DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

1

Table of Contents

Executive Summary……………………………………………………………………... 2

Project Delivery System………………………………………………………………… 3

Project Schedule Summary…………………………………………………………….. 4-5

Project Cost Evaluation…………………………………………………………………. 6-9

Site Logistics Plan……………………………………………………………………….. 10-11

Local Market Conditions………………………………………………………………… 12

Subsurface and Soil Conditions………………………………………………………… 12

Client Profile………………………………………………………………………………. 13-14

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

2

EXISTING CONSTRUCTION CONDITIONS

Executive Summary

The David S. Pottruck Center is not typical construction, and the estimates, schedules, and contracts all reflect the breadth of the project. Contractually, the building had to bid as a negotiated contract, mostly because of its non-typical cantilever structure, high end finishes, and construability issues integrating the Pottruck Center with the adjacent Gimble Gym. Scheduling will be difficult, and will leave little room for falling behind or unforeseen difficulties to arise. Planning the project out in adequate detail will be necessary to complete the project given the Universities required start and finish dates. Cost evaluation was difficult due to the uniqueness of the design. Historical data is considered better information and more reliable for estimating the Pottruck Center, as compared to a traditional square foot estimate using a catalog of typical construction.

Various site issues arise from the very tight constrains in usable land, and well-planned construction sequencing will be needed to keep construction in a timely progression. Planning construction around the continued operation of Gimbel Gym is very important to the owner, as is the date of completion. Labor shortages for electricians, carpenters and tile workers will be an issue for maintaining the schedule, and overtime will likely be needed to compress the schedule into UPenn’s completion time. Demolition of the existing building will reduce the need for much soil excavation, but sheeting and shoring will be needed to hold back the roads and the chilled water pipes surrounding the site.

Further analysis of the following contractibility issues will need to be conducted:

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Terra Cotta Panel system: Unique to the Pottruck Center, there are many unknowns as to the construction of this façade. Careful planning and scheduling will be needed to ensure this system does not delay the completion of the exterior enclosure.

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Coordinating construction efforts during the school year ?

Maintain close watch on construction progress, and updating timetables regularly to be sure of timely completion.

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Keeping close track of costs will be important as many changes and issues are expected to arise in all aspects of the design.

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The architect will frequently monitor construction, and will need to be available almost weekly to consult on issue that arise with the design.

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Multiple owners representatives: UPenn employs a team of representative to monitor all their construction on campus, this assigned person will be on site nearly every day and will be very hands on through out the project. There is also a recreation facilities

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

3

manager that will be operating the Pottruck Center upon its completion. He too will visit the site frequently, and may wish to change to scope of certain aspects of the building during construction to better suit the buildings needs. There is also a UPenn Operations Administrator that will not be on site often, but is in charge of University Interests and has ultimate control of the budget. With so many people to answer too, it will be important to know who is in charge. Listening to the wrong person could lead to conflicts and delays in work. Knowing where to get final approval for all aspects changes will be crucial to uneventful owner confrontations.

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Maintaining a tight construction delivery schedule will be of the utmost importance. Sequencing steel deliveries so that that pieces that arrive are the ones being placed that day will drive the building schedule.

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

4

Project Delivery System

GMP Contract

Pre-construction Services

Negotiated Contracts

OWNER

University of Pennsylvania

Architect: Richard Dattner

& Partners

Construction Manager:

Sordoni Skanska Michael Healy Contact

Structural Engineer: Servund & Associate

Boris Lakhman Contact

Mechanical Engineer:

Jaros Baum and Bolles

Landscape Architect:

Lager Raabe

Architectural Facades, Inc.:

Terra Cotta Panels Fred Slade

W.G. Himan:

Carpenters Walter Hinman

Shelly Electric:

Electrical Fran Sparse

Golden and Cowden:

Plumbing Frank Golden

Steel Suppliers:

Steel Erection Mike Bloom

Collins and Collins:

