The URL can be used to link to this page

8.1. SR 08-17-2020Request for Action To Item Number Mayor and Ci T Council 8.1 Agenda Section Meeting Date Prepared by General Business August 17, 2020 Brandon Wisner, Stormwater Coordinator Item Description Reviewed by Select Construction Manager for Elk River Cal Portner, City Administrator Public Safety Building Expansion and Fire Reviewed by Station No. 3 Mark Dickinson, Fire Chief & Director of Emergency Management. Action Requested Direct, by motion, staff to negotiate a contract and fees with Terra Construction for Construction Management Services on the Elk River Public Safety Building Expansion and Fire Station No. 3 Background/Discussion With direction from Council, staff prepared and advertised a request seeking proposals for construction management services. Twelve proposals were submitted and reviewed by the project team. The proposals were reviewed and scored by the project team. From this scoring, staff members interviewed the top four ranked firms. These firms included CPMI, McGough Construction, Kraus -Anderson Construction Company, and Terra Construction. Upon review of the proposals and completion of the interviews, the project team recommends the Council approve moving forward with the highest ranked firm of Terra Construction. We further recommend following the proposed model of hiring Terra Construction as a Construction Manager at Risk as detailed in the proposal. Financial Impact 1.55% of total project cost plus pre -construction and construction phase costs (still needs further refined estimate for total cost). The contract and fees will be brought back to the city council on September 8, 2020. Mission/Policy/Goal N/A Attachments ■ Terra Construction Proposal The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires pi ospei ly. M TUREJ Updated.• August 2020 PROPOSAL FOR CONSTRUCTION MANAGEMENT SERVICES ELK RIVER PUBLIC SAFETY BUILDING EXPANSION AND FIRE STATION #3 8.7.2020 Terra Ml CONSTRUCTION 1*1 a M // OUR MISSION Fostering open communication, collaboration, honesty and respect in pursuit of well-built relationships. 7 ? ,r11 oil - INDEX COVER LETTER 5 1 COMPANY PROFILE 6 2 PROJECT TEAM 8 3 PROJECT MANAGEMENT 16 4 COST MANAGEMENT 24 5 PROJECT APPROACH 28 6 LESSONS LEARNED 36 7 PROJECT EXPERIENCE 38 EXHIBITS 50 APPENDIX 56 Aw- 9a 0 m m Iry IL ■ Ter rcir CON 13 T k u L T 10 f W. — aw 40 54� J60 0 Terra MICONSTRUCTION August 7, 2020 Brandon Wisner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: Request for Proposal Dear Brandon, 763.463.0220 877.604.2118 info@terragc.com terragc.com Terra Construction would like to thank you for the opportunity to present our proposal for the City of Elk River Public Safety Building Expansion and Elk River Fire Station #3 projects. Our team brings three important value-added qualifications: FIRE STATION & PUBLIC SAFETY EXPERIENCE We have completed several other fire station and fire training facilities for the cities of Eagan, Maplewood and Oakdale. We also recently completed a police station for the city of New Hope and renovations for Hennepin County's Water Patrol in Spring Park. Our commitment to collaboration amongst all involved parties provides smooth project delivery. MUNICIPAL BUILDINGS + MULTI -USE FACILITIES One of our strengths is working in and around existing public buildings and sites. We understand this requires managing multiple departments and various phases of work. We take pride in our ability to responsibly construct such facilities while collaborating with the design professionals, staff members and all stakeholders. Our experienced team understands the critical steps and logistical thinking involved. LOCAL TEAM These facilities will serve members of our team. Terra's staff live and work in the surrounding community. Our employee's families grew up here and care deeply about this community. Local staff members proposed for this project are experienced and qualified which optimizes our ability to serve the City of Elk River during construction and long afterwards. With this experience, we welcome the opportunity to be your collaborative construction partner on this important project. I look forward to answering any questions that you may have. I can be contacted at (763) 463-0289 or tbrown@terragc.com. Respectfully submitted, Tom Brown President 0 21025 Commerce Blvd, Suite 1000 // Rogers, MN 55374 01 Company Profile Terra Construction is a commercial builder based in Rogers, Minnesota that provides construction management, general contracting, design - build and tenant improvement services to the municipal, industrial, education, retail and healthcare markets. Company Ownership Limited Liability Company Tom Brown, President Ben Newlin, Vice President Jason Whiting, Vice President Conflicts of Interest N/A Annual Revenue (2019) Total: $52,851,576 CMA Projects: $0 CMAR Projects: $14,571,100 Financial Standing Good Financial Standing *See Exhibits (pages 51 and 52) Bonding Capacity $30,000,000 Safety Record Current EMR: 0.84 �0, Website www.terragc.com At Terra, we believe in making each project a great experience I I for everyone involved. We assure you we will provide leadership, but also allow for a collaborative Terra's home office is in spirit where you, as our client, feel ROGERS MN confident, well-informed and are an integral part of the process. just 11 miles from each We understand and respect the of the project sites. importance of this project in our r, community. With Terra's close proximity to both project sites and several We encourage you to visit our local team members, we have company video at vimeo.com/ a crucial availability to the terraconstruction/aboutus to hear project locale. what our clients are saying. Terra's Local Staff 39% of our staff live in the cities of Elk River, Otsego, Nowthen, Rogers and St. Michael. • Elk River • Otsego ti Nowthen • Rogers St. Michael Our team has a personal interest in the successful completion of this local project. We have evaluated our proposed team's workloads and ensured we have the resources available to perform the work from the pre -construction phase through construction completion. Our team includes three LEED Green Associates with knowledge in green practices and sustainability. In addition to our constructions services, specialized in- house services include BIM modeling, Drone Photography, Construction Photography, Time Lapse Videos, LEED and B3 Coordination, Laser Scanning / 3D Printing consulting, SWPPP Management Planning and OSHA Consultation. CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 7 ��* ��i}+f'h4,'�,*i+�i"►f�{1Ti�''�yi{1•4T►*1T,4�T�.TIa► e!i!! �J!{r A��lw��•*+i~i i • T,sTs,{,«`'� ifs if i sa{� �Ay��'1•iTFTi �'IT►Ti�1+� I I ♦ 11�F �roiect lea A, Elk River Public Safety Building Expansion and Elk River Fire Station #3 �4N RIYfR • A\\i}lll- FfRF .............. Elk __.............. • � ..FOEP..rME�� DESIGN TEAM CONSTRUCTION TEAM BKV MI CONSTRUCTION G R O U P CONSTRUCTION SUBCONSULTANTS I PROJECT EXECUTIVE Tom Brown DESIGN I CONSTRUCTION PRE -CONSTRUCTION PROJECT MANAGER/COST ESTIMATOR Ben Newlin MEP COORDINATOR Tom Brown CONSTRUCTION PROJECT MANAGER Jason Whiting PROJECT SUPERINTENDENT Mike Abel ASSISTANT PROJECT MANAGER Kory Reiners CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 9 EDUCATION • B.S. in Building Construction Management, University of Wisconsin - Platteville TRAINING/CERTIFICATION • LEED° Green AssociateT" • OSHA 10-Hour • American Hospital Association Certified Healthcare Constructor • ASHE Healthcare Construction Certificate • Adult/Child CPR • First Aid • AED Training Y. TOM BROWN LEED° Green AssociateT" I CHIC Project Executive & MEP Coordinator Tom's experience includes municipal, healthcare, education and industrial projects. An Elk River native, Tom is committed to the quality and budget - conscious construction of these facilities. Tom brings a relationship -based approach, providing important communication to the client. Working for a large mechanical contractor early in his career, he also brings valuable insight to MEP coordination. Responsibilities: Executive oversight on team performance, staffing, risk management, quality control, client satisfaction; MEP coordination throughout design/construction SELECT EXPERIENCE EAGAN FIRE STATION #1 Eagan, MN • Construction of new two-story facility that housed five apparatus bays, offices, lounge and support space ti NA,.l MAPLEWOOD FIRE & POLICE DEPARTMENT SOUTH STATION i A L, JJe' 7� Maplewood, MN • 14,786 sf ground -up construction • Scope included construction of a new station site on the 3M campus in Maplewood that houses four apparatus bays, departmental offices and a police substation •. EAST METRO PUBLIC SAFETY TRAINING CENTER .: Maplewood, MN • 6,385 sf two-phase construction • First phase included a two-story addition to the Burn Tower and concrete paving; Second phase included construction of a classroom building NEW HOPE POLICE STATION & CITY HALL New Hope, MN ,� - • 66,000 sf construction of new facility • Scope included lobby, council chambers, conference rooms, offices, workstation, a breakroom, a workroom, holding rooms, jail cells, interview rooms, locker rooms, restrooms, a fitness center and several parking garages "+1 ROGERS EVENT CENTER �.