implementing budget solutions for schools · 2018. 12. 17. · implementing budget solutions for...
TRANSCRIPT
ImplementingBudgetSolutionsforSchools:
ConstructionCostandSchedulingBenefitsofUsingWood
By:MitchNeeleyNeeleyConstruction
Disclaimer:ThispresentationwasdevelopedbyathirdpartyandisnotfundedbyWoodWorks ortheSoftwoodLumberBoard.
ModernSchoolConstructioninthePacificNorthwest:AchievingPerformanceandCostObjectiveswithWood
ThiscourseisregisteredwithAIACES forcontinuingprofessionaleducation.Assuch,itdoesnotincludecontentthatmaybedeemedorconstruedtobeanapprovalorendorsementbytheAIAofanymaterialofconstructionoranymethodormannerofhandling,using,distributing,ordealinginanymaterialorproduct._____________________________Questions relatedtospecificmaterials,methods, andserviceswillbeaddressed attheconclusionofthispresentation.
“TheWoodProductsCouncil”isaRegisteredProviderwithTheAmericanInstituteofArchitectsContinuingEducationSystems(AIA/CES),Provider#G516.
Credit(s)earnedoncompletionofthiscoursewillbereportedtoAIACESforAIAmembers.CertificatesofCompletionforbothAIAmembersandnon-AIAmembersareavailableuponrequest.
LearningObjectives:
1. CostofWoodConstructionandComparisontoSteel
2. SchedulingWoodandSteelBuildings
3. Constructability,ChallengesandCollaborationofWoodBuildings
ImplementingBudgetSolutionsforSchools:ConstructionCostandSchedulingBenefitsofUsingWood
NEELEYBACKGROUNDANDEXPERIENCE• Thepast35yearsthefocushasbeenonK-12constructionintheSouthPugetSoundarea.
• Completed35+schools
• Approximately80%WoodFramed
• 50/50Wood&SteelFrame- Last5Years
• MyExperience• PresidentofNeeleyConstruction
• 25yearsintheIndustry
• ActiveEstimator&ProjectManager
RentonSecondaryLearningCenter
70,000SFSteel
Structure
LibertyJuniorHigh100,000SF
WoodFramed
EdgertonElementary75,000SF
SteelStructure
LakeviewHopeAcademy17,000SF
Wood FramedAddition
GENERALTYPESOFMODERNSCHOOLCONSTRUCTIONWOODFRAMED
LakeviewHopeAcademy
GENERALTYPESOFMODERNSCHOOLCONSTRUCTION- WOODFRAMED
• PicsofOlympia
OlympiaSchoolDistrictNewClassroom
Buildings
ArlingtonElementary
WOODFRAMED
STRUCTURALSTEEL
WainwrightIntermediate
School
STRUCTURALSTEEL
RentonSecondaryLearningCenter
COSTCOMPARISON
• WillcompareWoodFramedandSteelSchoolProjects• ImportantFactorstoConsider
• Inflation/MarketConditions
• LevelofFinishes• GroundConditions• SiteRequirements
• WillbeabletoseeGeneralTrends
COSTCOMPONENTSTOCONSIDER
• FoundationSystems• Superstructure• Partitions• PerformanceoftheWork• Other
COST- FOUNDATIONSYSTEMS• Arlington
• Portionofaplanforboth.
