COLAB Solutions

Leveraging the Collaborative Insights of an Integrated Team to Deliver Tailored Design/Build Solutions & Achieve Successful Project Outcomes CO LAB Solutions offers a comprehensive approach that surpasses the traditional Design/Build delivery method. From initial concept to commissioning, our collaborative process accelerates project timelines by up to 20%, delivering faster speed-to-market and significant cost savings for our clients. This efficiency is driven by the combined expertise of an integrated team of Architects, Engineers, Consultants, and Trade Partners, all chosen to align with the unique demands of your program. Together, we expertly manage every detail, ensuring tailored building solutions that consistently result in successful outcomes.

Erland Construction, Inc. / www.erland.com

THE CO LAB SOLUTIONS DIFFERENCE.

GREGG CONBOY / PROGRAM DEVELOPMENT MANAGER

JACK TOOMEY / PROJECT SUPERINTENDENT

MIKE BEAULIEU / SUPERINTENDENT

STEFEN WINFIELD / SUPERINTENDENT

MITCH BEYER / FIELD SUPERVISOR

ATIYA RAHIM / PROJECT MANAGER

AUGIE MARTINI / ASSISTANT PROJECT MANAGER

BRUCE DAVIDSON / SENIOR PROJECT COORDINATOR

STEVEN VINCENT / QUALITY CONTROL COORDINATOR

KYLE DUPELL / PROJECT EXECUTIVE

MATT COMBS / AT/LS GROUP MANAGER

CO LAB Solutions stands apart from the traditional Design/Build delivery method by shifting cost and schedule ownership to the Construction Manager at the Design Development stage. What makes CO LAB unique is that, at this critical phase, our trade partners take on the engineering responsibilities. This early collaboration enables us to streamline processes, enhance coordination, and ultimately reduce the overall project timeline by up to 20%. By integrating key players earlier in the project, CO LAB Solutions helps ensure faster, more efficient delivery without sacrificing quality or precision.

TRADITIONAL METHOD PRELIMINARY DRAWINGS (10 WEEKS)

DETAIL DRAWINGS BUDGET ESTABLISHED

(GC) BID SELECTION MEP COORDINATION

CONSTRUCTION

CONTRACT COST ESTABLISHED/ PROCUREMENT (SUBCONTRACTORS)

CO LAB SOLUTIONS DUE DILIGENCE (6 WEEKS)

DETAIL DRAWINGS

ROM MEP COORDINATION BUDGET ESTABLISHED

CONSTRUCTION

THE DIFFERENCE: A 20% REDUCTION IN PROJECT TIMELINE

CONTRACT COST ESTABLISHED/ PROCUREMENT (SUBCONTRACTORS) TIME

CO LAB DUE DILIGENCE PACKAGE. At the end of this exercise, you will receive the complete Basis of Design (BOD), detailing the technical requirements and providing a clear roadmap for the project. Included in this package is a Rough Order of Magnitude (ROM) budget, giving you an initial financial overview. In the subsequent two weeks, we will conduct an in-depth review of long-lead equipment to identify and order essential components early in the process. At the same time, we will refine detailed cost estimates and develop a comprehensive project schedule. This careful planning ensures a smooth transition into the Preconstruction & Design Phase, keeping the project on track while enhancing efficiency and controlling costs.

THE CO LAB SOLUTIONS DIFFERENCE. CO LAB SOLUTIONS

TRADITIONAL METHOD

CO LAB PROGRAM

ROM PRICING SOLICITED

BOD GENERATION PERIOD

MORAL GMP ESTABLISHED

BOD GENERATION PERIOD

SCHEDULE UPDATE

SCHEDULE UPDATE

SCHEMATIC DESIGN GENERATION PERIOD: DESIGN 50% COMPLETE

SCHEMATIC DESIGN GENERATION PERIOD: DESIGN 30% COMPLETE

ESTIMATE & SCHEDULE UPDATE DETAILED DESIGN GENERATION PERIOD: DESIGN 80% COMPLETE

MORAL GMP MAINTAINED THROUGH TARGET VALUE DESIGN & TRADE CONTRACTOR OWNERSHIP.

