The Boll Family YMCA Alvaro Zumaran Construction Management April 10, 2006

The Boll Family YMCA

Alvaro Zumaran Construction Management

April 10, 2006

Project Background• Building Name: The Boll Family YMCA

• Location: 1401 Broadway - Detroit, MI 48226

• Size: 110,000 SF

• Cost: $29 Million

• Occupancy: Recreational; IIA • Construction Dates: December ’03 -

December ‘05

Project Background• Primary Project Team

- Owner: YMCA of Metropolitan Detroit

- Architects/Engineers: SmithGroup

- Construction Manager: Barton Malow Co.

Project Background• Project Highlights

- First new YMCA to be built in Detroit in 90 years- Performing arts theatre, sports arena, childcare facility- Distinctive “stepped” shape- Staggered floor levels- High visibility

Interactive Website

Virtual Tour Website

AgendaAnalysis 1 – Foundation

Analysis 2 – Handrails

Analysis 3 – Mechanical Room

Research Topic – Integrated Design Management

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

• Analyze the cost of materials – Analyze the cost of materials – concrete and formwork, of 2 concrete and formwork, of 2 separate foundation typesseparate foundation types

• Compare RS Means Compare RS Means andand ICE ICE 2000 data to BMC budget data 2000 data to BMC budget data and scheduleand schedule

• Recommend best optionRecommend best option

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

• Strip footingsStrip footings

~25,500 SF footprint~25,500 SF footprint

~765 Ft perimeter~765 Ft perimeter

~120 days~120 days

• Combined drilled and formed Combined drilled and formed pierspiers

Approximately 70 drilled Approximately 70 drilled piers piers and 36 formed piersand 36 formed piers

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

• Mat slab foundationMat slab foundation

- > 3’ thick- > 3’ thick

- Approximately 60 days- Approximately 60 days

- volumetric shrinkage = - volumetric shrinkage = possible crackingpossible cracking

- Conflicting RS Means and - Conflicting RS Means and ICE ICE 2000 pricing2000 pricing

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

•Price difference between ICE 2000 estimate and RS Means estimate: ~$165,000

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

• Price according to BMC data: ~$846,000• Compared to ICE 2000: ~$199K• Compared to RS Means: ~$34K

Analysis 1 - Foundation

•Goals

•Background

•Proposed

•Cost Comparison

•Conclusion

• Cost for mat system is not Cost for mat system is not practical compared to strip practical compared to strip footingsfootings

• Material durability - potential Material durability - potential for visible cracking in exposed for visible cracking in exposed floors and mechanical floors and mechanical equipment vibrationsequipment vibrations

• Insufficient soil stability - as Insufficient soil stability - as stated in the geo-tech reportsstated in the geo-tech reports

Analysis 2 - HandrailsAnalysis 2 - Handrails

GoalsGoals Research cost for an alternate Research cost for an alternate handrail systemhandrail system

Calculate and compare cost of Calculate and compare cost of maintenance for each systemmaintenance for each system

Suggest most cost-effective Suggest most cost-effective systemsystem

Analysis 2 - HandrailsAnalysis 2 - Handrails

GoalsGoals

Current Current systemsystem

Woven wire mesh in-fill panelsWoven wire mesh in-fill panels

1,130 linear feet1,130 linear feet

- running track- running track

- ‘main’ areas- ‘main’ areas

Aesthetic feelAesthetic feel

Analysis 2 - HandrailsAnalysis 2 - Handrails

Current Current systemsystem

Proposed Proposed solutionsolution

Aluminum handrailsAluminum handrails

- affordable- affordable

- anodized- anodized

◦ ◦ durabilitydurability

◦ ◦ aesthetic feelaesthetic feel

◦ ◦ corrosion, stain, scratch corrosion, stain, scratch resistanceresistance

Analysis 2 - HandrailsAnalysis 2 - Handrails

Proposed Proposed solutionsolution

Cost Cost comparisocomparisonn

Analysis 2 - HandrailsAnalysis 2 - Handrails

Cost Cost comparisocomparisonn

Analysis 2 - HandrailsAnalysis 2 - Handrails

Cost Cost comparisocomparisonn

Analysis 2 - HandrailsAnalysis 2 - Handrails

Cost Cost comparisocomparisonn

ConclusionConclusion

Aluminum handrail system is Aluminum handrail system is most economically feasiblemost economically feasible

Owner and architect decideOwner and architect decide- aesthetics- aesthetics- conformity- conformity

Analysis 3 – Mechanical Room

• Goals

• Explore current system- complications- possible long term effects

• Suggest a less expensive alternative that is just as effective

Analysis 3 – Mechanical Room

• Goals

• Current system

• Issue with vertical rise• Splashing at air gap connecting pool line to sanitary line• Expensive solution

– bring in tank– indirectly tie 6” pool line to 8” sanitary line

• Possible long term effects– decomposition of sanitary line (?)– corrosion of steel decking (?)

