Implementing Budget Solutions for Schools · 2018. 12. 17. · Implementing Budget Solutions for Schools: Construction Cost and Scheduling Benefits of Using Wood By: Mitch Neeley

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 ConstructionMitch@neeleycorp.com