• Showspreadsheetwiththefoundation highlighted
COST- FOUNDATIONSYSTEMS
ArlingtonElementary
COST- FOUNDATIONSYSTEMS
spreadsheetwiththefoundationhighlighted
COST- FOUNDATIONSYSTEMS
TypicalBraceFrameFoundation
COST- FOUNDATIONSYSTEMSWOODFRAMEDPROJECTS STRUCTURALSTEELPROJECTS
Project Arlington Olympia Hope Wainwright RentonMS#4 ThorntonCreek
PerSF Total PerSF Total PerSF Total PerSF Total PerSF Total PerSF Total
BidDate April,2016 December,2016 April,2015 July,2015 February,2015 March,2015
OverallSF 53,000 85,000 17,000 64,000 120,000 92,000
Concrete 8.34 442,000 10.67 907,000 7.53 128,000 15.00 960,000 11.75 1,410,000 13.20 1,214,000
Reinforcing 0.87 46,000 0.73 62,000 1.41 24,000 2.81 180,000 3.43 412,000 1.59 146,000
RoughCarpentry 14.81 785,000 22.00 1,870,000 19.12 325,000 - - - -
Trusses/Joists/GL's 6.51 345,000 3.95 336,000 3.76 64,000 2.03 130,000 3.78 453,000 4.07 374,000
SteelFabrication 1.13 60,000 0.24 20,000 2.35 40,000 18.13 1,160,000 14.21 1,705,000 9.91 912,000
SteelErection - - - - 6.41 410,000 6.13 735,000 6.34 583,000SteelFraming&Drywall 13.40 710,000 11.53 980,000 8.24 140,000 16.88 1,080,000 18.38 2,205,000 19.53 1,797,000
SuperstructureCost 45 2,388,000 49 4,175,000 42 721,000 61 3,920,000 58 6,920,000 55 5,026,000
TotalProjectCost 319 16,930,000 256 21,765,000 257 4,372,000 328 20,979,000 281 33,679,000 281 25,857,000
WoodRange$7.50-10.50•SteelRange$12-15•Approx.$4-5perSFIncrease
COST- SUPERSTRUCTURE
COST- SUPERSTRUCTURE
WoodRange$42-49•SteelRange$55-61•Approx.$10-13perSFIncrease
WOODFRAMEDPROJECTS STRUCTURALSTEELPROJECTS
Project Arlington Olympia Hope Wainwright RentonMS #4 ThorntonCreek
PerSF Total PerSF Total PerSF Total PerSF Total PerSF Total PerSF Total
BidDate April, 2016 December, 2016 April, 2015 July,2015 February,2015 March,2015
OverallSF 53,000 85,000 17,000 64,000 120,000 92,000
Concrete 8.34 442,000 10.67 907,000 7.53 128,000 15.00 960,000 11.75 1,410,000 13.20 1,214,000
Reinforcing 0.87 46,000 0.73 62,000 1.41 24,000 2.81 180,000 3.43 412,000 1.59 146,000
RoughCarpentry 14.81 785,000 22.00 1,870,000 19.12 325,000 - - - -
Trusses/Joists/GL's 6.51 345,000 3.95 336,000 3.76 64,000 2.03 130,000 3.78 453,000 4.07 374,000
SteelFabrication 1.13 60,000 0.24 20,000 2.35 40,000 18.13 1,160,000 14.21 1,705,000 9.91 912,000
SteelErection - - - - 6.41 410,000 6.13 735,000 6.34 583,000
SteelFraming&Drywall 13.40 710,000 11.53 980,000 8.24 140,000 16.88 1,080,000 18.38 2,205,000 19.53 1,797,000
SuperstructureCost 45 2,388,000 49 4,175,000 42 721,000 61 3,920,000 58 6,920,000 55 5,026,000
TotalProjectCost 319 16,930,000 256 21,765,000 257 4,372,000 328 20,979,000 281 33,679,000 281 25,857,000
COST- PARTITIONS• Currentcostofa2x6interiorsteelstud12’is$8.65ea.
• Currentcostofa2x6dimensionallumber12’DF#2is$520/MBF=$6.24ea.
InteriorPartitionsonAESareapprox.60,000LF$.0.20costdifferenceperLF=$12,000
COST- PERFORMANCEOFTHEWORK
• Woodframingistypicallyself-performedbyGeneralContractors
• Thisgenerallysavesonsubcontractormark-upandoverhead
• NotallGeneralContractorshavethecrewstoself-performwoodframing• Limitedsubcontractoravailabilityforawoodframedschoolpackage• ThismayaffecttheuseofwoodonGC/CMprojects.
COST- OTHERCOSTCOMPONENTS
• BuildersRiskInsurance• Aboutdoubleforawoodframedbuildingoverasteelframedbuilding
• 0.50%vs0.25%- A50kdifferenceona$20MMproject
• L&IRiskClasses• VariesbyGC• Carpentrylaborisabout$1.50greaterforcarpentersperformingwoodframingthanconcrete/steelstudwork
COSTCOMPARISONOVERVIEWWOODFRAMEDPROJECTS STRUCTURALSTEELPROJECTS
Project Arlington Olympia Hope Wainwright RentonMS#4ThorntonCreek
PerSF Total PerSF Total PerSF Total PerSF Total PerSF Total PerSF Total
BidDate April,2016December,2016 April,2015 July,2015 February,2015 March,2015
OverallSF 53,000 85,000 17,000 64,000 120,000 92,000
Concrete 8.34 442,000 10.67 907,000 7.53 128,000 15.00 960,000 11.75 1,410,000 13.20 1,214,000
Reinforcing 0.87 46,000 0.73 62,000 1.41 24,000 2.81 180,000 3.43 412,000 1.59 146,000
RoughCarpentry 14.81 785,000 22.00 1,870,000 19.12 325,000 - - - -
Trusses/Joists/GL's 6.51 345,000 3.95 336,000 3.76 64,000 2.03 130,000 3.78 453,000 4.07 374,000
SteelFabrication 1.13 60,000 0.24 20,000 2.35 40,000 18.13 1,160,000 14.21 1,705,000 9.91 912,000
SteelErection - - - - 6.41 410,000 6.13 735,000 6.34 583,000
SteelFraming&Drywall 13.40 710,000 11.53 980,000 8.24 140,000 16.88 1,080,000 18.38 2,205,000 19.53 1,797,000
SuperstructureCost 45 2,388,000 49 4,175,000 42 721,000 61 3,920,000 58 6,920,000 55 5,026,000
TotalProjectCost 319 16,930,000 256 21,765,000 257 4,372,000 328 20,979,000 281 33,679,000 281 25,857,000
SCHEDULECONSIDERATIONS
• ShopDrawingProcess• FabricationProcess• Foundation• Superstructure• Framing• FlowoftheWork
SCHEDULE- SHOPDRAWINGPROCESS
• Theprecisionofthedesign,RFI’sandoverallaccuracyhastobemuchgreaterforsteelthanforwood.