�. Rogers, MN • 9,438 sf ground -up construction 1� - • Work includes an event hall, meeting room, kitchen, beverage center, concessions, office, restrooms, parking lot and landscaping 10 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 EDUCATION • B.S. in Construction Management and Architecture w/ Minor in Landscape Architecture, University of Minnesota TRAINING/CERTIFICATION • LEED° Green Associate TM • OSHA 10-Hour • Adult/Child CPR • First Aid • AED Training BEN NEWLINLEEDO Green AssociateT" Pre -Construction Project Manager/Cost Estimator Ben's experience includes municipal, public safety, education, healthcare, industrial, retail and office projects. He has been the pre -construction manager on all projects we have delivered under the CMAR delivery method. His collaborative nature ensures trusted partnerships with all stakeholders. Responsibilities: Managing the pre -construction phase to include detailed and accurate construction estimates, scheduling, development of a logistics plan, creation of the various bid packages, management of the entire bidding process and overall construction procurement SELECT EXPERIENCE EAGAN FIRE STATION #1 Eagan, MN • Construction of new two-story facility that housed five apparatus bays, offices, lounge and support space MAPLEWOOD FIRE & POLICE DEPARTMENT SOUTH STATION Maplewood, MN • 14,786 sf ground -up construction • Scope included construction of a new station site on the 3M campus in Maplewood that houses four apparatus bays, departmental offices and a police substation 3; EAST METRO PUBLIC SAFETY TRAINING CENTER Maplewood, MN • 6,385 sf two-phase construction • First phase included a two-story addition to the Burn Tower and concrete paving; Second phase included construction of a classroom building 111� NEW HOPE POLICE STATION & CITY HALL New Hope, MN { • 66,000 sf construction of new facility �' • Scope included lobby, council chambers, conference rooms, offices, workstation, a breakroom, a workroom, holding rooms, jail cells, interview rooms, locker rooms, restrooms, a fitness center and several parking garages CENTURY COLLEGE TRANSPORTATION TRAINING CENTER Afton, MN • 10,000 sf ground -up construction of training facility and ImIN[ track providing students with real life learning experience, new training classrooms and shop area CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 11 EDUCATION • B.S. in Construction Management w/ Minor in Business Administration, North Dakota State University TRAINING/CERTIFICATION • OSHA 30-Hour • Adult/Child CPR • First Aid • AED Training JASON WHITING Project Manager Jason has vast experience with local construction projects, serving as project manager for several projects with the Elk River School District. He will work in close collaboration (both on site and from the home office) with the Superintendent, Mike, to ensure the project goals are met. Responsibilities: Project management from the beginning of construction through closeout and warranty, coordination of subcontractors, continuous updating and management of CPM schedule, management of submittal phase to ensure procurement of long lead items and review of pay applications and change order requests SELECT EXPERIENCE EAGAN FIRE STATION #1 Eagan, MN • Construction of new two-story facility that housed five apparatus bays, offices, lounge and support space ti ' NEW HOPE POLICE STATION & CITY HALL New Hope, MN r f - • 66,000 sf construction of new facility • Scope included lobby, council chambers, conference r rooms, offices, workstation, a breakroom, a workroom, holding rooms, jail cells, interview rooms, locker rooms, restrooms, a fitness center and several parking garages _ ISO 728 ROGERS HIGH SCHOOL 3RD WING ADDITION Rogers, MN • 53,000 sf two-story addition p_ • Scope included classrooms, a new reception area, o- offices, flex space and associated sitework ISO 728 ROGERS HIGH SCHOOL PERFORMING ARTS CENTER Rogers, MN • 24,000 sf auditorium addition with class space and a state-of-the-art theater • Scope also include a new parking lot and drive lane 1W I NORTHLAND COMMUNITY & TECHNICAL COLLEGE AVIATION ADDITION & RENOVATION r Thief River Falls, MN - • Renovation of NCTC airport facilities to adequately meet future needs • Hangars were demolished and replaced with new multi -purpose structure 12 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 EDUCATION • B.S. in Construction Management, MSU-Moorhead; A.A.S. in Architectural Technology, Northland Community & Technical College TRAINING/CERTIFICATION • OSHA 30-Hour • Erosion & Stormwater Management Certification • Adult/Child CPR • First Aid / AED Training • Forklift / Aerial Lift Training MIKE ABEL Project Superintendent Mike has managed a variety of project types throughout Minnesota. He has extensive experience working on construction sites with lots of public activity and requiring coordination with occupied spaces. Responsibilities: On -site supervision, construction coordination and monitoring of all work/activities, coordination of owner -related activities, progress reviews, safety monitoring and daily field documentation of activities SELECT EXPERIENCE NEW HOPE POLICE STATION &CITY HALL New Hope, MN L - • 66,000 sf construction of new facility • Scope included lobby, council chambers, conference rooms, offices, workstation, a breakroom, a workroom, holding rooms, jail cells, interview rooms, locker rooms, restrooms, a fitness center and several parking garages BSU ACADEMIC LEARNING CENTER Bemidji, MN r _ N IN IN IN ~� • 54,883 sf remodel of Benson Hall, Bangsberg Hall, �! JPw Sattgast Hall and A. C. Clark Library and 27,739 sf ground up construction of new Hagg-Sauer Hall = "'!` .rj • Includes 82,500 sf of demolition including Ha Sauer Hall !! MSU-MOORHEAD COMSTOCK MEMORIAL UNION ` Moorhead, MN _ z • Interior remodel and addition • Added open lounge space and renovated quiet study lounge, student organization and office space 1 - NORTHLAND COMMUNITY & TECHNICAL COLLEGE AVIATION ADDITION & RENOVATION Thief River Falls, MN • Renovation of NCTC airport facilities to adequately meet future needs • Hangars were demolished and replaced with new multi -purpose structure �b =" COLLEGE OF SAINT BENEDICT ATHLETIC COMPLEX St. Joseph, MN = • Construction of intramural/multi-use, soccer and softball fields as well as a 20,000 sf Alumni Center housing locker rooms, restrooms, concessions, training facilities, lounges and a press box CITY OF ELK RIVER Elk River Public Safety Building Expansion and Elk River Fire Station #3 13 EDUCATION • B.S. in Construction Management, North Dakota State University TRAINING/CERTIFICATION • LEED° Green AssociateT" • OSHA 30 Hour • Adult/Child CPR • First Aid • AED Training KORY REINERSLEEDO Green AssociateT" Assistant Project Manager Kory will work with Jason and Mike to assist in project management and communication with all stakeholders. He has previous successful experience working with the City of Elk River. Responsibilities: Project assistance and support throughout the entire project, monitoring of project progress, coordination with the Project Manager, BKV and the City of Elk River, and issuing RFIs, shop drawings and both weekly and monthly reports SELECT EXPERIENCE EAST METRO PUBLIC SAFETY TRAINING CENTER Maplewood, MN • 6,385 sf two-phase construction • First phase included a two-story addition to the Burn Tower and concrete paving; Second phase included construction of a classroom building PLAISTED COMPANIES ADDITION & REMODEL Elk River, MN • Interior renovation and two-story addition • Added conference rooms, offices, break rooms, a sales desk, retail and parts storage spaces, restrooms, lockers, a company store, a work room and an executive lounge BSU ACADEMIC LEARNING CENTER Bemidji, MN :gamm � 410 go • 54,883 sf remodel of Benson Hall, Bangsberg Hall, ► � " Im IN Sattgast Hall and A. C. Clark Library and 27,739 sf ground up construction of new Hagg-Sauer Hall • Includes 82,500 sf of demolition including Hagg-Sauer Hall on STONEWORKS PLANT #2 ADDITION Elk River, MN • Added 720 sf including an office, breakroom, restrooms, locker room and mechanical room • Added 4,800 sf of manufacturing space ISO 728 SALK MIDDLE SCHOOL IMPROVEMENTS Elk River, MN • 88,440 sf, three-phase renovation • Scope included mechanical and electrical modifications, new classrooms, front office and security improvements, commercial kitchen, cafeteria/commons, media center upgrades and new lockers. 14 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 Approach to Interactions with Owners, A/E's and Subcontractors 4 JASON WHITING Project Manager Communication is key to every interaction on a project. Owner: Understanding the project from the owner's prospective is important to me. I like to be proactive while fostering open and clear communication. I also make it a priority to keep the owner updated as it relates to work progress, schedules and budget forecasts so they can make well informed decisions throughout the project. Design Team: Respect of the designers and their design intent is important to me. I understand the amount of energy and work they have put forth in the design and appreciate their creativity and forethought. if issues do arise with design conflicts during construction, I take a collaborative approach with the design team to help arrive at a solution. Trade Partners: Trade contractors are the hard-working men and women that are specialized in what they do to bring the building out of the ground. With many trade contractors on a project, it is important to closely coordinate their scopes of work with others to ensure smooth and efficient workflows. MIKE ABEL Superintendent Communication is key for a successful project with all parties involved. Owner: It's important to have an understanding of the needs and expectations for the owner. Not only the final product, but how we get there. Phasing, disruptions, scheduling and how they affect the daily operations of the operating facility. Design Team: Same level of communication is required with the design team. Understanding the design and specifications for the project is crucial. A team approach to solving issues, working collaboratively to come up with a solution is essential. From pre -construction planning, scope expectations, construction coordination and smooth turn over to building operation. Trade Partners: The success of a project is dependent on the trade partners buying into the schedule and project phasing. This is established at the bidding stage of the project with clear understanding of the scope of work. I'll provide daily communication to the field to safely execute the work for that day and detailed planning of the next days, weeks, months of work. CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 15 3 Project Management Maplewood Fire & Police Department South Station • Front Entrance COMMUNICATION Our communication plan for the renovation of this project will be structured in a way to ensure deadlines are met and that all parties are aware of the most current information. During the design phase of the project, Terra will communicate with all team members in a manner as if we were an extension of their staff. Terra will be in attendance at all design meetings, respond accordingly to specific action items and ensure the design team, City of Elk River, user groups and consultants are copied and aware of the information being sent or the questions being asked. Terra will schedule the budget/estimate meetings to occur immediately after a design review meeting to ensure the best use of everyone's time. Once construction begins, the communication will become more structured through the RFI process, meeting minutes and pre -installation meetings. Either before or after our weekly progress meetings, we will schedule a walk-through of the construction site with the team to review the current progress and any critical items. QUALITY ASSURANCE/CONTROL PROGRAM Terra will implement a Quality Assurance/Quality