CAREY L. STECKLER HIGHLAND ELEMENTARY SCHOOL ADVISOR: DR. RILEY TECHNICAL ASSIGNMENT 3 15 NOVEMBER 2004 CONTENTS

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1 CAREY L. STECKLER HIGHLAND ELEMENTARY SCHOOL ADVISOR: DR. RILEY TECHNICAL ASSIGNMENT 3 15 NOVEMBER 2004 CONTENTS A. SUMMARY... 1 B. SITE LAYOUT PLANNING... 2 C. TEMPORARY UTILITIES... 2 D. DETAILED SYSTEMS ESTIMATE... 3 E. GENERAL CONDITIONS ESTIMATE... 5 F. RESEARCH AND ANALYSIS METHODS... 6

2 A. SUMMARY This final technical report summarizes project s site layout, temporary utilities, a detailed systems estimate, a general conditions estimate, and describes future research plans. Site plans were compiled for three individual phase of construction excavation, superstructure and finishes. The plans detail temporary facilities, crane placement, fences, trailers, and many other items. Temporary facilities needed specifically for the superstructure phase were described in detail in the next part of the report. Obligations from the contract documents of the General, Plumbing, Electrical and HVAC Contractors were summarized. A detailed estimate was created, comparing the typical classroom exterior wall system as designed and a system with nearly twice as much window area. The window square footage was increased to an area required for LEED daylighting requirements. This estimate is the beginning of further green public schools research and analysis. Costs associated with general conditions were also estimated and reported. The information provided will be useful should suggestions be made that will impact project schedule. Finally, future plans were described to research the effectiveness of multiple prime contracts for public school projects. The discussion suggests who might benefit from this research and also the specific steps that will be taken. 1

3 B. SITE LAYOUT PLANNING Submitted 03 November C. TEMPORARY UTILITIES Temporary facilities needed for the Highland Elementary superstructure phase supported both the steel erection of Unit A and the masonry construction of Unit B. The General Contractor provided the majority of all temporary facilities, especially those needed for the superstructure phase. It should be noted that erection of the CMU for Unit B took place during winter months and that requirements specified for temporary enclosure and heating were applicable. General Contractor Stable, gravel bed surrounding the building footprint to accommodate the mobile crane, material staging and deliveries as indicated in contract drawings. Concrete placement in accord with ACI 305R and 306R. When the mean daily outdoor temperature is less than 40 F, the temperature of the concrete shall be maintained between 50 F and 70 F for the curing period. Masonry placement in accord with IMIAC. Adequate equipment must be provided for heating the mortar and grout materials, when air temperature is below 40 degrees F. Temperatures of the separate materials, including water, shall not exceed 140 degrees F when placed in the mixer. When air temperature is below 32 degrees F, maintain mortar temperature on boards above freezing. Temporary insulated weather-tight and secured closure of exterior opening to accommodate acceptable working conditions and protection of products, to allow for temporary heating and maintenance of required ambient temperature identified in individual specification sections, and to prevent entry of unauthorized persons. Plumbing Contractor Permanent or temporary main water line. (12) temporary supply lines around perimeter of building approximately 10 feet from building. (Owner to pay for water consumed during construction and supplying CM trailer. Each Prime Contractor to pay for water use of individual field offices.) (2) Wheel washing stations at site gates water supply piping, hose & sprayers. Electrical Contractor Extend electric service into the building and provide lighting, including light bulbs, and power outlets for each Prime Contractor for the proper conduct of their work and to the satisfaction of CM. Conform to OSHA requirements for lighting and power. (Owner to pay for power consumed except for power consumed by individual contractor s site trailers and storage sheds.) Provide and maintain temporary incandescent lighting to achieve minimum of two watts per square foot for construction operations. Provide and maintain one watt per square foot lighting to exterior staging and storage areas and entire site after dark for security. 2

4 Provide and maintain 0.25 HID lighting to interior work areas after dark for security. Temporary Heat and Ventilation Prior to temporary enclosure, each Prime responsible to protect work of his contract. During temporary enclosure of building or portion of building, General Contractor solely responsible for all temporary heat, ventilation and dehumidification costs. General Contractor to give notice of permanent building enclosure. 30 days following notice, HVAC Contractor assumes responsibility for heat and ventilation. Building temperature must be maintained at or above 50 degrees Fahrenheit at all times. D. DETAILED SYSTEMS ESTIMATE To achieve the daylight factor LEED requirement of 2%, a typical Highland Elementary classroom with 84 SF of window area would need to approximately double the SF of window area to 160 SF. (Window area was estimated assuming visible light transmission of 0.6. Tables were utilized to simplify LEED Reference Guide calculations and are available at The following items were estimated using R.S. Means Building Construction Cost Data. 76 SF of Masonry & Brick as Designed Component Unit Qty Cost per Unit Total Cost Brick Veneer, Standard M 76 SF x $1,575 $ (6.75 bricks/sf) 6.75 / 1000 = CMU, 12 Reinforced SF 76 $9.10 $ alternate courses Board Insulation, 2 SF 76 $1.25 $95.00 Total Cost per classroom = $1, Total Cost for 33 classrooms = $56,

5 76 SF of Window Area -- Add (1) 6 x6 Window, (2) 3-4 x6 Windows Component Unit Qty Cost per Unit Total Cost Aluminum Windows, SF 78 SF $35.00 $ Insulated glass (2) Lintels, 3-4 span 3-1/2 x 3-1/2 x 5/16 LB 2 x 3-4 x 7.16 lb/ft = $1.20 $57.28 (1) Lintel, 6 span 4 x 3-1/2 x 5/16 LB x 7.65 lb/ft = 45.9 $1.20 $55.08 Total Cost per classroom = $ Total Cost for 33 classrooms = $93, Summary Additional Windows 93, As Designed - 56, Additional cost of windows: $37, This cost comparison evaluates material and labor costs only. It does not reflect potential energy cost savings or benefits of increased daylighting in classroom environments. These issues may be explored in future research. 4

