MANHATTAN COLLEGE STUDENT COMMONS BUDGET CHECK USING GILBANE S COSTADVISOR MODEL OCTOBER 29, 2010 Introduction: Gilbane developed this CostAdvisor Model of the proposed new Manhattan College Student Commons in consultation with Jim Kettig and Chuck Redpath. The documents used were floor plans, elevations, and renderings dated August 12, 2010. The budgets prepared do not constitute an estimate or a promise of price, but are target budgets. Results: We developed three scenarios for review: 1. The first with a concrete frame and 14 floor to floor heights for the lower 4 levels; 2. the second with a steel frame and 14 floor to floor heights; 3. The 3 rd with a steel frame and 16 floor to floor heights to facilitate mechanical coordination. The budget for the concrete and steel frame at 14 were $36,500,000 and $36,600,000 respectively virtually the same. Adding the extra 2 to the lower floors added another $600,000 to the budget for the extra exterior skin. The schedules for any scenario are similar. A decision of how to proceed would turn on local codes and restrictions on building height, schedule, man power, and what the market for labor or materials might be at the time of construction in the area. We used a start date of December 1 2012 and a completion date of June 2014 to calculate escalation. We have used 2% per year for this. This equates to about $2,000,000 in escalation in the budget. A large variable in the budget site work: The team recognized that this could be a very difficult site to build on, as has been the case on the campus in other areas. The budget includes over $4,500,000 in site development cost such as rock removal, piles, high foundation walls, and the like. As design moves ahead, additional information and design decisions could significantly change that budget, in either direction. Page 1
MANHATTAN COLLEGE STUDENT COMMONS COSTADVISOR MODEL 29 Oct 10 71,400 ( This sf includes a 4,000 sf Mechanical Penthouse. GSF of Program is 67,400) CONCRETE FRAME STEEL FRAME 14' F F STEEL FRAME 16' F F Cost Cost per sf Cost Cost per sf Cost Cost per sf FIT UP COST 17,824,765 249.65 17,824,765 249.65 17,824,765 249.65 CORE AND SHELL COSTS 14,200,478 198.89 14,265,427 199.80 14,830,443 207.71 SITE WORK AND DEMOLITION 4,508,242 63.14 4,508,242 63.14 4,508,242 63.14 TOTAL 36,533,485 511.67 36,598,434 512.58 37,163,450 520.50 ESCALATION INCLUDED IN ABOVE 2,046,881 28.67 2,024,518 28.35 2,048,752 28.69 CONCEPTUAL CORE AND SHELL BREAK OUT. INCLUDES ESCALTION, MARK UP Foundation Excavation 164,385 164,385 164,385 Foundations 1,871,206 1,871,206 1,871,206 Slabs on Grade 123,289 123,289 123,289 Superstructure 4,148,704 3,746,651 3,746,651 Spray Fireproofing 41,096 508,098 508,098 Roofing 315,406 315,406 315,406 Stair systems 587,704 587,704 587,704 Elevators 919,635 919,635 919,635 Skin 6,029,088 6,029,088 6,594,105 Demolition 28,739 28,739 28,739 Site Prep / Bulk Excavation 3,020,139 3,020,139 3,020,139 Utilities 516,390 516,390 516,390 Paving 835,169 835,169 835,168 Improvements Landscaping 107,770 107,770 107,770 Total 18,708,720 18,773,669 19,338,685 CONCEPTUAL BREAK OUT OF "FIT UP" COSTS Interior Finishes 8,912,383 8,912,383 8,912,383 HVAC Systems 3,921,448 3,921,448 3,921,448 Electrical Systems 2,673,715 2,673,715 2,673,715 Plumbing Systems 1,782,477 1,782,477 1,782,477 Fire Protection Systems 534,743 534,743 534,743 Total 17,824,765 17,824,765 17,824,765 CLARIFICATIONS TO THE BUDGET DEVELOPMENT The following are some of the assumptions and clarifications used in developing these budgets. General: 1. The historical data for the project budget came from the following projects: a. CyFair College Student Center, Houston TX Page 2
b. Gateway Community College New Haven, CT c. Illinois Institute of Technology Student Union, Chicago, IL d. Temple University Student Center Phase 2 Phil. PA 2. We used a start date of December 1 2012 and a completion date of June 2014 to calculate escalation. We have used 2% per year for this. This equates to about $2,000,000 in escalation in the budget. 3. While not shown, in working with the team, we determined a mechanical penthouse will be required on the roof, as well as a screened area for the cooling towers. We have included a 4,000 sf Mechanical penthouse on the roof. We have assumed the structure will be steel or light gage structural studs with a metal siding exterior. We have included a 60 x 20 screened area for the cooling towers surrounded by 14 high metal panels. 