MEP COORDINATION COMPLETE & SYSTEMS FABRICATION BEGIN GMP ESTABLISHED CONSTRUCTION DOUCUMENT PERIOD

BUILDING PERMIT FILED

MORAL GMP MAINTAINED THROUGH TARGET VALUE DESIGN & TRADE CONTRACTOR OWNERSHIP.

ESTIMATE & SCHEDULE UPDATE VALUE ENGINEERING

DETAILED DESIGN GENERATION PERIOD: DESIGN 70% COMPLETE

ESTIMATE & SCHEDULE UPDATE VALUE ENGINEERING

CONSTRUCTION

20-30% TIME DIFFERENCE

DESIGN/BUILD GC ASSUMES COST & SCHEDULE RISK FROM THIS POINT FORWARD

WEEK 01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54

GC BIDDING & REVIEW CLIENT SELECTION PERIOD CONSTRUCTION DOUCUMENT PERIOD

BUILDING PERMIT FILED

GMP PROVIDED BY SELECTED GC RFIs BEGIN: CLIENT IS SUBJECT TO CHANGE ORDER REQUESTS & SCHEDULE DELAY CLAIMS.

VALUE ENGINEERING CONSTRUCTION

ROM BUDGET PROVIDED

GC CHECKS COST AGAINST DESIGN TEAM SCHEMATIC DESIGN. BUDGET TYPICALLY INCREASES 6-15%. VALUE ENGINEERING EFFORT IS INITIATED. CLIENT PAYS FIRST CHANGE ORDER TO DESIGN TEAM & RECIEVES FIRST SCHEDULE IMPACT. COST IS TYPICALLY REDUCED TO 4-8% OVERAGE AFTER VALUE ENGINEERING.

GC CHECKS COST AGAINST DESIGN TEAM DETAILED DESIGN. BUDGET TYPICALLY INCREASES 3-10%. VALUE ENGINEERING EFFORT IS INITIATED. CLIENT PAYS SECOND CHANGE ORDER TO DESIGN TEAM & RECIEVES SECOND SCHEDULE IMPACT. COST IS TYPICALLY REDUCED TO 2-5% OVERAGE AFTER VALUE ENGINEERING. PROJECT COST IN AGGREGATE IS NOW TYPICALLY UP 6-13%.

PROJECT IS TYPICALLY 6-13% OVER AT THIS TIME. PROJECT IS PUT THROUGH COMPETITIVE BID PROCESS YIELDING A REDUCTION IN 3-6% PUTTING THE PROJECT AT 2-7% OVER ORIGINAL BUDGET. PROJECT IS TYPICALLY AT 2-7% OVER ORIGINAL BUDGET. GMP PRICING AFTER CONSTRUCTION DOCUMENTS ARE COMPLETE TYPICALLY YIELDS AN ADDITIONAL 2-4% NETTING THE PROJECT OVERAGE AT 4-11%. IF A DESIGN & ENGINEERING CONTINGENCY WAS CARRIED BY THE CLIENT, THIS OVERAGE MAY BE ABSORBED.

EXECUTION PLAN.

With CO LAB Solutions, we harness the power of an integrated team to provide tailored design/build solutions that achieve successful projec stakeholders, utilizes advanced planning and discovery methods, and leverages cross-disciplinary expertise to deliver innovative, client-focu

HOW IT WORKS.

1 INITIAL CLIENT KICKOFF MEETING (DAY 1) & FOLLOW-UP ACTIVITIES (DAYS 2-4) Purpose: Introduce the CO LAB Solutions team, review client programming needs, and understand the client’s Research & Development (R&D) and/or Manufacturing (MFG) processes.

Attendees: Erland Program Development Manager, Architect, MEPFP (Mechanical, Electrical, Plumbing, and Fire Protection) Engineering Team, and Client’s Subject Matter Experts (SMEs) and/or Facility Managers.

Discovery (During the Meeting): o Use the “Standard Client Process Questionnaire” to gather initial insights. o Review and understand, at a high level, space programming, including client-specific R&D/ MFG Mechanical, Electrical, and Plumbing requirements. o Review Hazardous Material Questionnaire and Equipment Matrix forms.