Control (QA/QC) program during the design phase of this project. We will work with the City of Elk River, BKV and the engineers to evaluate any and all potential risks associated with costs, material selections, construction means/methods and the construction schedule. During the evaluation of these risks, Terra will assist in identifying specific guidelines that should be followed to eliminate or reduce the chances of those risks occurring. Our QA/QC program will continue through to the construction phase of the project. The program will address critical construction phase items such as the site use (disruption avoidance) plan, safety, workmanship, quality of work, subcontractor performance and construction schedule. Terra will work with the City and the design team to establish a specific construction related QA/QC program that would include any potential risks identified by the involved parties. Terra will include the following construction related QA/QC processes during the construction phase: • Pre -Installation Meetings • Mock -Ups • Weekly Scheduling Meetings • Weekly Safety Meetings • Partial and Final Inspections Constructability Review Part of our quality assurance program is to perform a constructability review. Our thorough understanding of means and methods helps us identify potential problems and offer realistic solutions. During design, this type of coordination and oversight is critical in today's construction environment and can provide insight on scheduling key milestones, identifying cost savings and other project related requirements. Throughout the entire pre -construction phase of the project, Terra will continually review and update all team members of their constructability review. This activity will help reduce the number of conflicts or changes once construction begins. During construction, we will perform pre -installation meetings on specific key aspects of construction such as roofing, flashing, waterproofing, curtain walls, windows and finishes. An example would be an exterior window opening mock-up that shows the wall cavity, construction material, flashing and craftsmanship. Often times, the pre -installation meetings and mock-ups can resolve issues before the construction of these activities begins. Exampiepre-installation masonry mock-ups Our partnership with the City, design team and the engineers will promote very effective CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 17 communication which will help identify any work that is in non-conformance or not acceptable. We have found that the earlier a deficiency can be identified, the easier it is to resolve and the less impact it has on the construction cost or schedule. SCHEDULING Pre -Construction Pre -construction services will include: • Develop and update the design schedule including specific milestones and bidding dates • Identify long lead items and determine the need for early bid packages • Constructability Reviews and Clash Detection • Value Engineering • Budget analysis and updates • Life cycle cost analysis • Develop Comprehensive Construction Cost Estimates • Develop and price a list of alternates • Perform a series of Q/A Document Reviews • Coordinate permit and plan reviews with the City of Elk River • Bid Package and Scope Development • Develop the Critical Path Construction Schedule • Develop construction phasing and site logistics plans Terra cityofN7Hope-GWHA—ice li.. A. ya Be ang., ScHetloletor—o( 7rz 01e Example 3-Week Look Ahead Schedule • Provide local contractor / supplier outreach • Coordinate tax exempt purchasing agreements • Solicit and receive bids, prepare a bid analyses and make recommendations During pre -construction, Terra will coordinate a scheduling meeting with BKV to plan the design milestones including the Design Development (DD) completion, GMP establishment, Construction Document (CD) duration and key CD milestones. This schedule will outline various design and user group meetings or "committee workshops' with specific agenda items. Our involvement throughout the design phase will allow the entire team to collaborate on key design, bidding and construction milestones to be included and updated in the CPM Schedule. We will review early bid packages and incorporate them into the overall schedule. Terra utilizes Microsoft Project scheduling software to create the master Critical Path Method (CPM) project schedule and includes this schedule with the bidding documents. Terra utilizes various tools and opportunities in the documentation of the scope of work and the establishment of the GMP. Rather than relying on the information in a set of drawings, we approach this collaboratively and utilize the following strategies to 18 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 establish the GMP: • Attending design meetings to understand the design intent, features and finishes • Understanding the basis of design and intent on mechanical and electrical systems from the engineers • Attending individual meetings with the interior designer to understand what they are intending to specify for various finishes and manufacturers • Reviewing specification section and alignment to the drawing set • Reviewing the drawings and details • Completing quantity take -offs and unit pricing • Reviewing manufacturer, supplier and specialty contractor budget pricing • Analyzing any upcoming material tariffs and timing of labor pay scale increases • Understanding timing of construction and whether any premium time should be considered Construction CPM Schedule We will use the master CPM Schedule as a baseline against the current status of construction to identify if the project is ahead or behind schedule. Our team will update and maintain the schedule throughout the entire construction period. It, along with short interval planning, are tools that we will use to help everyone understand what is expected of them. Terra will use the schedule: To track progress and provide a baseline again the current status of the project To assist in coordinating critical construction activities with the appropriate contractors As a resource that can be utilized by all team members Task Scheduling Terra will also utilize task scheduling to achieve • Critical Path Scheduling • Milestone Development/Tracking • Material Lead Time Development/Tracking • Fabrication Date Monitoring • Ship Date Checklist and Tracking • Phasing Schedules • Facility Schedules • 3-Week Look Ahead Schedules 3-Week Look Ahead Schedule Terra will provide a detailed 3-week look ahead schedule on a weekly basis to the City of Elk River, BKV and all subcontractors. This 3-week look ahead schedule will identify specific daily tasks and activities. Safety and Scheduling Meeting The 3-week look ahead schedule is reviewed and discussed by Terra and our subcontractors during the weekly safety and scheduling meeting that we hold separate from the weekly progress meeting with the City and design team. These safety and scheduling meetings cover specific detailed discussions with subcontractors and suppliers on delivery dates, scheduled installations, weather - related impacts, means and methods and upcoming milestones. Progress Meetings Terra will have weekly progress meetings during construction with the City of Elk River and BKV. At each meeting, a three-week look ahead schedule will be provided. Meeting minutes are issued to all involved parties within 24 hours of every meeting. In addition, the project superintendent, Mike Abel, will issue daily field reports and manage weekly safety and scheduling meetings with subcontractors where they will be immediately aware of their responsibilities. At the end of every week, Terra will issue to the project team a "Weekly Report" that outlines subcontractors on site, current major activities dates of substantial completion. Our task scheduling taking place that week and the upcoming scheduled includes a variety of tools that support not only the work for the following week. Included with this lines of communication but also enhance the overall report will be photos documenting various collaboration of the team. These tools include: construction activities that occurred that week. CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 19 Foundation Ml Terra Elk River Public Safety Building Expansion & Elk River Fire Station #3 E1 Elk River, IN 1 RiveT Progress Report I April 10, 2021 0 �q3w� ai i Example of Weekly Report PURCHASING & MANAGING TRADE CONTRACTS Terra is very familiar with purchasing and managing trade contracts. We know the local subcontractor market and can provide added value by utilizing local subcontractors and suppliers where applicable. After securing bids from subcontractors, Terra will reviews the bids with the City and also perform a bid qualification process to ensure the bids received represent the scope of work in the contract documents. Only after this qualification process has ended are subcontractors selected. Terra will then issue subcontracts to all the selected subcontractors reflecting our contract documents. During construction, Terra manages and motivates subcontractors through the relationships and respect we have built with them. We continually monitor each subcontractor's performance and quality of work. This has proven invaluable as we rarely experience non -performing subcontractors. However, should this occur, Terra will work closely to increase communication efforts to ensure that the subcontractor understands the tasks at hand and the schedule to complete these tasks. Terra will then follow up on a daily basis with that subcontractor to confirm they are performing their work in accordance with the schedule. PROJECT INFORMATION MANAGEMENT We utilize Procore, an online, real-time, construction management platform. It serves as a central hub for all involved parties and can be accessed via desktop computer, mobile phone or tablet. The use of our cloud -based project management software, Procore, in the field has proven to reduce paperwork, enhance communication and save time. It provides all involved parties real-time, on -the -go access to vital project information. This has been well received on all of our projects and is included in our fee. Procore offers the ability for us to collaborate more effectively and efficiently. Project updates are available instantaneously through the entire project lifecycle. It allows safe sharing of crucial information including plans/drawings, photos, meeting minutes, schedule, submittals, RFIs, punch lists, project directory and more. Terra will utilize Procore, an online, cloud -based construction management