Disclaimer: This presentation was developed by a third party and is not funded by WoodWorks or the Softwood Lumber Board. Modern School Construction in the Pacific Northwest: Achieving Performance and Cost Objectives with Wood Implementing Budget Solutions for Schools: Construction Cost and Scheduling Benefits of Using Wood By: Mitch Neeley Neeley Construction
The Wood Products Council is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES), Provider #G516. Credit(s) earned on completion of this course will be reported to AIA CES for AIA members. Certificates of Completion for both AIA members and non-aia members are available upon request. This course is registered with AIA CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
Implementing Budget Solutions for Schools: Construction Cost and Scheduling Benefits of Using Wood Learning Objectives: 1. Cost of Wood Construction and Comparison to Steel 2. Scheduling Wood and Steel Buildings 3. Constructability, Challenges and Collaboration of Wood Buildings
NEELEY BACKGROUND AND EXPERIENCE The past 35 years the focus has been on K-12 construction in the South Puget Sound area. Completed 35+ schools Approximately 80% Wood Framed 50/50 Wood & Steel Frame- Last 5 Years My Experience President of Neeley Construction 25 years in the Industry Active Estimator & Project Manager
Renton Secondary Learning Center 70,000 SF Steel Structure Liberty Junior High 100,000 SF Wood Framed
Lakeview Hope Academy 17,000 SF Wood Framed Addition Edgerton Elementary 75,000 SF Steel Structure
GENERAL TYPES OF MODERN SCHOOL CONSTRUCTION WOOD FRAMED Lakeview Hope Academy
GENERAL TYPES OF MODERN SCHOOL CONSTRUCTION - WOOD FRAMED Pics of Olympia Olympia School District New Classroom Buildings
Arlington Elementary WOOD FRAMED
STRUCTURAL STEEL Wainwright Intermediate School
Renton Secondary Learning Center STRUCTURAL STEEL
COST COMPARISON Will compare Wood Framed and Steel School Projects Important Factors to Consider Inflation/Market Conditions Level of Finishes Ground Conditions Site Requirements Will be able to see General Trends
COST COMPONENTS TO CONSIDER Foundation Systems Superstructure Partitions Performance of the Work Other
COST - FOUNDATION SYSTEMS Arlington Portion of a plan for both. Show spread sheet with the foundation highlighted
COST - FOUNDATION SYSTEMS Arlington Elementary
COST - FOUNDATION SYSTEMS spread sheet with the foundation highlighted
COST - FOUNDATION SYSTEMS Typical Brace Frame Foundation
COST - FOUNDATION SYSTEMS WOOD FRAMED PROJECTS STRUCTURAL STEEL PROJECTS Project Arlington Olympia Hope Wainwright Renton MS #4 Thornton Creek Per SF Total Per SF Total Per SF Total Per SF Total Per SF Total Per SF Total Bid Date April, 2016 December, 2016 April, 2015 July, 2015 February, 2015 March, 2015 Overall SF 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 Rough Carpentry 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 Steel Fabrication 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 Steel Erection - - - - 6.41 410,000 6.13 735,000 6.34 583,000 Steel Framing & 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 Superstructure Cost 45 2,388,000 49 4,175,000 42 721,000 61 3,920,000 58 6,920,000 55 5,026,000 Total Project Cost 319 16,930,000 256 21,765,000 257 4,372,000 328 20,979,000 281 33,679,000 281 25,857,000 Wood Range $7.50-10.50 Steel Range $12-15 Approx. $4-5 per SF Increase
COST - SUPERSTRUCTURE
COST - SUPERSTRUCTURE WOOD FRAMED PROJECTS STRUCTURAL STEEL PROJECTS Project Arlington Olympia Hope Wainwright Renton MS #4 Thornton Creek Per SF Total Per SF Total Per SF Total Per SF Total Per SF Total Per SF Total Bid Date April, 2016 December, 2016 April, 2015 July, 2015 February, 2015 March, 2015 Overall SF 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 Rough Carpentry 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 Steel Fabrication 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 Steel Erection - - - - 6.41 410,000 6.13 735,000 6.34 583,000 Steel Framing & 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 Superstructure Cost 45 2,388,000 49 4,175,000 42 721,000 61 3,920,000 58 6,920,000 55 5,026,000 Total Project Cost 319 16,930,000 256 21,765,000 257 4,372,000 328 20,979,000 281 33,679,000 281 25,857,000 Wood Range $42-49 Steel Range $55-61 Approx. $10-13 per SF Increase
COST - PARTITIONS Current cost of a 2x6 interior steel stud 12 is $8.65 ea. Current cost of a 2x6 dimensional lumber 12 DF #2 is $520/MBF = $6.24 ea. Interior Partitions on AES are approx. 60,000 LF $.0.20 cost difference per LF = $12,000
COST - PERFORMANCE OF THE WORK Wood framing is typically self-performed by General Contractors This generally saves on subcontractor mark-up and overhead Not all General Contractors have the crews to self-perform wood framing Limited subcontractor availability for a wood framed school package This may affect the use of wood on GC/CM projects.