4. We have included a premium for the loading dock area to cover levelers, high walls, etc. 5. We understand the project will pursue LEED certification or LEED Silver. We believe no significant cost of construction will be added for this. If required, the design team will incur costs in assembling documentation and reporting to the USGBC. These costs should be included under soft costs if required. Site Work 1. We carried the sidewalk pavement as high quality cast in Place concrete. 2. We recognized there were some areas of the first floor under walkways. There we carried pavers on pedestals and WP system. 3. We understand there is rock in the slope of the upper parking area. Rock excavation is based on 20,000 sf 15 ft deep 4. We believe a sheeting or lagging system will have to be installed on the east face of the site. We have budgeted sheet piling along the east face with an average height of 30 high. Further investigations will have to be made to determine the best system to use. 5. We have allowed for surveying the surrounding buildings and vibration monitoring for about 2 months full time while rock or deep excavations are done. 6. We have assumed all the site stairs are to be cast in place concrete and have carried railings at $200 / lf. 7. We have carried very little in terms of landscaping or site appurtenances such as benches. We understand the College does much of that directly. Foundations: 1. The budget includes premiums for high walls along the east and North sides of the site. We assume all these high walls will require waterproofing systems. 2. We understand piles may be required for the building and have assumed 140 piles at an average length of 20 will be required. Page 3
Structure 1. We have done two scenarios one in CIP concrete and the other in structural steel. We have included a fairly heavy steel structure. See the budgets above for the results. 2. We have assumed some steel framing will be required at the North Feature area, and have also included some intumescent fire proofing on any exposed steel in that area. For the steel frame scenarios, full spray fireproofing is added. Exterior 1. We have not carried any green roof areas, though we have included the fourth floor exterior patio as a paved area with glass rails. 2. We have included $50,000 for the soffit at the cantilever area of the North Feature. 3. We have not included sun shades at the windows, but the curtain wall and glass areas should be specified with fritted glass to keep down the heat load. If sun shades are designed, they will add a significant cost to the window systems 4. We have carried a standard cavity wall construction for the masonry portion of the work. The back up walls are carried as structural light gage stud systems. A rain screen system may be suggested by the Designers, and if so, the budget impact will have to be addressed. 5. Glazing systems are included as mid range cost systems. Custom shapes or high end systems would exceed the budgets included. No operable windows are included in the budget. 6. We have included a simple membrane roof system. Circulation / Egress 1. We have allowed $50,000 per flight for the ornamental stairs. 2. We have included a 6 stop service elevator to get from the lowest elevation to the mechanical penthouse. The passenger elevators are carried as 5 stop units. We have carried $20,000 for each cab fit up. Gilbane s proprietary CostAdvisor is an interactive tool for conceptual cost modeling of proposed facility programs, involving new construction or renovation. Based on our historical cost data for projects, the CostAdvisor forecasts construction cost for a proposed conceptual program based on information at the early stages of a project including the department gross square footage, building footprint, number of stories, location, and a general idea of the Basis of Design for the exterior and interior. The CostAdvisor tool is used interactively with owners, architects and Gilbane s preconstruction team to develop construction costs and total project costs by technical space program area. The CostAdvisor is flexible to analyze what if scenarios on a department or building system level. The system uses historical cost data from similar buildings to create the Fit Up cost of the building. The Fit Up Cost is Page 4
everything but: Site, skin, foundations, structure, circulation, and summary factors such as general conditions, escalation, fees, insurance, etc. That historical data is regionalized and escalated using RS Means or ENR factors. The non Fit Up sections are priced conceptually with local pricing in mind and based on the concept for the project. Page 5