platform to serve as a central hub for all parties to view important documents and will be accessible via desktop computer, mobile phone or tablet. BIDDING STRATEGY Terra's approach and philosophy on construction management projects ensures transparency and is defensible. For every bid package, of the bids received from the pre -qualified bidders, the lowest responsible and responsive bidder will be awarded the contract for the scope of work defined. Terra's entire bid process is completely transparent from the bid advertisement to the opening of bids. Terra will ensure that all bidders receive the notice to bid, have an equal amount of time to bid and confirm that all bidders have received addendums when they are issued. Furthermore, Terra will publicly open and read aloud all bids by bid category. The City, BKV and all subcontractors are welcome to attend this bid opening. BID PHASE ADMINISTRATION Prior to bidding, Terra will identify specific bid scopes and packages that best fit the requirements 20 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 of this project. These proposed bid packages will be reviewed by the team prior to finalizing the bid packages. We will also develop a realistic schedule that can ultimately be used during bidding. This will allow all subcontractors to be aware of the expectations prior to bidding and eliminate any discussions related to schedule during construction. We would not expect any time extensions, nor additional costs for schedule related items. Early Bid Packages There are a number of bidding strategies we have identified for this project that will assist in the overall delivery. When it comes to pre -ordering, Terra has recent experience in procuring various long -lead items early such as steel, carpet and elevators direct during the design phase to ensure the material delivered and ready for installation as scheduled. We have also utilized early bid packages as a strategy to procure various materials and ensure adequate time during the submittal process. Transparency Terra's approach and philosophy on construction management projects ensures transparency and is defensible. For every bid package, of the bids received from the pre -qualified bidders, the lowest responsible and responsive bidder will be awarded the contract for the scope of work defined. Terra's entire bid process is completely transparent from the bid advertisement to the opening of bids. Terra will ensure that all bidders receive the notice to bid, have an equal amount of time to bid and confirm that all bidders have received addendums when they are issued. Furthermore, Terra will publically open and read aloud all bids by bid category. The City, BKV and all subcontractors are welcome to attend this bid opening. Role In Preparing The Project Manual Our role in preparing the project manual will primarily be focused on the front-end (Divisions 0 and 1). • First, we will outline the requirements of construction and prepare a detailed scope of work and a schedule (by bid package) confirming all work and responsibilities are accounted for. • Then, we will prepare bid forms for each bid package and incorporate the form of contract. • Finally, we will integrate the specific insurance and bonding requirements by bid package. Terra will work closely with the City of Elk River and the design team throughout this process to ensure consistent, thorough and detailed construction bids. ON -SITE SUPERVISION Our qualified, experienced and professional superintendent, Mike Abel, will provide you with full- time, on -site supervision that is at the forefront of coordinating the trades and managing the schedule. He will work closely with the City of Elk River to effectively manage and sequence the work with respect to any owner -related activities. We will create a partnership with BKV and implement a program to monitor the quality of the construction and the conformance to the contract documents. In addition to coordination activities, we document progress, the schedule, current activities, milestones and material delivery. We are able to determine if the actual course of construction is on schedule and reflected in the Master CPM schedule. Terra provides photo documentation and written field reports documenting all work activity for every working day of the project. CHANGE ORDER PROCEDURES/NEGOTIATIONS We provide aggressive and fair change order CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 21 negotiations with the trade contractors. We will review all costs submitted for any change and require trade contractors to break down the costs in itemized material and labor hours. We use this to determine if the costs submitted are consistent with the scope of work identified in the change. We have a thorough understanding of means, methods, material costs, labor costs and current cost trends. We will provide you with the expertise and ability to challenge or negotiate costs in a fair and professional manner. Terra will coordinate with the City for system start-up and testing, continual inspections, verifications and training of staff. During construction, these processes will occur from start to finish. Similar to our past successful projects, Terra will provide all the critical communication and scheduling to ensure this project receives a high level of service. PROJECT CLOSEOUT/PUNCH LIST COMPLETION/WARRANTY ADMINISTRATION Project Closeout Terra considers the closeout of a project to be very important. We have developed a process that starts during the submittal phase. We secure some of the closeout documents at this time to better facilitate closeout at the end of the project. Our relationships throughout the project duration help us to secure the closeout packages from our subcontractors and suppliers. From warranties to final lien waivers, we will quickly compile the hard copies and electronic copies in a digital package for your project. Terra will confirm what the client expects on the project. Punch Lists Punch lists on Terra's projects are usually shorter than other contractors due to our pre -punch list efforts. We work closely with our subcontractors and complete a pre -punch walkthrough that allows us to correct most items that would come up during the architect and engineer's punch list. Warranty Administration The warranty administration will be handled by the same personnel who worked on the project, eliminating the education process for someone who hasn't been to the facility previously. FINAL START-UP, TESTING & OCCUPANCY Our team has extensive experience in final start-up, testing, and occupancy for a variety of projects. This is the most important aspect of the project and is rarely done properly. The best process for ensuring that the start-up and testing process goes smoothly is to have an inspection and receive verification that all systems were designed, installed and tested properly and the City of Elk River is properly trained. These processes need to occur throughout the project and require a great amount of teamwork to be successful. A project that has good communication and teamwork throughout will help make this a reality. We focus our attention during this phase of the project on good communication. Terra schedules and conducts all final start-up procedures, which will not begin until all prerequisite activities have been completed. We will coordinate and work with your staff and contractors to perform training sessions on all mechanical and electrical components of the building. SAFETY POLICY AND IMPLEMENTATION OF PROJECT SPECIFIC SAFETY PLAN Terra's safety policy follows our written safety manual and OSHA guidelines. Terra works with Marsh & McLennan Agency (MMA) to manage our safety and training programs. We also intend to participate in a voluntary OSHA inspection program. We will use our safety policy to enforce all aspects of construction — both for the workers and everyone coming in contact with the project. Our site superintendent will conduct a weekly safety meeting. Terra will require all subcontractors submit their written safety plan prior to the start of work and that these safety plans are project specific and include all Safety Data Sheets (SDS) for the materials they will be working with. Copies of all safety manuals will be kept on site. Additionally, every subcontractor personnel who arrives at a Terra site must go through "First Day First Hour" training prior to starting work on the project. 22 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 '�,� TO6acco Use 1 NO TRESPASSING PROHIBITED r' p� 5, NOTICE RORR usT REPORT - (( . MUST P� [O FIELD OFHCE _\\R''f l_ C©VIR-195TANRARflS - _ COVID-19 Mitigation Terra Construction is taking a proactive approach in regards to the spread of the COVID-19 (Coronavirus) out of care for our team members, clients, healthcare workers and our communities. Travel Task Scheduling All non -essential business travel has been suspended unless the trip is critical and necessary to serve a client's need. In all travel, we will follow the CDC travel recommendations. We are requesting that for any required travel by motor vehicle each team member drive separately so as to avoid close contact. Conferences All outside conferences and vendor events have been suspended. Meetings We are requesting that all meetings be held virtually where possible. Environment We are strongly encouraging all employees and jobsites to follow the CDC guidelines of washing hands, avoiding close contact and staying home if they're sick. We are encouraging staff in the office or in the field to incorporate social distance protocols. For any of our team members have CONSTRUCTION AREA go we PERSONAL PROTECTIVE EQUIPMENT REWIRED (PPE) Safety signage on all sites includes clear COVID-19 Standards which must be followed by anyone entering the site. potentially been exposed, we are following the CARE guidelines (Check And Report Everyday) for self - quarantining as needed. Remote Work We will utilize the technology we have in place to allow us to continue to communicate remotely and deliver on our promise to our clients. We will continue to monitor the Center for Disease Control's recommendations to guide our mitigation plan while working to balance the needs of our clients. We are encouraging all our employees to take care of themselves and their families during this time. We request all employees not arrive on site if they are experiencing ANY symptoms. They are to notify the superintendent by phone if they have any symptoms. It is critical that sick employees stay home rather than risk the spread of infections to others on site. All employees reporting to work will be screened daily upon arrival for shortness of breath, persistent cough or fever of 100.4° F. Anyone who is experiencing symptoms or who has traveled outside the U.S. in the past 14 days, or who has been in contact with someone diagnosed with or being quarantined for COVID-19, will not be allowed on site until they have completed a 14-day quarantine or have a negative COVID-19 test. We ask all to be honest to help ensure the safety of everyone. Good hygienic practices are to be utilized including: • Frequent hand washing • Regular cleaning of work surfaces • Regular cleaning of break surfaces • General housekeeping • Proper disposal of refuse • Schedule staggered break times • Do not share tools • Do not share PPE • Practice social distancing (separation of at least 6') CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 23 ow 77l- l��i�`T ��Jl��lliI f-; .. 