor, is based out of Lancaster, PA and serves the Pennsylvania, New Jersey, Delaware, West Virginia, Virginia, and Maryland areas. The company was established as a premier wall and ceiling contracting company by Jeff Mylin in 2005. “The emphasis was always on customer service and building a great team,” says a reflective Mylin 16 years later. “We focused on the needs of the customer and providing an end product that our team would be proud of.” As a result of this, Paramount has “experienced organic growth as opportunities presented themselves over the years.” Today, the company has nearly 100 employees, completes in excess of 300 jobs per year, and specializes in Metal Studs, Drywall, Insulation, EIFS and Acoustical Ceilings, as well as select Carpentry and Specialty items.
D&B is proud to have been partnering with a company that reciprocates our core values of being a company that cares about everything from the customer to the finished product. Since Paramount became a Trade Partner of D&B Construction’s nearly five years ago in 2017 they have worked on more than 10 projects with us, completing everything from insulation, drywall, and exterior sheathings to rough blocking, acoustical ceilings and clouds, and FRP.
Some of the current active projects Paramount is working on with D&B include this mixed-use design-build project in Kennett Square, PA, D&B’s new corporate headquarters, and Kreitz Gallen-Schutt Attorney’s office fit out, which is just starting up. Other projects worth highlighting from this year include Tower Health’s newest satellite office in Womelsdorf and Grove Dental Pediatrics.
Perhaps the most impressive job that Paramount is working on D&B with is the 80,000 SF adaptive reuse building currently being renovated in the heart of Wyomissing. This five-story building will be the future home of Stratix Systems’ headquarters.
Our Project Manager, Andrew, plays an active role in the daily management of what is occurring at the jobsite. This is what he had to say about his experience working with their team on this job: “Paramount has been an integral Trade Partner on our project at 200 N. Park Road in Wyomissing. Their Project Managers and Site Foreman have brought knowledge from previous projects on nearby, similar style buildings that have aided our project in design, constructability and schedule. Their crews have been more than accommodating with a stubborn building that has required much coordination and numerous details from the Architect.”
Andrew also had the pleasure of working with Paramount on three other projects, including his first job with D&B nearly one year ago, Kingsview Partners. He looks forward to “continuing our strong relationship with such a great Trade Partner” as we head into completing more jobs with them in the New Year.
Oh, and did we mention the Paramount team has some pretty great cooks, too?! This past October, Paramount was kind enough to host a home-cooked BBQ luncheon at Stratix Systems’ future new headquarters for all D&B employees, ownership, the project architect, RHJ Associates, and even invited us to invite other Trade Partners on the job. It was a great day of camaraderie onsite as we all learned about the intricate details of this detailed project. “Their BBQ was the launching point for one of our company’s on-site safety training sessions, and attendance was most definitely enhanced as a result of the promise of good food. We were and still are grateful for their efforts,” reflect Andrew.
Q: Paramount Contracting has completed 4,100 jobs since its inception. What project are you most proud of to date and why?
A: “It is hard to choose just one, but the Ann B. Barshinger Cancer Institute in Lancaster, PA would be near the top. It is a respected facility in our home town and architecturally impressive building.”
Q: What’s the best piece of advice you would give to others looking to get into the industry?
A: “You have to have a love for the industry. Construction is a tough business with demanding schedules, tight budgets and currently material and labor shortages. Yes, there are many challenges but it also can be very rewarding when seeing the job come to completion. Those of us in this line of work understand how it feels to drive by a finished project and feel a sense of pride that ‘we helped build that.’”
Q: You are completing a number of projects with D&B right now. What has your experience been like working with our team?
A: “D&B projects are clean, organized, and safe projects to work on. They communicate clearly with all of the trade teams, which leads to successful projects. We have made a significant investment into bidding to D&B and we feel that has not gone unnoticed. Subcontractor loyalty is obvious, which increases effective teambuilding.”
Q: What do you enjoy most about working on a D&B project and why?
A: D&B Superintendents, Project Managers, Engineers, and support/admin staff are always accessible and willing to help. Coordination and scheduling are always well thought out and communicated from planning to completion. The jobs are often local, and our employees enjoy investing in the buildings in their community.”
At D&B Construction we like to think of our trade partners as an extension of our team. We are proud to call Paramount Contracting an extension of the D&B family. Every project we have collaborated with them on results in a final product that both teams can be proud of and that our customers can look forward to.