1. How to Build a Great Team
Presented by Linda Herman and Jayni Allsep
April 21, 2018

2. HOW TO BUILD A GREAT TEAM
Overview of process:
Development
Community
Team members:
When you need them
What they do
What to look for
What they cost
How to hire
Slide 1
Overview of process:
Development
Community Building
Team members.
When you need them
What they do
What to look for
What cost
How hire

3. PROJECT FLOW CHART

4. TEAM ORG CHART
Org Chart cohousing Team 2 – to be inserted after Project Flow Chart slide

5. PROJECT MANAGER
A project manager is the person responsible for leading a project from its inception to execution. This includes planning, execution and managing the people, resources and scope of the project.

6. PROJECT MANAGER When one is needed: At the beginning
What they do: Development
Professional point person of development project. Involved with all aspects of project. The PM is the “Information Center”
Represents the community to regulatory agencies, consultants, etc.
Assists community with hiring of team, including General Contractor, and negotiating contracts.
Schedule and quality control
Manage and coordinate team thru planning and design phases
Cohousing Community’s representative during construction phase
Prepare and manage master budget. Review and approve all invoices and expenses. Maintain financial accounting of project.
Coordinate all regulatory approval and permitting processes.

7. PROJECT MANAGER What they do: Community
Assist with decision-making, group process and facilitation as needed.
Assist with developing marketing plan and materials.
Assist with marketing events
Liaison between development and community
Membership agreements
Assist with development of policies and procedures for community
Insert Phoenix Commons slide

8. PROJECT MANAGER Insert Phoenix Commons slide
Project Duration (weeks)
Square Footage
Description
Cost
Cost/SF
Professional Fees
Architect
#DIV/0!
Reimbursibles
Interior Designer
MEP Engineer
Structural Engineer
Surveyor
Civil Engineer
Acoustical Consultant
Landscape Architect
Soils Engineer
Utility Engineer
Waterproofing Consultant
Legal Services
Project Management
Subtotal Professional Fees
0.00
Design Contingency
15%
of subtotal
Total Professional Fees
Building Construction Cost
Subtotal Building Construction Costs
Contingency
10%
Contingency remaining
Total Building Construction Cost
Fees & Inspections
City Plan Check & Permit Fees
Conditional Use
Dept of Real Estate
Transit Fees
School District Fees
PGE
Water connection fee
Water capacity fee
Fire Water connection fee
Wastewater
Special Testing & Inspections
DPW fees
Subtotal Fees and Inspections
Insert Phoenix Commons slide
Master Budget – to be inserted on PM slide #8, as noted.

9. PROJECT MANAGER What to look for:
Project management experience of at least 7 years
Professional with cohousing or other group process experience, i.e. non-profits or other communities.
Experience with multi-family housing
Experience with development/new construction
Ability to build relationships with stakeholders
Possess leadership and team building skills
Strategic and critical thinker
Neutrality
What to look for:
Project management experience of at least 5 years.
Professional with cohousing or other group process experience, ie- non-profits or other communities.
Experience with multi-family housing
Experience with development/new construction
Ability to build relationships with stakeholders
Possess leadership and team building skills
Strategic orientation

10. PROJECT MANAGER How to select
Get referrals from other cohousing communities and/or non-profits
Pre-proposal Interview
Request proposal to include all services and costs
Check references: ask for client and peer references
Call Linda Herman Consulting
What they cost
$75-$150/hr depending on experience and responsibilities
Range: 3%-5% construction costs
Fixed monthly budget if scope is clearly defined
What cost
$75-$150/hr depending on experience and scope
Range:
Fixed monthly budget if scope defined
How to hire
Referral from other cohousing communities or non-profits
Request proposal to include all services and costs
Call Linda Herman

11. REALTOR When one is needed: Securing a Site Purchase of property
What they do:
Advise on real estate transactions
Prepare purchase agreements, escrow
How to select:
Referrals from Core Group and others
References – clients, professionals, peers
What they cost:
Usually 3-6% of sale price of property
Paid at sale of property

