1. Contracting Method Provides a Substantial Fiscal Benefit
   After successful bond passage, the District and its Program Management/Construction Manager (PM/CM) and Architectural Design Engineer (AE) teams analyzed options to deliver the entire bond program with the best possible outcome for the community and the District. Construction research and outreach with the District, contractors, and the 2020 and 2022 construction project forecasts in Central and Eastern Washington reveal that local and regional subcontractor availability will be taxed and allow for selective bidding projects within the subcontracting community. The District desires to begin early marketing of the projects to subcontractors via local Associated General Contractors (AGC) chapters, presentations, and mailings to maximize subcontractor visibility, availability to bid the project, obtain favorable construction commodity volume buying power, and get ahead of projects that bid in early and late 2020. This approach is a fiscal benefit to the District. Subcontractor involvement and outreach lessens the element of surprise with greater predictability of results within the budget.
   
   The use of GC/CM allows for early subcontractor involvement in identification and resolution of post bid design/construction value engineering solutions. When necessary, having subcontractors at the table to ID, recommend, or solve issues with the District, PM, Designer, and GC/CM is a very powerful team approach that works on behalf of the District's best interest and negotiates in good faith. This management approach results in less claims, delays, and is a fiscal benefit to the voters of Ellensburg community.


2. Fiscal benefits and Meeting Desired Quality Standards
   Engagement of the GC/CM early in the design process increases the likelihood of developing a realistic phasing plan, cost estimation accuracy, strategic materials selection, long lead procurement, and subcontractor buyout. Estimating the actual cost of difficult projects is challenging and may result in unpleasant, late-in-the-schedule surprises as experienced for Design-Bid-Build projects.
   
   If in the best interest of the project and critical to the successful completion of the project, the District and its GC/CM may conduct Pre-bid determination of subcontractor eligibility. Selecting and retaining subcontractor teams of professionals through a qualifications process provides the best available construction talent for the project over Design-Bid-Build.


3. Allocation of Risk and Open Book Accounting
   Team organization permits the integration, collaboration, and accountability in risk identification and mitigation/management of risk. This includes ongoing management of budget and contingency risk. Early involvement of the GC/CM allows to understand the issues up front, to work issues to resolution, as well as fix any price associated with risk.
   
   Open book accounting and clear identification of requirements in the Request for Proposal (RFP) for negotiated support services and reimbursable costs in the terms and conditions of the contract allow for clear and easy auditing of contract reimbursable costs or bid procedures and results.


4. Selection is Based on Qualification and Experience
   OAC Services and Integrus Architecture have actively interviewed and marketed this project to Western and Eastern Washington General Contractors prior to solicitation of services. They received very positive comments, ideas, and suggestions regarding the contract delivery, collaboration on scheduling the work, priorities, and being ‘at the table at the start of schematic design’. Their forecasts for the construction market in the next two years makes this project a very viable project that qualified and experienced GC firms will likely pursue.
   
   Other reasons firms are attracted to the approach are:
   • The MACC project budget of $31M +/- and alternate public works contract method makes the project a viable and attractive to pursue
   • OAC's reputation and experience in GC/CM delivery is a very fair non-complicated process of selecting GC/CM contractors with low barrier to entry for firms
   • Selection of like materials, commodities, and labor sequencing for a longer duration attracts top quality subcontractors


5. Broader Reach of Qualified Subcontractors
   The use of GC/CM delivery is much more likely than not to result in predictable costs and broader subcontractor bid coverage. The GC/CM and the District project team can work together to develop a subcontracting plan that meets strict project requirements with local or specialty contractors resulting in increased competition, and if needed, pre-qualified subcontractors.

Organization's GC/CM Qualifications

OAC Services, Inc. GC/CM Qualifications
OAC is the region's premier project/construction management firm that possesses unparallel GC/CM consultant services to its clients desiring to use and become GC/CM practitioners. Their unique K-12 EDU practice contains over 40 skilled program/project/construction managers, educational and facility thought leaders, project engineers, and coordinators of which 30+ are experienced in Washington State GC/CM project delivery. OAC program/project managers and principals have submitted more Project Review Committee applications and worked on more alternative procurement projects (50+ GC/CM and 30+ DesignBuild) more than any other PM/CM firm in the State.