Actions to be Completed & Presented at Next Meeting: o Erland: Develop initial space program Massing Plans, including (as applicable) core and amenity features (e.g., bathrooms, loading docks, communal areas).

2 MASSING PLANS/TEST FIT MEETING (DAY 5) & FOLLOW-UP ACTIVITIES (DAYS 6-8) Purpose: Gather client feedback on preliminary Massing Plans and review Hazardous Material and Equipment Matrix documentation.

Attendees: Erland Program Development Manager, Architect, MEP-FP Engineering Team, and Client’s SMEs and/or Facility Managers.

Discovery (During the Meeting): o Review and discuss feedback on the Massing Plans. o Review completed Hazardous Material Questionnaire and Equipment Matrix forms. o Discuss space/suite programming to develop initial Test Fit plans, including R&D/ MFG Mechanical, Electrical, and Plumbing requirements.

Actions to be Completed & Presented at Next Meeting: o Adjust Massing Plans based on client input. o Generate space/suite-specific Test Fits.

3

SUITE-SPECIFIC TEST FITS MEETING (DAY 9) & FOLLOW-UP ACTIVITIES (DAYS 10-12)

Purpose: Review and refine Test Fit designs, incorporating client-specific R&D/MFG requirements. Collaborate with the MEP-FP Engineering Team for comprehensive integration.

Attendees: Erland Program Development Manager, Architect, MEP-FP Engineering Team, and Client’s SMEs and/or Facility Managers.

Discovery (During the Meeting): o Continue client engagement for iterative feedback on Test Fits. o Review client-specific R&D/MFG Mechanical, Electrical, and Plumbing requirements.

Actions to be Completed & Presented at Next Meeting: o Finalize space/suite-specific Test Fit plans based on client feedback. o Finalize the summary of client-specific R&D/MFG Mechanical, Electrical, and Plumbing requirements.

o Develop a summary of client-specific R&D/MFG Mechanical, Electrical, and Plumbing requirements.

o Client: Complete the Hazardous Material Questionnaire and Equipment Matrix forms.

From initial client meetings through detailed design development, cost estimation, and project execution, our approach ensures that every p

ct outcomes and meet the unique needs of our clients. This is accomplished through a collaborative process that brings together key used results.

4

5

Purpose: Present finalized Test Fits and develop the Basis of Design (BOD) documentation.

Purpose: Present the comprehensive BOD, outlining key elements such as Massing Plans, Test Fits, MEP-FP Approach, Life Safety Code Compliance, Structural Strategy, Civil Planning, and Envelope Design.

FINAL DESIGN/ DOCUMENTATION MEETING (DAY 13) & FOLLOW-UP ACTIVITIES (DAYS 14-25)

Attendees: Erland Program Development Manager, Architect, MEP-FP Engineering Team, and Client’s SMEs and Facility Managers.

Discovery (During the Meeting): o Review final Test Fits, Massing Plans, Equipment Matrix, and Hazardous Material Questionnaire. o Review final client-specific R&D/ MFG Mechanical, Electrical, and Plumbing requirements.

Actions to be Completed & Presented at Next Meeting: o Complete architectural Massing Plans and detailed Test Fits. o Coordinate with MEP-FP, Structural, and Civil teams to produce BOD documents. o Address any final adjustments to the Hazardous Material Questionnaire and Equipment Matrix.

project is optimized for success at every stage.

BASIS OF DESIGN (BOD) MEETING (DAY 26) & FOLLOW-UP ACTIVITIES (DAYS 27-39)

6

COST ESTIMATION/ SCHEDULING ACTIVITIES (DAYS 27-39) & MEETING (DAY 40)

Purpose: Develop a detailed project estimate and schedule based on the finalized BOD. Present conceptual pricing and schedule to the client for review.

Attendees: Erland Team and Client.

Attendees: Erland Program Development Manager, Architect, MEP-FP Engineering Team, and Client’s SMEs and Facility Managers.