12. ARCHITECT
When they are needed: Early – ideally while looking for a site
What they do:
Evaluate sites, due diligence
Space Programming - define criteria for the project: function, quality and quantity (i.e. Programming common space)
Conceptual Design for site, units, and common space
Design Development: Complete design
Contract Documents: For bidding, permits and construction
Submit for regulatory approvals and permits
Construction Administration
May hire required engineers: civil, geotechnical, structural, mechanical, electrical, plumbing
Slide 7 (use word cloud)
Architect:
When needed: When looking for a site
What they do:
Evaluate sites, due diligence
Programming - define criteria for the project: function, quality and quantity (i.e. Programming common space)
Schematic Design: Preliminary plans and elevations. For approvals
Design Development: Complete design
Contract Documents: For bidding, permits and construction
Submit for regulatory approvals and permits
Construction Administration
May hire other required engineers: civil, structural, mechanical, electrical, plumbing

13. ARCHITECT
Arch checklist of services– to be inserted Architect slide #12, as noted
Slide 7 (use word cloud)
Architect:
When needed: When looking for a site
What they do:
Evaluate sites, due diligence
Programming - define criteria for the project: function, quality and quantity (i.e. Programming common space)
Schematic Design: Preliminary plans and elevations. For approvals
Design Development: Complete design
Contract Documents: For bidding, permits and construction
Submit for regulatory approvals and permits
Construction Administration
May hire other required engineers: civil, structural, mechanical, electrical, plumbing

14. ARCHITECT What to look for:
Licensed in the state where project is proposed
Experience with multi-family housing in your state (building codes can vary state to state)
Experience with the local regulatory agencies
Experience with group decision-making process
Strategic and critical thinker
Referrals from local developers, builders, other professionals

15. ARCHITECT How to select: What they cost:
Referrals to/from Project Manager
PM prepares and issues RFP
Interviews and see work
References – professionals and clients
Contract:
Include all services to be provided by Phase
What they cost:
Percentage of construction costs: 6-10%, with not-to- exceed (may vary by region)
Fixed fee by phase
Time and Materials
What cost:
Percentage of construction costs: 8-15%, with not-to-exceed (may vary by region)
Fixed fee by phase
Time and Materials
How to hire:
Referrals to Project Manager
PM prepares and issues RFP
Interviews and see work
References – professionals and clients
Contract:
Include all services to be provided by Phase.

16. GEOTECHNICAL ENGINEER
When one is needed:
Securing a Site
Preliminary Design Phase
What they do:
Soils testing for toxins and composition
Provides guidelines for foundation design
How to select:
Relationship with Architect
References – professionals peers
What they cost:
Fixed fee by scope
What cost:
Percentage of construction costs: 8-15%, with not-to-exceed (may vary by region)
Fixed fee by phase
Time and Materials
How to hire:
Referrals to Project Manager
PM prepares and issues RFP
Interviews and see work
References – professionals and clients
Contract:
Include all services to be provided by Phase.

17. CIVIL ENGINEER When one is needed: Securing a Site
Design/Engineering Phase
What they do:
Site design related to grades, drainage, public walkways.
Boundary or topographic surveys
How to select:
Relationship with Architect
References – professionals peers
What they cost:
Fixed fee by phase
What cost:
Percentage of construction costs: 8-15%, with not-to-exceed (may vary by region)
Fixed fee by phase
Time and Materials
How to hire:
Referrals to Project Manager
PM prepares and issues RFP
Interviews and see work
References – professionals and clients
Contract:
Include all services to be provided by Phase.

18. STRUCTURAL ENGINEER When one is needed: Design/Engineering Phase
What they do:
Design structural elements of building
How to select:
Relationship with Architect
Experience with building type
References – professionals peers
What they cost:
Fixed fee by phase
What cost:
Percentage of construction costs: 8-15%, with not-to-exceed (may vary by region)
Fixed fee by phase
Time and Materials
How to hire:
Referrals to Project Manager
PM prepares and issues RFP
Interviews and see work
References – professionals and clients
Contract:
Include all services to be provided by Phase.