HVAC Plumbing Pat Pottichen

E.J. Deseta: Sheet Metal Ductwork

Mike Sparco

Oliver Sprinkler: Sprinklers

Dick Oliver

R.A. Kennedy and Sons, Inc.:

Windows Curtain Wall Tom Kennedy

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

5

Project Schedule Summary

Scheduling and planning for the Pottruck Center will be extremely important, as the University of Pennsylvania is very insistent that the buildings first two floors are completely operational for the start of the Fall 2002 school semester. This poses several issues for the construction team to consider. With UPenn being a very involved owner, convincing the owner that the building will be done on time will be a challenge, as most of the work will take place during the second half of construction.

Specific schedule difficulties will arise during the school year, when the Gimbel Gym will still be in use by students. Normally these facilities are open year round, but they will be closed during the summer months while construction take place. With this as a major consideration in the construction timetable, removing the old foundations and demolition will need to start immediately after the spring semester 2001, which will allow for excavation and foundations to be completed by the time school starts. The Gimbel Gym’s west wall creates the eastern wall of the Pottruck Center, and large parts of this wall will need to be demolished, and temporary walls will need to be constructed so that the facility can reopen in the fall.

Masonry and terra cotta panels will need to be started as soon as possible to help meet enclosure & Climate Control Milestones, which will be important so that the expensive interior finishes can be installed correctly, in a climate controlled environment. Most of the finishes cannot be installed at least until substantial enclosure, and some must have the proper climate, like the wood floors in the aerobic areas.

Because the schedule can not be started until May 2001, and must be substantially complete by September 2002, compressing the schedule into this time frame will require overtime and possible shift work if the labor market becomes stretched in the spring and summer of 2002, when over half of construction will take place.

In May of 2002, Gimbel Gym will be closed again, temporary construction demolished, and the lower level of Gimbel Gym will be remodeled and integrated with the Pottruck Center.

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

6

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

7

Project Cost Evaluation

Actual Building Construction Cost:

David S. Pottruck Center: $14,954,061

This cost is derived form the actual cost of the building and all its materials, including the renovations to the Gimbel Gym required by the construction of Pottruck. This does not include any site work for the building.

SF Cost: $14,954,061 / 70,000 SF = $213.63 per SF

Total Project Cost: $18,705,749

Building: $14,954,061 Site work: $536,481 Engineering: $110,764 Equipment: $9,188 Renovations: $174,444 Temporary Facilities: $1,168,066 Commissioning, Insurance, Taxes, etc.: $345,306 CM Services, Fees, Contingency: $1,760,740

Major Systems Costs:

Terra Cotta Panels: $777,680

This system is never been used before in this country, and will require consultants, and a contingency calculated into the price.

Concrete: $1,024,159

Foundations and two stair towers are the major costs here. Tying Pottruck’s foundations into Gimbel’s will also be a closely evaluated.

Masonry: $1,494,441

Includes brickwork around the stair towers, and CMU wall construction in the basement locker areas.

Curtain wall: $1,413,990

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

8

A four-story glass structure on both ends of the atrium. Support structures are tied into Gimbel Gym’s steel framing, and Pottruck’s stair towers.

Mechanical and Plumbing: $3,488,372

Major components include: 3 AHU’s, sheet metal ductwork, sprinkler system, temperature controls, and all major piping for AHU’s and plumbing system.

Special attention should be called to the AHU’s. A 52,000 CFM unit will service the exercise room, while the office space and lockers are service each by a 10,600 CFM and 9,000 CFM unit respectively.

Electrical: $1,572,054

Temporary Electrical Service will be required: One 15V//480/277V – 500kVA – 800A Unit, and distribution panels. Temporary Lighting will be fluorescent fixtures.

Permanent Power: 15V//480/277V – 500kVA – 800A substation, with 1,000kVA and 1,500A service.