Integrus Architecture GC/CM Qualifications
Integrus Architecture has extensive experience working with the GC/CM delivery model, particularly with the design and construction of complex phased modernizations and new construction. The firm has participated in the evolution of GC/CM process as an accepted and allowable delivery model in Washington through several ways such as:

• Integrus Architecture was selected for one of the first GC/CM pilot projects in Washington in 1995
• The CEO, Brian Carter, has served on OSPI’s Technical Advisory Committee for 14 years, and played a role in adapting the D-Form process to accommodate GC/CM delivery
• Integrus has appeared frequently before the Project Review Committee (PRC) in support of their clients as they have pursued permission to utilize GC/CM, have successfully supported the clients, including their request for 'agency status'
• 17 completed K-12 GC/CM projects
• 10 in process K-12 GC/CM projects
• 13 completed higher education, civic, and justice GC/CM projects

Staff & Consultant Short Biographies

Brian Aiken, Executive Director of Business Services, Ellensburg School District
Role on this project: District Project Executive
Brian has an extensive bond and construction history in his 28 years of serving four school districts across Washington State. In 2016, he was hired as the Executive Director, Business Services at Ellensburg School District and inherited leadership of the Morgan Middle School GC/CM project halfway through construction, project closeout, and warranty phases. For three years he was the Assistant Superintendent at East Valley School District (Spokane) where he was responsible for its capital and minor improvement programs. In his six years at Cheney School District, he was responsible for development and execution of the District’s 2010 Capital Bond program, which delivered two new middle schools and a new elementary school. While at Fife School District, with his 11 years in the Finance and Operations Department he was involved in all capital projects.

Dale Leslie, Director, Maintenance and Operations, Ellensburg School District
Role on this project: District Leadership and Representative for Maintenance and Operations
Dale is a 28-year employee of the District, 18 of those years were serving as the Director, Maintenance and Operations. Working his way up from the trades, Dale has been involved in every major or minor capital facilities project ranging in scope from $500,000 to $31 million. He served on the District’s leadership team on its first GC/CM project, the 2015 Morgan Middle School Modernization and New Addition project. He provides designers and engineers with District design/construction standards and was actively involved in the day-to-day construction of Morgan Middle School.

Andrew Greene, District GC/CM Legal Counsel, Perkins-Coie, LLP
Role on this project: Legal Counsel
Andrew Greene is a partner in the Seattle office of Perkins-Coie, LLP and chair of its national construction practice. He has been retained as project legal counsel and is the main point of contact for the District for legal issues that arise during the project. Andrew has served as project counsel and drafted RCW 39.10 compliant agreements (construction, architectural, construction management, etc.) for numerous school districts and other public owners. Recent GC/CM experience include projects for Metro Parks of Tacoma, The Point Defiance Zoo & Aquarium, Spokane International Airport, City of Spokane, Washington State University, and numerous school districts (Highline, Vashon, Clover Park, Cheney, Olympia, and Edmonds, etc.). He is recognized in The Best Lawyers in America for construction law.

Rusty Pritchard, CCM, DBIA, Program Manager, OAC Services, Inc.
Role on this project: Program Manager
Rusty will lead the GC/CM procurement process, GMP negotiations, and administration of the GC/CM contract through design to closeout. Rusty has over 40 years of managing the planning, design, and construction of public facilities at the federal, state, and local level. He reports directly to the Executive Director, Business Services and supports the Superintendent and District Board of Directors with information for Board action, decisions, and community engagement.

He is a seasoned Washington State alternate public works GC/CM, Design-Build and Design-Bid-Build practitioner for K-12, higher education, and municipal owners. He served six years as a member of the Project Review Committee (2010-2016).

Rusty was involved in one of the first K-12 GC/CM demonstration projects (Clovis Point Intermediate School) and has been the Owner’s Representative on four previous K-12 GC/CM projects. He is the GC/CM Advisor on two City of Spokane GC/CM heavy civil projects providing the City with GC/CM procurement, Guaranteed Maximum Price (GMP) negotiations and GC/CM contract administration, and internal audit services during construction and closeout. Both heavy civil GC/CM projects are in their final stages of construction. He served as a GC/CM quality assurance technical advisor on Mead School District’s two PRC approved and completed GC/CM projects (Northwood MS and Midway ES). He is a Certified Construction Manager (CCM) (CMAA) and certified DBIA professional (Design Build Institute of America).

Damon Gardella, PMP, Associate DBIA, Program Manager, OAC Services, Inc.
Role on this project: Program Manager
Damon Gardella has over 22 years of experience in public project and construction management. Damon recently joined the Ellensburg School District Capital Projects team after the passage of the 2018 bond. Previously, Damon worked as the Program/Project Construction Manager for the Mead School District 2015 bond program. The bond consisted of one new Middle School (GC/CM), and two Elementary Schools that were both modernization and additions (one GC/CM and one Design-Bid-Build (DBB)). Damon has managed several alternate delivery projects and has completed the AGC GC/CM training. He is the lead Project Manager on the Mt. Stuart Elementary School and will support the Program Manager during all phases of the project until completion. He is a certified Project Manager Professional (PMI) and Associate, DBIA practitioner.

Kristine Keller, Project Manager, AIA, CPTED, OAC Services, Inc.
Role on this project: Project Manager – New Elementary School
Kristine has over 16 years in the design and construction industry, with involvement in a variety of alternative delivery contract methods. Her experience includes educational, government, commercial, and financial type projects. She is the current Project Manager on the Central Valley School District’s Horizon Middle School GC/CM project. She completed the AGC GC/CM Winter Training in January, 2019. Kristine is the lead Project Manager on the New Elementary School and will support the Program Manager during all phases of the project until completion. She is a licensed Architect in Washington, Montana, and Wyoming. She holds a certification in CPTED (Crime Prevention Through Environmental Design), which is used to focus on School Safety for her clients.