19. MEP ENGINEER When one is needed: Design/Engineering Phase
What they do:
Design mechanical, electrical and plumbing systems of the building
How to select:
Relationship with Architect
Experience with building type
References – professionals peers
What they cost:
Fixed fee by phase
What cost:
Percentage of construction costs: 8-15%, with not-to-exceed (may vary by region)
Fixed fee by phase
Time and Materials
How to hire:
Referrals to Project Manager
PM prepares and issues RFP
Interviews and see work
References – professionals and clients
Contract:
Include all services to be provided by Phase.

20. GENERAL CONTRACTOR When they are needed: End of conceptual design
What they do:
Develop preliminary construction budget
Constructability review
Develop construction schedule
Assist with permitting
Bid the project
Construction
Slide 10: General Contractor: (use word cloud)
When needed: Schematic design, pre-construction services
What They Do:
Develop construction budget
Constructability review
Develop construction schedule
Assist with permitting
Bid the project
Construction

21. GENERAL CONTRACTOR What to look for:
Experience with construction type – multi-family, single family, etc.
Financial stability
Relationship with local building department and agencies
Has worked with project managers successfully – check professional references
Track record meeting budgets and schedules – professional or client references
Has worked on condominium projects in your state
Slide 11
What to look for:
Experience with construction type – multi-family, single family, etc
Relationship with local building department and agencies
Has worked with project managers successfully – check professional references
Track record meeting budgets and schedules –professional or client references
Has worked on condominium projects

22. GENERAL CONTRACTOR How to select: What they cost:
Determine type of project delivery
PM issues RFQ – Request for Qualifications
Interview #1 – do you like them?
GC prepares conceptual cost estimate
Interview #2 – do you still like them?
References and see work
What they cost:
Bay Area: 5-15%, includes
Overhead, Profit and Insurance – percentage over cost. Negotiate based on locality.
General Conditions: GC staff and office
General Requirements: temp facilities
Change orders: negotiated percent over cost
Include pre-construction services fee
Slide 12
What cost:
Overhead, Profit and Insurance – percentage over cost. Negotiate based on locality.
Bay Area: 5-15%
General Conditions: GC staff and office
General Requirements: temp facilities
Change orders: percent over cost:
How hire:
PM issues RFQ – Request for Qualifications
Interview #1 – do you like them
GC prepares conceptual budget
Interview #2
References and see work

23. GENERAL CONTRACTOR
Summary of Costs budget – to be inserted on GC slide #16, as noted.
Slide 10: General Contractor: (use word cloud)
When needed: Schematic design, pre-construction services
What They Do:
Develop construction budget
Constructability review
Develop construction schedule
Assist with permitting
Bid the project
Construction

24. FACILITATOR When one is needed:
Early on-when cohousing group is forming and making decisions
What they do:
Facilitate the formation of the community
Facilitate decision-making, group process, and community building
Provide training to the group
How to select:
Referrals from PM, Core Group and others
References – Cohousing communities, CoHo US
What they cost:
$50-125/hour

25. LEGAL COUNSEL When one may be needed:
For real estate transactions, condominium maps, CC&R’s, other legal
Entitlement/permitting, formation of LLC and/or HOA
What they do:
Prepare draft agreements, contracts
Review draft agreements, contracts proposed by others
Legal advise regarding real estate, entitlements, permitting
How to select:
Relationship with Project Manager, Core Group and others
References – professionals, peers
What they cost:
Hourly $250-$500/hr

26. MARKETING When one is needed: Securing a Site What they do:
Develop and execute marketing plan
Prepare marketing materials (collateral)
Plan and host marketing events
How to select:
Relationship with Core Group and others
References – clients, professionals, peers
What they cost:
$75-$150/hr depending on experience

27. Thank you for your time! Questions? Please contact us at 415-990-7194