07� 04 Cost Management COST ESTIMATING & CONTROL Terra will create a cost format from the current design documents BKV has available. This format will be utilized to determine if the current design is within the project budget. We will utilize our Revit° construction design software, Bluebeam, Sage, Terra's cost database and recent historical cost comparisons in establishing the GMP and further estimates. During Design Cost control will begin during design with systematic document review and accurate cost estimates. Upon contract award, Terra will provide: Thorough review of the documents throughout the entire design phase of the project. This will not only allow us to better perform a constructability review, but also identify any discrepancies amongst drawings and specifications, or conflicts between trades. This approach will also help eliminate future change orders after construction begins. Very detailed and thorough cost estimates throughout design During the DID phase, we will continually update the estimate by updating our BIM model, completing quantity takeoffs, utilizing our current market cost data, reviewing current market trends and utilizing the relationships that we have with local, metro and national subcontractors and suppliers. Throughout this process, Terra will also evaluate the impact of the schedule related to costs, utility/service shutdowns and alternate construction opportunities. Estimating Examples (Construction Management) At the end of the DID phase, Terra will establish and present the Guaranteed Maximum Price (GMP) to the City of Elk River, which will include a contingency for those items yet to be defined or designed. Terra will continue to evaluate and test the design in comparison to the GMP to confirm that the project stays on budget through CDs. This process will ensure a successful bid opening, which has been the case on all of our CM projects. Throughout the design phase and while establishing the GMP, Terra will work closely with the City of Elk River and the design team in developing a project contingency that is appropriate and specific to the project. This contingency can be allocated for unforeseen conditions or potential unknown conditions during the design period. Terra will issue the City an updated contingency log on a weekly basis and only use such contingency items after receiving approval. During Construction Once construction begins, cost control would come through our aggressive, but fair, change order negotiations with the subcontractors. Our knowledge of material costs, means, methods and current cost trends will be a valuable resource to the project. Terra will maintain an overall construction budget and will continually monitor and update the budget as changes occur. The reports we provide as part of our overall budget tracking system include: • Total Project Budget Summary • Contract Summary Log • Subcontractor Contract Summary Log • Change Log • Contingency Log • Invoice/Cost Tracking Log *Delivery method was design -bid -build. CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 25 This will outline the history of changes and provide the team with an up-to-date financial status at all times. Our budget tracking system will provide the City with not only a snapshot of the financials of the entire project, but also a detailed itemization of every cost related to the project. VALUE ENGINEERING Value engineering is one of the most misrepresented and incorrectly performed activities in the design phase. Value engineering does not compromise the design solution, cost-cutting and scope reduction do The goal of value engineering is to develop the best return on the investment and still achieve the goals that were set out to accomplish from the beginning. It has been our experience that significant savings can be achieved by properly implementing a value engineering process. When it is conducted correctly, the results of value engineering are cost effective solutions that meet the owner's expectations of quality, function and budget. In addition, the owner/users gain significant insights into the options which are available in the marketplace. Every system from the structure, mechanical and electrical systems to the building envelope and interior finishes, should be included in this assessment. Our value engineering process starts at the design phase and continues through project completion. To be the most effective, we recommend that the first value -engineering session be held during the schematic design phase when preliminary system evaluations are being made. Terra's cost work plan for this project will include a complete material list with the identified quantities for construction and associated costs. This will be presented at the estimate/budget review meetings with the City of Elk River and the design team. This will allow the entire team to see what the "big ticket" items are. This tool is useful if the project is coming in over budget in the design phase and allows individual specified items to be exposed from a cost standpoint. In addition to this, each specified item will have a "life expectancy' which will highlight the number of years that specific product is expected to last before it will need to be replaced. Once all of this information is presented, then real decisions can be made with full consideration of life cycle costs. MECHANICAL AND ELECTRICAL COST MANAGEMENT Terra has in-house staff that works directly with the mechanical and electrical subconsultants during design to ensure the project stays within the budget established for the MEP scope. The MEP budgets developed are from: • Historical information from past projects • Current market pricing obtained by Terra for the MEP scope at all stages of design (SD, DID and CD) Additionally, during construction this same staff will continue to work with the selected MEP subcontractors to evaluate any changes that occur along the way. Cost management of the MEP scope is one of the most critical components of design development and construction administration because it is generally the largest scope of the project. Ilk .� �rMW �- VIM mananll m� 1 -ke 26 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 OUR COMMITMENT TO YOU All during the construction process, the construction superintendent on the site worked very closely with me to ensure that I was not only happy with the process, but had a chance for input before, during and after specific job function was started and completed. Steve Lukin Maplewood Fire Chief 4k i New Hope Police Station & City Hall • SWAT Vehicle Garage HANDLING PHASED CONSTRUCTION IN AN OCCUPIED SPACE Developing a Phasing Plan During design, Terra will review the total building program and identify critical construction phases based upon the owner's needs, design status and owner's operations. We will work with the City of Elk River and BKV to examine the feasibility of starting work prior to completion of the contract documents. We will identify at the earliest status of the project, the particular phase of activities such as: • New East Fire Station • Fire Station #2 Expansion • Police Department Squad Garage Expansion We will also identify and pre -order long lead items utilizing early bid packages as required. This "fast -track" approach often requires a phased bid schedule that establishes the activities of each team member and the corresponding items for activity completion in order to ensure that the bid schedule can be maintained. Our goal is to establish these specific phases in a particular manner so when construction begins the phasing process and staff move activity is seamless. Phased Construction Coordination Any phased construction plan will need to be finalized with the City and the design team during the design phase of the project and implemented during construction. Terra will work will all parties to gain a thorough understanding of any phasing requirements and how those services are maintained during this time. Using feedback received from meetings with the owner and design team, Terra will make updates and create a final phasing plan that will be distributed to all stakeholders. Although each project is unique, Terra understands this approach and will work very closely with the City and BKV to thoroughly coordinate any phasing needs. OCCUPIED BUILDING With any phased construction in an occupied building, there is risk of disturbing the occupants of the building. There is also risk of disturbing the general public and neighbors. Not only does consideration of the occupants need to occur, but also the safety of those moving in and around the facility on a daily basis. Methods we use for managing, reducing or eliminating this risk include: • Noisy work such as demolition, hammer drilling and core drilling would occur at early morning hours and be managed during the day. • Deliveries of materials and rubbish removals will occur during off hours. Typically we schedule deliveries in occupied buildings at early morning hours such as 5 am to eliminate obstructing elevators or corridors for such deliveries during normal business hours. We will enforce a "dumpster-in/ dumpster-out" policy if required to eliminate parking lot disruption. • Mechanical or electrical shut downs (if needed) would occur during off hours and temporary HVAC provisions would be provided during these times. We will provide a one week notice of any required shut down and coordinate the exact timing with the owner. Security -Conscious Facility Having worked in high secure facilities, we understand the importance of maintaining security and access control throughout the occupied building. The work at the existing Public Safety Building includes an addition of