COST - OTHER COST COMPONENTS Builders Risk Insurance About double for a wood framed building over a steel framed building 0.50% vs 0.25% - A 50k difference on a $20MM project L&I Risk Classes Varies by GC Carpentry labor is about $1.50 greater for carpenters performing wood framing than concrete/steel stud work
COST COMPARISON OVERVIEW WOOD FRAMED PROJECTS STRUCTURAL STEEL PROJECTS Project Arlington Olympia Hope Wainwright Renton MS #4 Thornton Creek Per SF Total Per SF Total Per SF Total Per SF Total Per SF Total Per SF Total Bid Date April, 2016 December, 2016 April, 2015 July, 2015 February, 2015 March, 2015 Overall SF 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 Rough Carpentry 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 Steel Fabrication 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 Steel Erection - - - - 6.41 410,000 6.13 735,000 6.34 583,000 Steel Framing & 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 Superstructure Cost 45 2,388,000 49 4,175,000 42 721,000 61 3,920,000 58 6,920,000 55 5,026,000 Total Project Cost 319 16,930,000 256 21,765,000 257 4,372,000 328 20,979,000 281 33,679,000 281 25,857,000
SCHEDULE CONSIDERATIONS Shop Drawing Process Fabrication Process Foundation Superstructure Framing Flow of the Work
SCHEDULE - SHOP DRAWING PROCESS The precision of the design, RFI s and overall accuracy has to be much greater for steel than for wood. Steel shop drawings take approximately 2-4 months to go from release to approved submittals Joist and Glu-lam drawings take approximately 4-8 weeks to go from release to approved submittals. Wood framed shop drawings do not typically drive the critical path. Steel shop drawings do drive the critical path.
SCHEDULE - FABRICATION PROCESS Wood framed materials are approximately 2-4 week lead time or less Steel lead time can be 3-6 weeks or more per area Wood frame fabrication typically does not drive the critical path Steel fabrication does drive the critical path
SCHEDULE FOUNDATION Wood framed foundation system should be about 4 weeks to go from a building pad to a slab Steel foundation system is about 6 weeks to go from a building pad to a slab Steel foundation system is not on the critical path typically as steel detailing and fabrication is driving the design
SCHEDULE SUPERSTRUCTURE AND FRAMING Steel Superstructure Erects Quicker Pours are required at completion Still Require exterior and interior framing Framing Takes Longer Can Pre-fab at times Area is ready for rough-in once you move to the next area
- SCHEDULE - FLOW OF THE WORK AND SCHEDULE RECAP The overall flow of the work on a wood framed building tends to be better spaced and sequenced. Due to the ability of being able to start the framing and get to a dried-in roof sooner.
- SCHEDULE - FLOW OF THE WORK AND SCHEDULE RECAP Arlington Elementary School 9-20-16 Started Footings in Early August
Wainwright Intermediate School 1-31-16 Started Footings in September Received Steel in Late December - SCHEDULE - FLOW OF THE WORK AND SCHEDULE RECAP
CONSTRUCTABILITY, CHALLENGES, AND COLLABORATION OF WOOD BUILDINGS Constructability Challenges Collaboration
CONSTRUCTABILITY Wood is often ordered long and cut to fit Ability to field modify a detail or dimension easier in wood vs. steel This effects both cost and time in resolutions Details are typically reliant upon premade hangers in lieu of shop detailed and fabricated connections.
CONSTRUCTABILITY Show example of Arlington Fall Arrest Supports Provide details of original and revised design Show detail of steel supports on RSLC or Wainwright
CONSTRUCTABILITY
CHALLENGES OF WOOD FRAMED CONSTRUCTION VS STEEL CONSTRUCTION Wood Framed Susceptible to moisture May have to make extra provisions to dry the building Long term moisture and detail considerations Fire Ratings Steel Construction Greater structural abilities Longer lead time and less flexible for modifications and changes.
COLLABORATION Issues can typically be solved easier in wood framing Material is more readily available Connections are typically prefabricated hardware. Modifications are made in the field vs fabricated in the shop.
QUESTIONS? This concludes The American Institute of Architects Continuing Education Systems Course. Mitch Neeley Neeley Construction Mitch@neeleycorp.com