Page 1
ImplementingBudgetSolutionsforSchools:
ConstructionCostandSchedulingBenefitsofUsingWood
By:MitchNeeleyNeeleyConstruction
Disclaimer:ThispresentationwasdevelopedbyathirdpartyandisnotfundedbyWoodWorks ortheSoftwoodLumberBoard.
ModernSchoolConstructioninthePacificNorthwest:AchievingPerformanceandCostObjectiveswithWood
Page 2
ThiscourseisregisteredwithAIACES forcontinuingprofessionaleducation.Assuch,itdoesnotincludecontentthatmaybedeemedorconstruedtobeanapprovalorendorsementbytheAIAofanymaterialofconstructionoranymethodormannerofhandling,using,distributing,ordealinginanymaterialorproduct._____________________________Questions relatedtospecificmaterials,methods, andserviceswillbeaddressed attheconclusionofthispresentation.
“TheWoodProductsCouncil”isaRegisteredProviderwithTheAmericanInstituteofArchitectsContinuingEducationSystems(AIA/CES),Provider#G516.
Credit(s)earnedoncompletionofthiscoursewillbereportedtoAIACESforAIAmembers.CertificatesofCompletionforbothAIAmembersandnon-AIAmembersareavailableuponrequest.
Page 3
LearningObjectives:
1. CostofWoodConstructionandComparisontoSteel
2. SchedulingWoodandSteelBuildings
3. Constructability,ChallengesandCollaborationofWoodBuildings
ImplementingBudgetSolutionsforSchools:ConstructionCostandSchedulingBenefitsofUsingWood
Page 4
NEELEYBACKGROUNDANDEXPERIENCE• Thepast35yearsthefocushasbeenonK-12constructionintheSouthPugetSoundarea.
• Completed35+schools
• Approximately80%WoodFramed
• 50/50Wood&SteelFrame- Last5Years
• MyExperience• PresidentofNeeleyConstruction
• 25yearsintheIndustry
• ActiveEstimator&ProjectManager
Page 5
RentonSecondaryLearningCenter
70,000SFSteel
Structure
LibertyJuniorHigh100,000SF
WoodFramed
Page 6
EdgertonElementary75,000SF
SteelStructure
LakeviewHopeAcademy17,000SF
Wood FramedAddition
Page 7
GENERALTYPESOFMODERNSCHOOLCONSTRUCTIONWOODFRAMED
LakeviewHopeAcademy
Page 8
GENERALTYPESOFMODERNSCHOOLCONSTRUCTION- WOODFRAMED
• PicsofOlympia
OlympiaSchoolDistrictNewClassroom
Buildings
Page 9
ArlingtonElementary
WOODFRAMED
Page 10
STRUCTURALSTEEL
WainwrightIntermediate
School
Page 11
STRUCTURALSTEEL
RentonSecondaryLearningCenter
Page 12
COSTCOMPARISON
• WillcompareWoodFramedandSteelSchoolProjects• ImportantFactorstoConsider
• Inflation/MarketConditions
• LevelofFinishes• GroundConditions• SiteRequirements
• WillbeabletoseeGeneralTrends
Page 13
COSTCOMPONENTSTOCONSIDER
• FoundationSystems• Superstructure• Partitions• PerformanceoftheWork• Other
Page 14
COST- FOUNDATIONSYSTEMS• Arlington
• Portionofaplanforboth.
• Showspreadsheetwiththefoundation highlighted
Page 15
COST- FOUNDATIONSYSTEMS
ArlingtonElementary
Page 16
COST- FOUNDATIONSYSTEMS
spreadsheetwiththefoundationhighlighted
Page 17
COST- FOUNDATIONSYSTEMS
TypicalBraceFrameFoundation
Page 18
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
Page 19
COST- SUPERSTRUCTURE
Page 20
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
Page 21
COST- PARTITIONS• Currentcostofa2x6interiorsteelstud12’is$8.65ea.
• Currentcostofa2x6dimensionallumber12’DF#2is$520/MBF=$6.24ea.
InteriorPartitionsonAESareapprox.60,000LF$.0.20costdifferenceperLF=$12,000
Page 22
COST- PERFORMANCEOFTHEWORK
• Woodframingistypicallyself-performedbyGeneralContractors
• Thisgenerallysavesonsubcontractormark-upandoverhead
• NotallGeneralContractorshavethecrewstoself-performwoodframing• Limitedsubcontractoravailabilityforawoodframedschoolpackage• ThismayaffecttheuseofwoodonGC/CMprojects.