Kathryn Getchell, CCP, PSP, Project Controls Manager, OAC Services, Inc.
Role on this project: Project Controls Manager
Ms. Getchell is a highly skilled project controls professional with more than 32 years of experience in scheduling, budget development and cost controls, and all phases of project planning, from inception through completion. Kat’s GC/CM experience began in 1999 when WSU was one of the first public owners to deliver capital projects using GC/CM. Her GC/CM project experience includes over 23+ projects in higher education and K-12 markets. Kat provides project controls management services to support client programs and projects on large-scale projects up to $200 million dollars from various funding sources. Her vast areas of controls expertise include CPM scheduling services, baseline schedule development, budget development, cost management, monthly update reporting-budget versus actual, trend report, change order/risk management reporting various costs, estimate to complete, contract management, and invoice administration. She is a Certified Cost Professional (CCP) and Certified Planning and Scheduling Professional (PSP).

Todd Smith, Project Manager, OAC Services, Inc.
Role on this project: Project Manager
Todd has more than 18 years of construction experience as a project and a senior construction manager, on public and private projects up to $215 million. Todd is an additional OAC resource for the program who can backfill either Damon or Kristine during any phase of the program. Todd clearly communicates with individuals working in varying capacities on a project. He is a third-generation contractor who worked his way to be a PM/CM consultant. He is proficient with industry-standard project controls software including Oracle Expedition, Primavera P6, P3 and Sure Trak, Microsoft Project, CostWorks, MC2 and AutoCAD.

Brian Carter, AIA, ALEP, LEED AP, Integrus Architecture, P.S.
Role on this project: K-12 Educational Planner
As CEO and leader of the K-12 Education group at Integrus Architecture, Brian has extensive GC/CM experience, most recently on Salish Coast Elementary School for Port Townsend School District, Alderwood Middle School for Edmonds School District, three middle school projects in Montana, Vashon Island High School, two elementary school projects on Joint Base Lewis McChord for Clover Park School District, Rush Elementary School in Redmond for the Lake Washington School District and previously Meadowdale Middle School in Lynnwood for the Edmonds School District. He is responsible for overseeing the production of all projects phases and has led many large, complex, and phased occupancy school projects in recent years. Brian is familiar with the issues involved in alternative delivery methods outside of the usual design-bid-build process and understands the benefits of GC/CM such as early collaboration between the owner, the design team, and the construction team. Brian also is a longstanding executive member of the Technical Advisory Committee at OSPI and has participated actively in efforts to integrate the GC/CM model into OSPI’s school construction assistance funding process (D forms, etc.).

Mark Dailey, AIA, NCARB, Integrus Architecture, P.S.
Role on this project: Principal-in-Charge and Design Lead
Mr. Dailey is a Principal and owner at Integrus Architecture, in Spokane. As lead design principal, Mark has been responsible for the design of many of the firm’s most successful recent projects. His talent and design sensitivity, enhanced by his ability to translate client ideas and concerns into building designs, have contributed extensively to the firm’s achievements. Mr. Dailey’s work has been consistently recognized by his peers and industry organizations with local, regional, and national design awards.

Ty Miller, LEED AP BD&C, Associate, Integrus Architecture, P.S.
Role on this project: Project Manager
Ty Miller has extensive experience in all phases of architectural service. She believes that design professionals have the responsibility to create environments for their clients that reflect the unique culture of the users and satisfy programmatic requirements, while retaining a healthy quality of living. Her knowledge and passion for sustainable design technologies allows her to lead design teams and clients to develop integrated design solutions. Ty holds a Bachelor of Science in Architecture and a Master of Architecture from Washington State University and is a LEED AP BD+C professional. She is also active in the Inland Northwest Chapter of the Cascadia Green Building Council, a Board Member of Communities in Schools, and a member of the Washington Association of Maintenance and Operation Administrators. Ty’s engaging personality and collaborative spirit is a great asset to our team. Ty was recognized in 2013 with the Outstanding Branch Collaborative Leadership Award from the Cascadia Green Building Council.

Steven Clark, AIA, LEED AP, Senior Associate, Integrus Architecture, P.S.
Role on this project: Project Manager
Steven brings an extensive background in all phases of architectural services for educational clients and projects. He provides technical research and detailing to the designer during the design process and coordinates systems into a fully integrated design solution. A versatile member of the project team, Steven works closely with all disciplines to coordinate and produce documents of high quality and he is an active participant in the construction process from the initial design phases through construction administration. Steven is a Board Member for the Washington Chapter of Association for Learning Environments (A4LE) and stays actively engaged with issues that affect the funding, design process, and successful construction of K-12 public schools in Washington State and beyond. He received his Master’s in Architecture from the University of Idaho and is a LEED Accredited Professional.