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Government Center/Judicial Center Renovation - Recommend Construction Manager at Risk Delivery Method
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INFORMATION CONTACT:
Christopher Boyd, Facilities Management, Director, 704-283-3868
ACTION REQUESTED:
Approve the use of the Construction Manager at Risk delivery method for the Government Center/Judicial Center Renovation project.
PRIOR BOARD ACTIONS:
None
BACKGROUND:
The Government Center/Judicial Center Renovation capital improvement project aims to address critical space needs for the court system and general government operations. It's part of the County’s Capital Improvement Plan, with $5,447,419.00 approved and allocated in the FY2024 budget for preliminary design and cost analysis.
Driving factors include the need for additional courtrooms and modifications to existing ones to address current courtroom backlogs, accommodate specialized courtrooms, and develop new spaces for the Guardian Ad Litem and Public Defenders offices. The project entails renovating 38,965 gsf across both buildings, focusing on adding two courtrooms and renovating another. Additionally, space relocation and renovation are necessary within both buildings.
Per NCGS 143-128.1.e, Construction Management at Risk (CM@Risk) services may be used by the public entity only after the public entity has concluded that CM@Risk services is in the best interest of the project, and the public entity has compared the advantages and disadvantages of using the CM@Risk method for a given project in lieu of traditional delivery methods.
Facilities Management has evaluated the traditional Design-Bid-Build, Design-Build, and CM@Risk delivery methods. Based on current construction market conditions including ongoing inflation of construction input costs and continuing long lead times, the CM@Risk delivery method is proposed. This method offers many advantages including: quicker costing, scheduling analysis, flexible scoping, qualification-based contractor selection, pre-qualification of subcontractors, state-mandated bidding guidelines, and cost transparency. Using the traditional Design-Bid-Build delivery is not favorable as it presents significant risks including potential for limited bidders, bid day budget busts, delays and cost increases due less flexible scheduling options. The Design-Build method is not viable given the uncertainty of design requirements for the project. Additional benefits of the CM@Risk method and a detailed comparison of the other two delivery methods are outlined in the attachment for this item.
Facilities Management recommends CM@Risk based on past successful projects like the Sheriff’s Office Administration building, Emergency Services, and Southwest Regional Library. Staff are prepared to proceed with selecting a Construction Manager upon Board approval.
FINANCIAL IMPACT:
Construction Manager fees will be negotiated and presented to the Board as required at future dates.