a squad garage and apparatus bays while remodeling several areas inside the existing facility. This work will be occurring at the same time throughout the occupied facility and security must be maintained. A variety of control measures can be taken to ensure security measures are maintained throughout the construction project such as: • Pre -Job Security Planning & Coordination Meetings • Weekly Security Meetings during construction • Site access control with fencing and gates • Interior secure temporary partitions • Implement an access control checkpoint into each space of construction CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 29 Worker background checks and badging Construction security cameras Job site security walk through / checklist at the end of every day Disruption Avoidance with Continuous Occupancy Coordinating the operations of an existing facility during construction involves several critical elements: The Existing Operations During the design phase of the project, Terra will meet with the City and the user groups to review their program of activities, schedule of events and any specific utilities that are required to be operational during construction. This includes understanding: • Room ventilation needs Power requirements for equipment Temperature and dust sensitive areas and other elements specific to the project scope The Existing As -Built Drawings of the Facility We will review the existing drawings of Fire Station #2 and the Police Department Squad Garage to understand all the mechanical and electrical systems. In doing so, we will also evaluate the location of operations that need to be maintained. The Site Logistics Terra has prepared a preliminary site logistics plan for each project site (see pages 31-33). These plans incorporate the logistics of when specific activities can begin and end to ensure the sequence of construction does not disrupt the operations of the adjacent facilities. Prior to construction, Terra would update this logistics plan as needed. We will work closely with the City of Elk River and the stakeholders to schedule all activities related to hoisting, rubbish removal, parking and deliveries. Removals and deliveries will also be coordinated to coincide with requested hours based on size, access and other constraints to ensure limited or no disruption. Terra will coordinate the staging of all activities with subcontractors. We will take measures to protect areas not under construction in their current phase and provide safety signage so occupants of the building are well informed and safe. Tools and equipment will be secured at the end of each shift so as not to interfere with building occupants. 30 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 Site Specific Constraints Public Safety Building - Apparatus Bay Addition • Limited Site Access • Close proximity to Orono Parkway • Keep existing bays in operation and accessible • Minimize dust migrating to the existing bays • Just on time deliveries • Coordinate shut -downs / MEP tie-ins Public Safety Building - Police Squad Garage Addition • Site access and haul route coordination • Temporary access road off of parking lot • Disturbance avoidance planning • Coordinate shut -downs / MEP tie-ins • Close proximity to Dave Anderson Athletic Complex • Close proximity to Orono Lake SWPPP Coordination and monitoring Public Safety Building - Interior Renovations • Occupied building • Security and access control planning • Dust Control • Disturbance avoidance planning • Just on time deliveries • Coordinate shut -downs / MEP tie-ins Fire Station #3 Construction • Close proximity to Twin Lakes Elementary • Street tie-ins and curb cut coordination • Wetland to the North - SWPPP Coordination and monitoring • Residential Neighborhood to the South ELK RIVER FIRE STATION # 3 SITE PLAN B K V �� Terra HCsOLJ f oe_ CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 31 MMft PUBLIC SAFETY BUILDING SITE PLAN B K V � Terraa YeCM Begin Construction On Both Additions G R U U PUBLIC SAFETY BUILDING SITE PLAN ,♦ E,k,Y B K V Terra Rn,er Complete Apparatus Bay Addition & Sitework G R o V P ■� GUN9TPUUTIU J 32 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 PUBLIC Complete SAFETY k & Interior Rlenovations g �� Terra ver PUBLIC SAFETY BUILDING SITE PLAN Project Complete J MI m Terrla CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 33 Architecture Terra Interior Design Mil Landscape Architecture CONSTRUC T I O N G R O U P Engineering Task. Name Start Finish Duration Preliminary Schedule Mon 7/27/20 Wed 2/16/22 398 days Design & Pre -Construction ��135 days Design Mon 7/27/20 Tue 1/26/21 125 days Complete Design Development - FD/PD Add/Reno Mon 7/27/20 Mon 7/27/20 0 days Construction Documents - FD/PD Add/Reno Tue 7/28/20 Tue 9/15/20 35 days Finalize Bid Documents - FD/PD Add/Reno Tue 9/15/20 Tue 9/15/20 0 days Construction Documents - Fire Station #3 Wed 9/16/20 Thu 12/10/20 60 days Permit Review - FD/PD Add/Reno Wed 9/16/20 Tue 10/27/20 30 days Permit Review - Fire Station #3 Fri 12/11/20 Tue 1/26/21 30 days Pre -Construction JW Mon 8/24/20 Tue 2/9/2M115 days CMr Selection Mon 8/24/20 Mon 8/24/20 0 days DD Review/ Estimate Tue 8/25/20 Tue 9/8/20 10 days CD Estimating / Cost Control Wed 9/9/20 Tue 9/22/20 10 days Establish GMP Wed 9/23/20 Tue 10/6/20 10 days Pre -Qualify Subcontractors Wed 10/7/20 Tue 10/27/20 15 days Early Bid Packs Wed 10/7/20 Tue 10/20/20 10 days Early Submittals Wed 10/21/20 Thu 12/3/20 30 days Bid Remaining Bid Packs Wed 10/21/20 Tue 11/10/20 15 days Submittals & Procurement Wed 11/11/20 Tue 2/9/21 60 days Mobilize Wed 10/28/20 Tue 11/10/20 10 days Police Station Addition & Renovation Wed 11/11/20 Thu 7/8/21 165 days Site Prep / Demolition Wed 11/11/20 Thu 12/10/20 20 days Structure Fri 12/11/20 Tue 2/9/21 40 days Enclosure Wed 2/10/21 Tue 4/13/21 45 days Interiors Wed 4/14/21 Wed 6/23/21 50 days Site Finishes Wed 5/12/21 Wed 6/23/21 30 days Interior Renovations Wed 4/14/21 Thu 7/8/21 60 days Fire Station #2 Addition & Renovation Wed 11/18/20 Thu 7/15/21 165 days Site Prep / Demolition Wed 11/18/20 Thu 12/17/20 20 days Structure Fri 12/18/20 Tue 2/16/21 40 days Enclosure Wed 2/17/21 Tue 4/20/21 45 days Site Finishes Wed 5/19/21 Wed 6/16/21 20 days Interior Renovations Wed 4/21/21 Thu 7/15/21 60 days Interiors Wed 4/21/21 Wed 6/30/21 50 days 37 Mobilize Mon 3/15/21 Fri 3/26/21 10 days 38 Sitework / Utilities Mon 3/29/21 Fri 4/30/21 25 days 39 Structure Mon 5/3/21 Tue 7/27/21 60 days 40 Enclosure Wed 7/28/21 Wed 10/20/21 60 days 42 Site Work Finishes Thu 9/23/21 Wed 11/3/21 30 days 41 Interiors Thu 10/21/21 Wed 1/12/22 60 days 43 Substatial Completion Station 2 Wed 1/12/22 Wed 1/12/22 0 days 44 Close -Out Fri 7/9/21 Wed 2/16/22 158 days 46 Punchlist - Police Station Add/Renovation Fri 7/9/21 Thu 7/22/21 10 days 47 Punchlist - Fire Station #2 Add/Renovation Fri 7/16/21 Thu 7/29/21 10 days 49 Move In / Owner Training - PD/FD Add/Renovation Fri 7/30/21 Thu 8/12/21 10 days 45 Punchlist - East Fire Station Thu 1/13/22 Wed 1/26/22 10 days 48 Move In / Owner Training -East Fire Station Thu 1/27/22 Wed 2/9/22 10 days 51 O&M's, As-Builts, IC-134's, Warranties Thu 1/27/22 Wed 2/16/22 15 days 50 Final Completion Wed 2/16/22 IWed 2/16/22 0 days Half 2, 2020 City of Public Safety & Fire Proposa Development - FD/PD Add/Ren onstruction Documents - FD/ R inalize Bid Documents - FD/1 Permit Reviev DD Review / CD Estimatin / Cost Contrc Establis i GMP Pre -Qualify St Earlv Bid Packs Bid Rem Existing FD #2/PD Mobilize [lice Station Addition & Renovation Site Prep/ Demolition Structur Fire Station #2 Addition & Renovation Site Prep/ Demolitio Strucl 34 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 Elk River �Rr�ER Bldg Expansion �ra� Station #3 Elkr ~ �tr5GJ6. iI Schedule River Half 1, 2021 Half 2, M" J Half 1, M11 D J F M A. M J J A S O N D F M Design & Pre -Construction Design D PD Add/Reno >D Add/Reno Construction Documents - Fire Station #3 i- D/PD Add/Reno Permit Review re Station #3 Pre-Const ction ibcontractors Early Submittals aining Bid Packs :ure i Enclosure Submittals 8t Procurement Interior Interiors Sit Finishes Enclosure Sit Finishes Interior Renovations Interiors East Fire Station #3 Mobilize Sitework/Utilities Structure Site Work Fi Close -Out Punchlist - Police Station Add/Renovation Punchlist - Fire Station #2 Add/Renovation " Move In / Owner Training - PD/FD Add/Renovation Interiors 1/12 Punchlist - East Fire Station Move In / Owner Training - East Fire Station O&M's, As-Builts, IC-134's, Warranties Final Completion 10 2/16 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 a 35 06 Lessons Learned ksr x ,r. .4 3- _ ♦ � 'fi"' 'tic.^ . T., Ltd � � 'r �"`.��.$; .-x�. -°,;�'k„Qr•C- �' �R,�ri6`xt.,:-Tar... ...� w+A a •.. i 4.�. h+ V.: Y Rat..''"_YA�` i� i Lessons Learned Build a Strong Team We understand the importance of assembling the right team for the project. We have learned that assembling a project team around the type of project and delivery method is critical. We also assemble teams that work well together, collaborate, are respectful and have a clear understanding of the objectives. We have developed a project team for this project that not only works well together, but are also experienced in managing public safety projects and well -versed in both ground -up construction and renovations. Keep Scope in Check Every project has a budget and we understand the importance of being a collaborative partner in the design phase to help navigate the decision -making process from a financial perspective. Public safety projects can include some unique aspects, security requirements and equipment that also play into the budget. We have learned that identifying scope creep early in the design will help navigate those waters and maintain the ability to manage the budget as the project and design become further developed. Utilize Pre -Installation Meetings & Mock -Ups Regardless of the project type, we identify the key components, assemblies or details of the project that would benefit all parties by implementing additional coordination, and having pre -installation meetings and construction mock-ups of specific details. We have witnessed benefits by having this additional coordination prior to the work occurring. It not only allows the installers to understand the details, but also provides enough time prior to the work occurring to answer any questions or work out any details. Don't Compromise our Values, No Matter What Our values of Integrity, Honesty, Trust and Respect for Others are at the center of our decisions. Regardless of the time and financial constraints, we