Page 23
COST- OTHERCOSTCOMPONENTS
• BuildersRiskInsurance• Aboutdoubleforawoodframedbuildingoverasteelframedbuilding
• 0.50%vs0.25%- A50kdifferenceona$20MMproject
• L&IRiskClasses• VariesbyGC• Carpentrylaborisabout$1.50greaterforcarpentersperformingwoodframingthanconcrete/steelstudwork
Page 24
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
Page 25
SCHEDULECONSIDERATIONS
• ShopDrawingProcess• FabricationProcess• Foundation• Superstructure• Framing• FlowoftheWork
Page 26
SCHEDULE- SHOPDRAWINGPROCESS
• Theprecisionofthedesign,RFI’sandoverallaccuracyhastobemuchgreaterforsteelthanforwood.
• Steelshopdrawingstakeapproximately2-4monthstogofromreleasetoapprovedsubmittals
• JoistandGlu-lamdrawingstakeapproximately4-8weekstogofromreleasetoapprovedsubmittals.
• Woodframedshopdrawingsdonottypicallydrivethecriticalpath.Steelshopdrawingsdodrivethecriticalpath.
Page 27
SCHEDULE- FABRICATIONPROCESS
• Woodframedmaterialsareapproximately2-4weekleadtimeorless
• Steelleadtimecanbe3-6weeksormoreperarea
• Woodframefabricationtypicallydoesnotdrivethecriticalpath
• Steelfabricationdoesdrivethecriticalpath
Page 28
SCHEDULE– FOUNDATION
• Woodframedfoundationsystemshouldbeabout4weekstogofromabuildingpadtoaslab
• Steelfoundationsystemisabout6weekstogofromabuildingpadtoaslab
• Steelfoundationsystemisnotonthecriticalpathtypicallyassteeldetailingandfabricationisdrivingthedesign
Page 29
SCHEDULE– SUPERSTRUCTUREANDFRAMING
• SteelSuperstructureErectsQuicker• Poursarerequiredatcompletion
• StillRequireexteriorandinteriorframing
• FramingTakesLonger• CanPre-fabattimes
• Areaisreadyforrough-inonceyoumovetothenextarea
Page 30
- SCHEDULE-FLOWOFTHEWORKANDSCHEDULERECAP
• Theoverallflowoftheworkonawoodframedbuildingtendstobebetterspacedandsequenced.
• Duetotheabilityofbeingabletostarttheframingandgettoadried-inroofsooner.
Page 31
- SCHEDULE-FLOWOFTHEWORKANDSCHEDULERECAP
ArlingtonElementary
School9-20-16
StartedFootings inEarlyAugust
Page 32
- SCHEDULE-FLOWOFTHEWORKANDSCHEDULERECAP
WainwrightIntermediate
School1-31-16
StartedFootingsinSeptember
ReceivedSteelinLateDecember
Page 33
CONSTRUCTABILITY,CHALLENGES,ANDCOLLABORATIONOFWOODBUILDINGS
• Constructability• Challenges• Collaboration
Page 34
CONSTRUCTABILITY
• Woodisoftenorderedlongandcuttofit
• Abilitytofieldmodifyadetailordimensioneasierinwoodvs.steel
• Thiseffectsbothcostandtimeinresolutions
• Detailsaretypicallyreliantuponpremadehangersinlieuofshopdetailedandfabricatedconnections.
Page 35
CONSTRUCTABILITY
• ShowexampleofArlingtonFallArrestSupports
• Providedetailsoforiginalandreviseddesign
• Showdetailofsteelsupports onRSLCorWainwright
Page 37
CHALLENGESOFWOODFRAMEDCONSTRUCTIONVSSTEELCONSTRUCTION
• WoodFramed• Susceptibletomoisture
• Mayhavetomakeextraprovisionstodrythebuilding
• Longtermmoistureanddetailconsiderations• FireRatings
• SteelConstruction• Greaterstructuralabilities• Longerleadtimeandlessflexibleformodificationsandchanges.
Page 38
COLLABORATION
• Issuescantypicallybesolvedeasierinwoodframing
• Materialismorereadilyavailable
• Connectionsaretypicallyprefabricatedhardware.
• Modificationsaremadeinthefieldvsfabricatedintheshop.
Page 39
QUESTIONS?
ThisconcludesTheAmericanInstituteofArchitectsContinuingEducationSystemsCourse.
MitchNeeleyNeeley [email protected]