• Steelshopdrawingstakeapproximately2-4monthstogofromreleasetoapprovedsubmittals
• JoistandGlu-lamdrawingstakeapproximately4-8weekstogofromreleasetoapprovedsubmittals.
• Woodframedshopdrawingsdonottypicallydrivethecriticalpath.Steelshopdrawingsdodrivethecriticalpath.
SCHEDULE- FABRICATIONPROCESS
• Woodframedmaterialsareapproximately2-4weekleadtimeorless
• Steelleadtimecanbe3-6weeksormoreperarea
• Woodframefabricationtypicallydoesnotdrivethecriticalpath
• Steelfabricationdoesdrivethecriticalpath
SCHEDULE– FOUNDATION
• Woodframedfoundationsystemshouldbeabout4weekstogofromabuildingpadtoaslab
• Steelfoundationsystemisabout6weekstogofromabuildingpadtoaslab
• Steelfoundationsystemisnotonthecriticalpathtypicallyassteeldetailingandfabricationisdrivingthedesign
SCHEDULE– SUPERSTRUCTUREANDFRAMING
• SteelSuperstructureErectsQuicker• Poursarerequiredatcompletion
• StillRequireexteriorandinteriorframing
• FramingTakesLonger• CanPre-fabattimes
• Areaisreadyforrough-inonceyoumovetothenextarea
- SCHEDULE-FLOWOFTHEWORKANDSCHEDULERECAP
• Theoverallflowoftheworkonawoodframedbuildingtendstobebetterspacedandsequenced.
• Duetotheabilityofbeingabletostarttheframingandgettoadried-inroofsooner.
- SCHEDULE-FLOWOFTHEWORKANDSCHEDULERECAP
ArlingtonElementary
School9-20-16
StartedFootings inEarlyAugust
- SCHEDULE-FLOWOFTHEWORKANDSCHEDULERECAP
WainwrightIntermediate
School1-31-16
StartedFootingsinSeptember
ReceivedSteelinLateDecember
CONSTRUCTABILITY,CHALLENGES,ANDCOLLABORATIONOFWOODBUILDINGS
• Constructability• Challenges• Collaboration
CONSTRUCTABILITY
• Woodisoftenorderedlongandcuttofit
• Abilitytofieldmodifyadetailordimensioneasierinwoodvs.steel
• Thiseffectsbothcostandtimeinresolutions
• Detailsaretypicallyreliantuponpremadehangersinlieuofshopdetailedandfabricatedconnections.
CONSTRUCTABILITY
• ShowexampleofArlingtonFallArrestSupports
• Providedetailsoforiginalandreviseddesign
• Showdetailofsteelsupports onRSLCorWainwright
CONSTRUCTABILITY
CHALLENGESOFWOODFRAMEDCONSTRUCTIONVSSTEELCONSTRUCTION
• WoodFramed• Susceptibletomoisture
• Mayhavetomakeextraprovisionstodrythebuilding
• Longtermmoistureanddetailconsiderations• FireRatings
• SteelConstruction• Greaterstructuralabilities• Longerleadtimeandlessflexibleformodificationsandchanges.
COLLABORATION
• Issuescantypicallybesolvedeasierinwoodframing
• Materialismorereadilyavailable
• Connectionsaretypicallyprefabricatedhardware.
• Modificationsaremadeinthefieldvsfabricatedintheshop.
QUESTIONS?
ThisconcludesTheAmericanInstituteofArchitectsContinuingEducationSystemsCourse.
MitchNeeleyNeeley [email protected]