An Emergency Generator will be installed

R.S. Means Square Foot Analysis:

While trying to conduct a square foot analysis, I began to realize how specialized the Pottruck Center was as far as typical construction is concerned. Although there are no fitness Centers in the catalog, the Pottruck Center shares many of the same amenities as some office buildings. Open spaces, some nice finishes, glass or masonry construction, are all fairly common features to an office building. However, the Pottruck Center’s interior and exterior finishes are so elaborate for this type of building that Means does not have information for correctly estimating the building with a traditional square foot analysis. This comes from the fact that Means assumes typical construction, structure, and finishes. Although adjustments can be made, the square foot estimate performed for the Pottruck center was only a quarter of the cost estimated by Sordoni Skanska.

Many of the Pottruck’s major architectural themes, cantilevered floors, unique terra cotta panels, four story atrium, quarry tile floors, and grand staircase fall outside the scope of the most appropriate model that the R.S. Means catalog could provide.

Therefore, it can be easily concluded that in order to get a more accurate estimate, but with out performing a detailed assembly estimate, a similar building should be found to make comparisons. Using D4 Cost software, and searching for a building of similar nature in it’s database, then

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

9

adjusting costs to reflect some of Pottruck’s unique features could yield much more accurate results.

Although D4 software has over 700 Model buildings to compare to, I found very few that were similar enough to compare. Pottruck’s finishes and complexity makes comparison hard, as most buildings in the 70,000 SF range are only a fraction of the cost of the Pottruck Center. Most buildings that are similar in nature are office building, but they are far larger in size, and won’t have the finish quality or complexity of Pottruck. However, one building met most criteria of the general searches:

Model number EU990326:

Gore Hall, the newest building on the historic Mall at the heart of the University of Delaware campus:

A 64,980-square-foot building of brick and stone with steel framing. Each of the building's four elevations is different. The west elevation, for example, includes a grand exterior stair. Limestone steps from the Mall lead into Gore Hall's striking entry hall, which has red walls with cream-colored pilasters, a coffered ceiling, and an intricately patterned black and white terrazzo floor. They lead to the central Atrium, a lofty three-story space. Uniting all levels is the monumental main stair. High ceilings and large windows in the usable spaces create a pleasant environment.

These features are all very similar to the design and architecture of the Pottruck Center, and using this building alone as a base model makes sense for a very good reason, there is a lack of similar buildings. Using one building that is very similar, will produce a much more accurate reflection of the building cost, rather than averaging together 3 or 4 buildings that are only remotely similar.

Using Gore Hall as a model and rebasing for current location and date, the following changes were made to the base cost of building:

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Deleted furnishings and special constructions, not in Pottruck ?

Changes bidding required to reflect commissioning/testing ?

Concrete work doubled for 2 four story stair towers ?

Atrium skylight assumed to be included in thermal & moisture protection, left alone ?

Glasswork probably similar in nature/cost, left alone. ?

Masonry reduced significantly, stone delete from Gore Hall; ?

Mechanical increased slightly for more advanced than typical AHU’s ?

Changed general requirements to reflect CM costs of construction ?

Site work reduced, Pottruck reuses much granite, most likely to be smaller site than model because model only 3 floors, same sq ft size.

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

10

After the adjustments were made the following parametric estimate was produced from the Gore Hall Model:

CSI Division Division Name Cost Breakdown

% of Building

Cost

Square Foot Cost

Estimated Cost

00 Bidding Requirements Consultants, testing, Commissioning

0.67 1.89 123,045

01 General Requirements CM services & Contingencies

9.52 27.08 1,760,000

02 Site Work 6.08 17.29 1,123,900 03 Concrete 6.39 18.19 1,182,345

Foundations 3.52 10.01 650,345

Stair Towers 2.88 8.18 532,000 04 Masonry 8.96 25.48 1,656,403 05 Metals 11.84 33.70 2,190,238 06 Wood & Plastics 5.03 14.31 929,946 07 Thermal & Moisture