6 E. GENERAL CONDITIONS ESTIMATE An estimate for general conditions was created using R.S. Means estimating guides and actual project data. The result is a total estimate of $376,448 including approximate variable costs of $8025 per month. Also, information from the Specifications was compiled to detail the General Contractor s temporary facilities obligations. As not all of these specified items were actually utilized on the project or required by the Construction Manager/Architect, an estimate was not created for these items. General Conditions Estimate General Contractor Project Management $6500 /mo 16 mos 104,000 Supervision $6000 /mo 16 mos 96,000 Bonds LS 48,000 Road Bond LS 200 Site Survey LS 2,500 Layout/Engineering LS 3,750 Schedule LS 5,000 Submittals LS 7,200 Mobilize Trailers LS 5,014 Field Offices LS 6,000 Temporary Fence $6 /LF 200 LF 1,200 Phone Service $600 /mo 16 mos 9,600 Sanitary $150 /mo 16 mos 2,400 Mobilize Excavator LS 9,211 Silt Fence LS 6,350 Parking, Entrance, Laydown $1.25 /SF SF 52,500 Utilities Temp Electricity $105 /mo 15 mos 1,575 Temp Heating/Ventilation $10 /CSF 764 CSF 7,640 Temp Lighting & Outlets $9.50 /CSF 764 CSF 7,258 Temp Water $70 /mo 15 mos 1,050 Monthly Costs: $8025 /mo Total Cost: $376,448 Detail of General Contractor s Obligations for Temporary Facilities (Those designated CM are to be supplied by the GC for the CM site office.) - CM - (3) Telephone lines for CM site trailer - CM Mhz cordless telephone, answer. mach. & spkrph - CM - Desktop telephone - CM - Internet service, dial-up - CM - (4) two-way wireless radios 5

7 - CM - Site office trailer, 12'x60' min toilet, table, 30 chairs, office chair, 2 desks, 5 filing cabinets minifridge, microwave, 2 plan racks, heating & AC - CM - trailer hauling, removal - CM - Trailer utility hook-ups & service - CM - Bottled water dispenser & supply - CM - Copy machine & servicing, 13 boxes paper - (2) 4'x8' project signs - Signage to direct traffic or warn enter at own risk - (2) 4'x8' bulletin boards in waterproof enclosure for postings - Portable toilets & servicing - Temp railings & barriers - Some additional site fencing - Removal of all site fencing - Erosion control barriers - Exterior enclosure again weather, temperature and unauthorized entry - Temp gravel accessways per contract dwgs, type C or better limestone - Temp gravel parking areas - Snow removal for 15' accessway around bldg & parking areas - Collection & removal of all trash (not including demo debris) - Daily broom clean - Weekly cleanup = 8 manhours per week - Dust control onsite - Cleanup of mud/debris tracked onto roadways F. RESEARCH AND ANALYSIS METHODS The Problem & Research The focus of my in-depth research will be the effectiveness of multiple prime contracts in public school construction. Pennsylvania's Separation of Contracts Act requires that public school projects have least four separate contracts: (1) general; (2) plumbing; (3) heating, ventilating and air conditioning; and (4) electrical. The multiple prime system has been thought to deliver projects in a very timely and cost effective manner, a position widely disputed and rejected by many, including the Pennsylvania AIA. It is the intention of this research to study the multiple prime system and determine if it truly is the best delivery method for public school construction, and if not, what the alternatives may be. Determining whether this delivery method or another would have been best specifically for Highland Elementary will support my conclusions. Who Benefits? Through this research I hope to provide factual information to school boards and administrators and construction industry personnel so that they might develop more informed opinions of the subject. I also intend to gain some knowledge directly from the PA Department of Education, which continues to mandate the Separations of Contracts Act, with the possibility of sharing the results of my research to personnel in that field as well. Finally, selection of the most cost-effective delivery method for public school projects would directly benefit taxpayers in the state of Pennsylvania. 6

8 Research Steps Conduct literature review of studies and articles compiled by other researchers on the topic of multiple prime contracts. Review procedures mandated in other states, especially focusing on states that have recently changed policy to allow CM at-risk and/or other delivery methods. (This may necessitate directly contacting personnel involved with projects in other states.) Contact PA Dept. of Education, Division of School Facilities by , phone, mail or fax. Specific questions to address: - Is the Dept. of Education supporting research to determine the effectiveness of multiple prime contracting? - Has the DoE considered the position of the PA AIA and the research conducted by the Dept. of General Services. (A 1993 study by the PA Department of General Services revealed several results of the multiple prime system including cost overruns, difficult project coordination, delays, and legal claims.) - Have any school districts in PA been permitted to pursue other delivery methods? Were these methods considered successful? - What specifically is preventing PA from allowing other delivery methods, as many other states have done? Interview and/or survey at least nine several industry professionals experienced in multiple prime school projects to include three architects/engineers, three contracting professionals, and three construction managers. Specific questions to address: - Summarize your experience with PA public school projects. - What do you see as the benefits of multiple prime delivery to the School District? to the Contractors? - What do you see as the drawbacks of multiple prime delivery to the School District? to the Contractors? Compile information obtained through literature review and personal interviews. Apply information to the Highland Elementary project and determine which delivery method(s) would have been most effective. Draw conclusions based on information gathered and supported by results of Highland Elementary study. 7