want our company and employees to make decisions based off of these core values. Project Meetings are Critical We have learned that no matter what the project size is, meetings throughout the project are critical for the entire project team as they enhance coordination and communication. We host a variety of weekly meetings that include Owner -Architect -Contractor (OAC) meetings, weekly scheduling meetings, in-house project team meetings, safety coordination meetings, toolbox talks and first day / first hour. Each meeting is different with clear objectives while outlining the tasks and action items. Be Prepared for Emergencies Prior to starting each project, our project team performs a pre -job checklist and develops an emergency action plan. All of our superintendents and project managers have completed their OSHA-30 Hour training, CPR, First Aid and AED training. In addition, we have provided every superintendent with their own AED. With the continued training and proper equipment, we will be prepared should an emergency occur. CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 37 �, x Relevant Projects Terra has worked on public safety and municipal facilities throughout Minnesota and understands the sensitive nature of these working environments. We develop detailed disturbance avoidance plans to ensure minimal disruption around the project site and participate in ongoing safety initiatives to ensure safe site environments. o ` PROJECT NAME SIZE YEAR CONSTRUCTION (IN SF) COMPLETED VALUE City of Eagan Fire Station #1 15,272 2017 $4,900,000 J J J City of Maplewood Fire & Police Department South Station 14,786 2014 $3,600,000 J J J City of New Hope Police Station & City Hall 63,556 2019 $14,800,000 J J J City of Maplewood East Metro Public Safety Training Center 6,385 2015 $1,260,000 J J J J City of Rogers Event Center 9,438 2020 $2,370,000 J J J J Hennepin County Sheriff's Water Patrol 10,000 2020 $755,711 J J J City of Rosemount Family Resource Center 4,913 2020 $1,030,382 J J J Hennepin County Family Justice Center 11,665 2018 $1,224,312 J J Hennepin County Public Defender's Office 30,329 2014 $3,323,000 J J Hennepin County Absentee Ballot Counting/Conference Center 7,379 2016 $744,267 J J Ramsey County Lions Park Restroom/Shelter 3,879 2021 $1,500,000 J J J City of Mahtomedi Park Facility 1,160 2010 $185,119 J J J City of Champlin Mississippi Crossings w/BKVGroup 9,500 2021 $6,000,000 J J J Hennepin County Rogers Library Exterior Renovation N/A 2018 $505,746 J J City of Stillwater Main Street Pedestrian Walkway Restrooms 716 2012 $303,653 J J J City of Brooklyn Park River Park Restroom 644 2010 $208,570 J J J City of Mound Pump House N/A 2011 $79,745 J J J ARCC College Services & Library Renovation 28,000 2020 $4,225,266 J J J Bemidji State University Academic Learning Center* 82,622 2020 $17,961,000 J J J J Carleton College Scoville Hall 14,463 2017 $5,032,471 J J J Century College Engineering & Applied Technology Center* 14,600 2020 $4,581,072 J J J Century College Transportation Training Center 10,000 2009 $2,157,018 J J J J Chaska Truck Station (MnDOT) 50,583 2012 $8,123,648 J J J J Ebenezer Community Church Addition* 18,490 2021 $4,047,867 J J J J ISD 728 Rogers High School 3rd Wing Addition 53,000 2017 $10,344,103 J J J J ISD 728 Rogers High School Performing Arts Center 24,000 2017 $11,940,858 J J J J ISD 728 Salk Middle School Improvements 88,440 2018 $11,186,424 J J J MSU - Moorhead Comstock Memorial Union 30,000 2015 $6,508,856 J J J J Newmark Knight Frank Office Relocation 6,119 2017 $698,591 J J J Saint Paul College East Tower Masonry & Windows N/A 2020 $3,833,631 J J J St. Cloud State University Eastman Hall Renovation 58,853 2019 $16,034,038 J J J St. Cloud State University East & West Shoemaker Halls 83,159 2014 $14,576,264 J J J St. Cloud State University North Shoemaker Hall 33,000 2011 $5,324,987 J J J UMN - Morris Blakely Hall Instructional Classroom Improvements 6,348 2019 $1,633,140 J J J UMN - Morris Humanities Instructional Classroom Improvements 5,800 2019 $1,071,818 J J J *In construction CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 r/ 39 PROJECT DESCRIPTION This project included construction of a new two-story facility that houses five apparatus bays, offices, and lounge and support space for the fire department. A clock tower was also built in the center of the structure with large windows that bring natural light into the station. The fire station was built after the City of Eagan selected to change their fire department from a paid on -call model to a duty crew model where several volunteer firefighters work dedicated shifts to allow response to more minor calls the department receives as well. The station opened in the spring of 2017. SERVICES PROVIDED General Construction: • Material Procurement • Scheduling • Logistics and Coordination • Subcontractor Contract Management • Value Engineering 15,272 sf 2017 $5.5M $4.9M Design -Bid -Build Amount: $237,000 (4.9 %) Schedule Impacts: No 40 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 TERRA CONSTRUCTION /�- tipcn y j w JA, II FIRE VEPi. a3f sat .✓< as W v� -Nil" v y F - f� PROJECT SIMILARITIES •CLIENT City of Eagan 3890 Pilot Knob Rd Eagan, MN 55122 Mike Scott Fire Chief mscott@cityofeagan.com 651.675.5901 •ARCHITECT CNH Architects 7300147th St. W Apple Valley, MN 55124 Quinn Hutson Principal ghutson@cnharch.com 952.997.4583 PROJECT DESCRIPTION This project included construction of a new station site on the 3M campus 14,786 sf in Maplewood that houses four apparatus bays, departmental offices and a police substation. It is the first Minnesota building to be built under the 2013 International Green Construction Code° (IgCC), being built with environmental sustainability and energy efficiency in mind. The site has rain gardens, native plants and a solar reflective roof. It was constructed with recycled materials 2014 including windows that increase natural light, efficient appliances, plumbing ' fixtures that use less water, a solar -reflective roof and a timed LED lighting system. $3.7M SERVICES PROVIDED $3.6M General Construction: DELIVERY METHOD • Material Procurement Design -Bid -Build • Scheduling • Logistics and Coordination ' �' • Subcontractor Contract Management Amount: $94,600 (2.5%) • Value Engineering Schedule Impacts: No 42 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 • Ground -up construction • Fire station facility • Police facility • Similar square footage Terra did an outstanding job in communicating with everyone to ensure that the building met the needs of the fire department. Steve Lukin Maplewood Fire Chief CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 43 PROJECT DESCRIPTION This project involved the construction of a new City Hall to house city offices and the police department for the City of New Hope. The scope included demolition of the Honsey Outdoor Pool, construction of a new 66,000 square foot facility and associated site work. Interior work included the construction of a lobby, council chambers, conference rooms, offices, workstations, a breakroom, a workroom, holding rooms, jail cells, interview rooms, locker rooms, restrooms, a fitness center and several parking garages. SERVICES PROVIDED General Construction: • Material Procurement • Scheduling • Logistics and Coordination • Subcontractor Contract Management • Value Engineering 63,556 sf 2017 2019 $15.1M $14.8M Design -Bid -Build Amount: $388,164 (2.5%) Schedule Impacts: No 44 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 IN M • Ground -up construction • Police facility • Scope included police squad garage Not even polar vortexes can slow down the construction of New Hope's new Police Station/ City Hall. The brutal weather causedminimal delayS and construction crews are continuing to work diligently inside the new facility to keep the city on schedule to move in this summer. City of New Hope Project Update CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 45 PROJECT DESCRIPTION This project included two phases of construction. The first involved the construction of a two-story addition to the Burn Tower and concrete paving. The second phase involved the construction of a classroom building which included a training room, two offices, storage space and men's and women's restrooms. SERVICES PROVIDED Pre -Construction, Construction Management: • Cost Estimating • Value Engineering • Life Cycle Cost Analysis • Bid Package Development • Bidding • Construction Coordination Administration • Scheduling 6,385 sf 2014 & 2015 (Two -Part Project) 2015 $1.3 M $1.26M Design -Bid -Build Amount: $36,900 (3.9%) Schedule Impacts: No 46 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 ,. r • Ground -up construction • Fire facility In both project phases I was impressed by Terra's ability t0 complete all work on time and to stay on budget. The work was always thorough and complete. Jeff Anderson Oakdale Fire Chief M1 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 47 PROJECT DESCRIPTION This project includes construction of a new 9,438 square foot event center in Rogers, MN. This facility provides the community with an event hall and meeting room space. It includes amenities like a kitchen, beverage center and concessions. Additional work includes offices, restrooms, parking lot and landscaping. SERVICES PROVIDED Pre -Construction, Construction Management: • Cost Estimating • Value Engineering • Life Cycle Cost Analysis • Bid Package Development • Bidding • Construction Coordination Administration • Scheduling 9,438 sf 2019 2020 $2.4M $2.37M CMAR Amount: $43,284 (2.2%) Schedule Impacts: No 48 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 TERRA CONSTRUCTION - _ r � Cab �' � • ! Jai,. jj � 1p�� Ir EE4 r ✓ ��-''�, . n 1 -" , Vr i 1 JON PROJECT SIMILARITIES CLIENT City of Rogers a. 22350 South Diamond Lake Road Rogers, MN 55374 John Seifert :®p - Public Works Director jseifert@rogersmn.gov ark " zgc-w4 763.428.2253 - •ARCHITECT HTG Architects r „ 9300 Hennepin Town Rd Eden Prairie, MN 55347 rr, GROUNDBREAKING CEREMONY . Tom Moorse Partner tmoorse@htg-architects.com 612.308.0127 Exhibits = OLIO NATION.I V Sdnking■ Wealth ManagemenL+Mortgage• Investments August 4, 2020 Terra Construction Attn: Tom Brown 21025 Commerce Blvd, Ste 1000 Rogers, MN 55374 Re: Bank Reference Dear Tom: This letter is intended to provide the end user a brief overview of Terra Construction's banking relationship with Old National Bank. As of the date of this letter, Terra Construction maintains a low seven figure line of credit with full availability to advance. Deposit accounts maintain a