Protection 3.92 11.14 724,387

08 Doors & Windows 10.91 31.03 2,017,051

Doors 0.81 2.31 150,200

Curtain wall 8.67 24.67 1,603,442

Glazing 1.42 4.05 263,409 09 Finishes 13.39 38.11 2,476,949 10 Specialties Lockers 1.55 4.42 287,522 11 Equipment 0.00 0.00 0 12 Furnishings 0.00 0.00 0 13 Special Constructions 0.00 0.00 0 14 Conveying Systems Elevators 0.61 1.73 112,340 15 Mechanical 12.98 36.93 2,400,442 16 Electrical 8.16 23.23 1,509,760

Total Building Costs

100.00 284.53 18,494,327

This estimate only differs by a few hundred thousand from the construction budget, and indicates that Gore Hall is a very good building to use as a comparison for cost, and perhaps even some construction issues.

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

11

Site Logistics Plan

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

12

Notes on Foreseeable Site Issues

The site is very constrained, and has very limited place for storage. Timing of steel deliveries will be critical, and need to be erected as they are brought to the site. The trailers will need to be placed on the street, but will only close off the area currently sectioned off for street parking, so both lanes will remain open. A one-way access road will be established for reducing delivery issues. Trucks will be able to pull off the main road onto the side street, making turning into the site safer; while pulling out of the site onto the main road. One crane will be used for steel erection, but two areas will be left open for the crane to be able to more easily reach the whole building. Damage done to the sidewalks is not an issue, as all sidewalks are to be replaced with in the scope of work. Gimbel Gym will remain open for use during the school semester, appropriate measures must be taken to isolate this area from construction. Parking will only be available to the construction management team, and any workers that wish to drive will be allowed to use the parking garage next door. When site work starts on the south side of the building, one lane of the road will need to be blocked off with concrete dividers, and pedestrians will need to be rerouted.

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

13

Local Market Conditions

In general, the majority of construction done within the city of Philadelphia is by union labor. Nearly all-new construction in Philadelphia is steel framing, and specifying a concrete structure would probably increase costs beyond an acceptable level for a superstructure. Being the inner city, parking is scarce or expensive. There are also many major projects underway within jus t a few blocks of the Pottruck Center.

This will be an issue for some of the major trades, as there are multiple buildings under construction on the U Penn campus alone. Up the street 100 feet, a medium rise high-end building for the school of business is under construction. They have been running behind the majority of the project, creating a lot of overtime hours, which may draw some of the better labor to their building. A few blocks away, there is major restoration work on the U Penn dormitory. There is also another building underway down the road, but the contractor was defaulted, and progress is tied up in litigation.

Some of the individual trades that are known to be at a premium most of the year in the Philadelphia area are electricians and carpenters. The actual manpower might not be too difficult to find, but highly skilled labor will be hard to come by. With a lack of experienced skilled tradesmen, the electrical work and carpentry will almost certainly take longer to complete than normal, and longer days and 6 day weeks may need to be implemented if work is not keeping pace with the schedule. Tile workers will also be hard to find, and a large portion of the finish in the building is tile.

Some temporary parking will be available to management, but workers will need to use the parking garage adjacent to the site if they wish to drive. There is a small lot next to the north side of the site, but it can only be used during the summer when they close the building after the students leave.

Subsurface and Soils Conditions

The Pottruck Center will be built on the site currently occupied by the wing of the Gimbel Gym that houses locker rooms. This section of the building will be demolished and all the foundation will be removed. There will only be limited soil excavation needed, but the site has retainage issues on all sides. The North side is too close to Sansom Street to slope back excavation; the west side is has chilled water pipes running fairly close to Pottruck’s foundation; and the south side borders Walnut Street, and a high traffic pedestrian sidewalk; so all these sides will require sheeting and shoring.

Even with limited soil excavation, there was still a soil report provided to the construction team. There was no delayed site conditions clause in the contract, but the GMP contract allows for major changes in the scope of work to be submitted as change orders.