Analysis 3 – Mechanical Room

• Goals

• Current system

• Alternate solution

• Add another line going to sump pump (proper vertical rise)

• Install new sump pump– handle 430 GPM – break open floor– connect sump to pool trap line– already tied into sanitary line

Mechanical Room Schematic

*8” pool sump discharge* **

Mechanical Room Schematic

Analysis 3 – Mechanical Room

• Goals

• Current system

• Alternate solution

• Cost comparison

• Current system information provided by PM and Mechanical contractor

– 12’ polypropylene tank w/ 64” diameter– 1.5 HP pump, infrared beams, and electric switches– labor and installation

Total Price: ~$35,000

Analysis 3 – Mechanical Room

• Goals

• Current system

• Alternate solution

• Cost comparison

Analysis 3 – Mechanical Room

• Goals

• Current system

• Alternate solution

• Cost comparison

Analysis 3 – Mechanical Room

• Goals

• Current system

• Alternate solution

• Cost comparison

• Conclusion

• Less expensive to install new sump and trap line (~$7,500)

• Proposed system takes up less space

• Proposed system does not pose threats to structural decking

Research AnalysisIntegrated design management backgroundIntegrated design management background

Synergy amongst the entitiesSynergy amongst the entities

Effective planning: possible reduction in Effective planning: possible reduction in budget and schedulebudget and schedule

Using the Design-Build delivery methodUsing the Design-Build delivery method

Research AnalysisProblemsProblems

Added costs to budget/days to scheduleAdded costs to budget/days to schedule

- trade conflicts- trade conflicts

- misinterpretation of drawings- misinterpretation of drawings

- lead times- lead times

- any other unforeseen conditions- any other unforeseen conditions

Research AnalysisResearchResearch

Online ReportsOnline Reports

Interviews with the ‘Heads’ of a projectInterviews with the ‘Heads’ of a project

- Owner: Mrs. Lorie Uranga (YMCA)- Owner: Mrs. Lorie Uranga (YMCA)

- Engineer: Mr. Benjamin Gerald - Engineer: Mr. Benjamin Gerald (Holder Construction Co.)(Holder Construction Co.)

- Architect: Mrs. Jana Hayford - Architect: Mrs. Jana Hayford (SmithGroup)(SmithGroup)

Research AnalysisResearchResearch

Points made by reportsPoints made by reports- DB saves time, money and reduces conflictDB saves time, money and reduces conflict

- Most helpful when project is driven by cost & Most helpful when project is driven by cost & schedule schedule

- Best suited for projects that are well definedBest suited for projects that are well defined

- Management of ‘interfaces’Management of ‘interfaces’

- Good managerial skills and experienceGood managerial skills and experience

Research AnalysisResearch DataResearch Data

Research AnalysisResearchResearch

Main Points From InterviewsMain Points From Interviews- Owner’s perspectiveOwner’s perspective

- ‘ ‘cost effective’ systems need more maintenancecost effective’ systems need more maintenance

- design aspects are sacrificed for time and scheduledesign aspects are sacrificed for time and schedule

- some projects are better suited for it compared to some projects are better suited for it compared to othersothers

- sometimes hard to balance powerssometimes hard to balance powers

Research AnalysisResearchResearch

Main Points From InterviewsMain Points From Interviews- Engineer’s perspectiveEngineer’s perspective

- performance specifications put most risk on performance specifications put most risk on contractorcontractor

- value engineering: before the design is completevalue engineering: before the design is complete

- design-Build creates synergy between aesthetic design-Build creates synergy between aesthetic thinkers and logical thinkersthinkers and logical thinkers

- owner’s desired level of involvement determine the owner’s desired level of involvement determine the execution of a D-B or a DBB delivery methodexecution of a D-B or a DBB delivery method

- D-B: overlap of phases. DBB: linear approachD-B: overlap of phases. DBB: linear approach

Research AnalysisResearchResearch

Main Points From InterviewsMain Points From Interviews- Architect’s perspectiveArchitect’s perspective

- early budget and up-front costearly budget and up-front cost

- communication should be carefully handledcommunication should be carefully handled

- IDM is dependent on client and complexity of IDM is dependent on client and complexity of buildingbuilding

- performance specifications and longevity of productperformance specifications and longevity of product

- ‘ ‘cost cutting’ mode and no competition for cost cutting’ mode and no competition for contractorcontractor

Research AnalysisConclusionConclusion

◦ ◦ Chemistry and communication are top-priorityChemistry and communication are top-priority

◦ ◦ Client must be specific and time & money are the most Client must be specific and time & money are the most important factorsimportant factors

◦ ◦ Performance specifications handled carefully and are Performance specifications handled carefully and are usually a one-sided riskusually a one-sided risk

◦ ◦ Complexity of projectComplexity of project

◦ ◦ PM with strong personality and high expertise and skillPM with strong personality and high expertise and skill

◦ ◦ Examples from YMCA projectExamples from YMCA project

Acknowledgements

• Barton Malow Co.• SmithGroup• YMCA of Metro Detroit• Architectural Engineering

Faculty• My family and friends

Questions?

Analysis 1-FoundationSchedule Comparison

3,300 CY / 56.4 (daily output) = ~60 days3,300 CY / 56.4 (daily output) = ~60 days