low seven figure balance as well. Terra Construction is a valued customer of Old National Bank and has always handled their accounts in a satisfactory manner. If you should have any questions related to the above credit facilities, please feel free to contact me at (763) 347-8438. Sincerely, Chris (CJ) Becker Senior Vice President Corporate Banking Old National Bank 1600 Utica Avenue S.; Suite 400 St. Louis Park, MN 55416 oldnational.com CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 51 Vot YneBeacon U II ! T Y G R U U f *GUARANTEE August 3, 2020 City of Elk River Attn: Brandon Wisner 13065 Orono Parkway Elk River, MN 55330 Re: Terra General Contractors, LLC dba Terra Construction Dear Mr. Wisner — ATLANTIC SP€CtALT'Y INSURANCr COMPANY One STATe Street Pta:a. 31-1 Floe. New v0d , NY 1000A ORehPACOns ietycorn We understand that Terra General Contractors, LLC dba Terra Construction is currently bidding or is desirous of bidding projects for City of Elk River. This is to advise you that, in support of Terra General Contractors, LLC dba Terra Construction, Atlantic Specialty Insurance Company is willing to consider performance bonds covering 100% of contract values to a limit of 530,000,000.00 and payment bonds covering 100% of contract values to a limit of $30, 000,000.00- If a contract is awarded to Terra General Contractors, LLC dba Terra Construction, it is our present intention to become Surety on the Performance and Payment Bonds required by the contract. This is contingent upon our satisfaction with the contract documents and Terra General Contractors, LLC dba Terra Construction continuing to satisfy other underwriting considerations. Any arrangement for Bonds required by the contract is a matter between Terra General Contractors, LLC dba Terra Construction and the Surety and we assume no liability to you or your third parties, if for any reason we do not execute these Bonds. Atlantic Specialty Insurance Company is an "A+^ rated company by A.M. Best and is a Federally approved surety by the United States Department of the Treasury. Please feel free to contact me should you require any additional information regarding Terra General Contractors, LLC dba Terra Construction's current bond program. Sincerely, Troy Staples Attorney -in -Fact TS/amcd CC: Pate Bonding, Inc., Agent for Atlantic Specialty Insurance Company Terra General Contractors, LLC dba Terra Construction 52 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 To whom it may concern This letter is in regards to Terra general contractors. Terra general contractors were awarded the bid to build a new 18,700 square -foot fire station for the Maplewood fire Department. Construction of this new station started in March of 2014 and was completed by November 1, 2014. Terra appointed Ben Newlin as our project manager along with our construction superintendent Mitch Huemen. Terra held numerous preconstruction meetings to go over both architectural and civil engineering plans to ensure that all team members were up to speed and prepared to start construction as soon as the weather permitted. Weekly construction meetings were held right up to the week when the building was turned over with all team members. In the construction meetings an updated schedule was presented change orders and work done to date were also provided in the meetings along with much open discussion. All during the construction process the construction superintendent on the site work very closely with me to ensure that I was not only happy with the process but had a chance for input before and during and after a specific job functions was started and completed. Their willingness to sit down with me and provide me with ideas in making changes to building to better meet our needs as well as costs saving ideas were done on an ongoing basis. They were able to answer all of my questions as well as provide me with knowledge when I had questions regarding why something was being done in that manner. They held the subcontractors to their schedule and ensured that the product that they delivered was according to the specifications and they delivered high quality work. The combined knowledge of the project manager and project superintendent were the main factors in having such a successful completion of this building. The new fire station is the first building In the state of Minnesota to be built to the new green building construction code. Daily checks were needed to be completed by the site superintendent to ensure that at the end of the project It would meet the new green code. These were uncharted waters for not only Terra but also the architectural group. The two of them work together to ensure that the building met the green code. Their communication skills and willingness to work as a team were the reason for the success in the building meeting the new green code construction. The Maplewood fire department has two stations remodeling yet to go and I would not hesitate to hire Terra to complete these two new station remodels due to their professionalism their knowledge and their skills to complete and deliver on time and on budget. If you would like and further information please don't hesitate to call. (651-775-7316) Since3:7 apl w o Fire Chief OFFICE OF THE FIRE CHIEF CITY OF MAPLEWOOD 651-249-2802 1955 CLARENCE STREET FAx: 651-249-2809 MAPLEWOOD, MN 55109 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 a 53 City of Eagan Fire Department Michael D. Scott CHIEF Kip Springer DEPUTY CHIEF Darrin Bramwell DEPUTY CHIEF -FIRE MARSHAL Jeffrey Bahrke BATTALION CHIEF Dan Benson BATTALION CHIEF David Diloia BATTALION CHIEF 1001 Station Trail Eagan, MN 55123 Phone 651.675.5900 Fax 651.676.6910 TDD 851.675.5086 www.cityofeagan.com Mike Maguire M AYOS; Paul Bakken Cyndee Fields Gary Hansen Meg Tilley COUNCIL MEMBERS David M. Osberg CITY ADMINISTRATOR THE LONE OAK TREE The symbol of strength and growth in our community. Ep OAN F �i E R iww. C E U � F Mr► November 30, 2016 City of Burnsville 100 Civic Center Parkway Burnsville, MN 55337 RE: Letter of Recommendation To Whom It May Concern: it is with great pleasure that I offer a letter of recommendation for Terra General Contractors. Terra is the general contractor for Eagan's current fire station project, which started in 2016, and will be complete in early 2017. As Eagan's Fire Chief, I have been the city project manager on two new fire stations, and two major remodel projects. Prior to Eagan, I was a project manager for a job with the Dakota County Sheriffs Office. I can say without a doubt, that the project with Terra has been the smoothest project I have worked on, and this is a direct result of Terra and the staff involved with our project. I would have no second thoughts on hiring Terra General Contractors on any future projects. Pleas(y, ct me with any questions. Sin e Mike'l.Scott Eagan Fire Chief 54 CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 MW IF] EAST METRO PUBLIC 5"Uff TRAIN ING FACILITY December 1, 2016 Subject: Letter of Recommendation for TERRA GENERAL CONTRACTORS To Whom It May Concern: As Chairman of Board of the East Metro Public Safety Training Facility (EMPSTF) I had the opportunity to work with Terra General Contractors on two different phases of construction of the facility. In both project phases I was impressed by Terra's ability to complete all work on time, and to stay on budget. The work was always thorough and complete. There were very easy to work with regarding any changes or problems that occurred during the course of construction, and worked with us to insure we were satisfied with the outcomes. Overall, Terra and project manager Ben Newlin did and outstanding job representing our interests and making sure we had a quality project that was completed on time, and within budget. I strongly recommend Terra General Contractors and feel they would be an excellent contractor to consider for your project. Sincerely, Jeff Anderson Fire Chief, Oakdale Fire Department Chair of Board, EMPSTF CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 a 55 rlopw�m- - Am m w�. r"d AP A AO Appendix d" 01 . v bw CMA vs CMAR Models Terra is willing and capable to serve as the CMA or CMAR. We are also willing to do so without bidding or acting as the "contractor" of any of the work. We would not need any special requirements met to serve as the CMAR. Terra would include the Owner and the design team in the bid package development and subcontractor/prime contractor review and selection process. Under the CMAR delivery method, Terra would propose delivering the Guaranteed Maximum Price (GMP) to the City of Elk River at the end of Design - Development (DD's) or at any time after the DD;'s prior to completion of the Construction Documents (CD's). CMA • CM collaborates with the owner and architect/ engineer (A/E) during all phases of the project • CM contracts directly with the Owner • A/E contracts directly with the Owner • Subcontractors contract directly with the Owner Advantages: • CM selection based on experience and performance • Early CM selection allows for phased, fast -track construction • Open book accounting,100% of savings to Owner • Value engineering performed by CM during design • All work competitively bid • Sub selection based primarily on price ... somewhat on experience and performance • Checks and balance system is strong Disadvantages: • CM is not at risk and has limited control of subcontractors • Owner is responsible for subcontractor defaults • Owner administers all contracts • Potential for increased number of Change Orders CMAR • CM collaborates with the owner and architect/ engineer (A/E) during all phases of the project • CM contracts directly with the Owner • A/E contracts directly with the Owner • CM and A/E team selected early Advantages: • CM selection based on experience and performance • Early CM selection allows for phased, fast -track construction • Open book accounting,100% of savings to Owner • Value engineering performed by CM during design • All work competitively bid • Sub selection based primarily on price, experience and performance • Checks and balance system is strong • Single source of responsibility for construction • CM has control of subs and responsible for costs, quality and safety • GMP established during design Disadvantages: • CM is not at risk and has limited control of subcontractors • Owner is responsible for subcontractor defaults • Owner administers all contracts • Potential for increased number of Change Orders CITY OF ELK RIVER I Elk River Public Safety Building Expansion and Elk River Fire Station #3 57 Terra Ml CONSTRUCTION