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

14

Client Profile

The University of Pennsylvania, like many university clients, uses various levels of redundancy to ensure that they get what they are expecting. They employ a University run company whose sole purpose is to act as the owner of the building. These owner’s representatives are very hands-on and will visit the site almost every day to check on progress and resolve issues. This person is not the highest authority on the buildings scope, but all issues are to be worked out through his supervision.

Beyond the owner’s representative, the recreation facilities department head is also very involved with the scope of construction. His purpose is to make sure the building will meet the requirements of the University, and to make changes that are needed or will benefit the building’s function. He does have the ability to request changes to scope, but still need to seek the approval of the owner’s representative on all changes.

There is also the University operations manager who is responsible to keep an eye on the overall cost and timely completion of the project. He has the final word on project issues, but will in general leave most of the decision making to the owner’s representative. All major changes in scope must meet his approval.

The Pottruck Center’s purpose to the University is to update their fitness facilities, provide a Central facility that can be utilized by the surrounding community, and to give UPenn a prestigious high-end facility to help attract more students to UPenn. The current facility on campus is far away from the majority of student housing, and relocating to near the center of campus was a key concern of the construction of a new facility.

The Pottruck Center was contracted out as a GMP contract because of the relative complexity of the design, and so that the University would be free to make adjustments to scope during construction. It is expected that the budget will be met, but flexibility exists for unforeseen costs. The finishes in the building are high end, and require some extra care in treatment and installation, so quality control is important. The most important driving force of the building is the timetable available for construction. UPenn requires the building in the beginning of September 2002, and construction cannot start until the end of the spring semester 2001 because the existing building needs to be demolished. This leaves almost exactly 17 months for construction, with a later turnover being unacceptable.

With regards to returning saving to UPenn, they are more than happy to have cost savings that come from value engineering, but do not want any inferior finishing products to be used as cost saving measures. They would also like to know early as possible if there will be saving so that they will know what money they may have available to furnish and equip the facility.

DAVID S. POTTRUCK

HEALTH AND FITTNESS CENTER UNIVERSITY OF PENNSYLVANIA, PHILADELPHIA

J ASON A. REECE

CONSTRUCTION MANAGEMENT

SEPTEMBER 30, 2002

15

Also an issue when working for UPenn is the strict enforcement of the University policy relating to sexual harassment. The policy requires that any person caught in any form of inappropriate interaction with students or faculty will be immediately terminated from the job. On a higher enforcement, if the contract is thought to have allowed this behavior, their contract can be cancelled with out warning. Losing a contractor on such notice can be devastating to the schedule of the project, so great measure must be taken to make sure every person that walks on to that job know the consequences of their actions.

The owner is also very concerned with the continued operation of the Gimbel Gym during the fall and spring semesters. Because it houses the indoor pool facilities for the University, as well as half of its exercise facility, it must be kept in operation for its students. To accomplish this, temporary renovations will be done in the basement of the gym, creating a temporary locker room, and sealing off the west wall of the building to the construction of Pottruck.

However, The construction of the Pottruck Center requires that permanent renovations be done to the basement and first floor of Gimbel. So this work must be accomplished in the months of May till August of 2002. This work will also include the asbestos abatement of the main hallway on the first floor of Gimbel.

The sequencing of all this work will need to proceed as follows:

1. May 2001 - Build temporary locker room in Gimbel Gym 2. Demolish existing locker facility 3. Temporarily enclose west side of Gimbel 4. Build foundation, superstructure, and enclosure of Pottruck. The structure of

Pottruck will need to tie into the steel columns of Gimbel Gym while it is in operation.

5. May 2002 – Remove temporary enclosure of Gimbel, demolition of temporary locker facilities

6. Renovation of Gimbel and completion of Pottruck

The owner does not actually require the third and fourth floors at the agreed finish date. The first two floors are needed to move in the equipment for the important functions of Pottruck to be available to the students beginning in September 2002. However, the top two floors have minimal work that can be done out of sequence with the rest of the building, so it is very likely that the entire structure will be turned over to the owner at the same time.

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