Discovery (During the Meeting): o Review the BOD to ensure all design elements align with the client’s vision and project requirements. o Revisit final architectural Massing Plans, Test Fits, Hazardous Material Questionnaire, and Equipment Matrix.

Actions to be Completed & Presented at Next Meeting: o Consolidate all documents into a complete BOD for use in estimating and scheduling. o Initiate estimating and scheduling to create a clear project pathway.

Discovery (During the Meeting): o Review Rough Order of Magnitude (ROM)/Conceptual Estimate and project schedule.

Actions to be Completed at the Conclusion of CO LAB Effort (Transmitted Electronically): o Finalize the BOD, pricing, and schedule, including, if requested by the client: Spend/Cash Flow Curve Value Engineering Recommendations Schedule Acceleration Recommendations o Provide the client with a Fixed Proposal for Design/Build Services, including design, engineering, and preconstruction services.

ROLES & RESPONSIBILITIES.

DISCOVERY PHASE

CONSTRUCTION MANAGER

PRECONSTRUCTION & DESIGN PHASE

• Establish vision/program and standards/performance criteria with the owner and project team.

• Oversee the preconstruction process, ensuring that design and construction plans are aligned.

• Identify available resources and develop preliminary budget and schedule options.

• Coordinate between design and construction teams to address any potential issues early.

• Facilitate initial project planning and coordination among team members.

• Ensure that all logistics and resource plans are in place.

• Provide input on feasibility and logistical considerations.

ENGINEER

CONSULTANTS

• Manage day-to-day construction activities and ensure adherence to project schedules.

• Coordinate between various teams to resolve issues and maintain progress.

• Monitor project performance, manage budgets, and implement risk management strategies.

• Support third-party commissioning/ validation.

• Collaborate closely with Erland to understand the program’s unique requirements.

• Develop detailed design documents, including drawings, specifications, and BIM models.

• Support the construction process by addressing design-related questions and making necessary adjustments.

• Develop initial design concepts and feasibility studies.

• Coordinate with Engineers and Consultants to integrate all aspects of the design.

• Conduct regular site visits to ensure the project is being built according to the design intent.

• Perform preliminary assessments of site conditions, utilities, and structural requirements.

• Finalize the engineering designs for all building systems, ensuring alignment with the overall project objectives.

• Oversee the installation of systems and ensure they are integrated correctly into the building.

• Provide early input on systems design (mechanical, electrical, plumbing) to align with project goals.

• Perform energy modeling, structural analysis, and other critical assessments.

• Perform inspections and quality control checks throughout construction.

• Conduct specialized studies (e.g., environmental, sustainability) to inform design considerations.

• Provide expertise on technical aspects such as lab design, cleanroom requirements, equipment, and compliance with advanced technology/ life science standards.

• Provide ongoing support for specialized systems and ensure compliance with project requirements.

• Provide insights into regulatory and compliance requirements.

• Review and validate design against industry best practices and regulations.

• Offer initial constructability reviews and cost estimates.

TRADE PARTNERS

• Lead the permitting process.

• Ensure compliance/safety standards and quality control measures are consistently met onsite.

• Assess potential risks and develop preliminary risk management strategies.

ARCHITECT

CONSTRUCTION PHASE

• Advise on material availability and lead times to optimize project planning.

• Assist with commissioning and validation processes.

• Participate in design development meetings to ensure constructability and cost-effectiveness.

• Execute the construction work according to the finalized plans and specifications.

• Develop detailed construction plans, logistics strategies, and refine cost estimates.

• Coordinate closely with the project team to manage schedules, resources, and site safety.

• Provide feedback for continuous improvement and adapt to any changes in scope or requirements.

OUR WORK. EMD SERONO BOURNE AIDD LAB / BILLERICA, MA

VIGIL NEURO WATERTOWN, MA

ONE CORPORATE DRIVE / ANDOVER, MA

AFFINI-T THERAPEUTICS WATERTOWN, MA

SCAN TO HEAR MORE!

SCAN ME

MATT COMBS / AT/LS GROUP MANAGER

KYLE DUPELL / PROJECT EXECUTIVE