p r o j e c t : F I R S T P L A C E C O M D O M I N I U M S

p r o j e c t : F I R S T P L A C E C O M D O M I N I U M S

2 Bedroo

BATH 211’-5” x 6’-0”

LAV13’-4” x 5’-7”

BATH 111’-6” x 7’-0”DEN

12’-0” x 12’-4”

KITCHENRE

FP

AN

DW

12’-2” x 9’-8”

DINING10’-3” x 12’-2”

LIVING19’-10” x 22’-7”

BEDROOM 218’-2” x 15’-0”

BEDROOM 116’-3” x 12’-9”

BALCONY

1 B

BATH7’-0” x 10’-0”

KITCHEN

REF

DW

10’-3” x 9’-8”

LIVING19’-0” x 15’-4”

DEN

DINING

7’-8” x 7’-2”

BEDROOM13’-0” x 11’-1”

BALCONY

Soft LoftSoft Lofts

Unit 418, 5182 Bedroom / 2 Bath + De

2,502 S

BATH 210’-10” x 12’-4”

LAV10’-5” x 4’-3”

BATH 16’-10” x 10’-3”

KITCHEN

RE

FP

AN

DW

9’-8” x 16’-10”

DINING15’-6” x 8’-0”

DEN15’-5” x 10’-8”

LIVING22’-0” x 15’-0”

BEDROOM 1

LAUNDRY

W/I/C

12’-0” x 14’-1”

BEDROOM 215’-7” x 13’-1” BALCONY

P R O J E C T D A T A

Location Milwaukee, WI

Bldg Gross Area 420,000 sf

Number of Stories 12

Const Cost (GPM) $42M

R E S I D E N T I A L

Number of Units 160

Unique Unit Plans 50

Unit Size 750 - 2500 sf

C O M M E R C I A L

Retail 11000 sf

Office 8000 sf

Parking Spaces 218

T O D D W Y A T T

T O D D W Y A T T

Multiplier % $/SF TOTAL

A.1 EIFS - Color "A" (WS-1, WS-2, WS-3) 0 SQFT 3% 0 SQFT 0.0% $16.00 $0

A.1 EIFS - Color "B" (WS-1, WS-2, WS-3) 3,117 SQFT 3% 3,211 SQFT 1.8% $16.00 $51,368

A.2 EIFS - Color "C" (WS-1, WS-2, WS-3) 42,459 SQFT 3% 43,733 SQFT 25.1% $16.00 $699,724

A.3 EIFS - Color "D" (WS-1, WS-2, WS-3) 6,121 SQFT 3% 6,305 SQFT 3.6% $16.00 $100,874

AT EIFS - TOTAL 51,697 SQFT 53,248 SQFT 30.6% $851,967

B.1 High-Density Panel - Color "A" (WS-4, WS-5, WS-6) 6,028 SQFT 3% 5,302 SQFT 3.0% $47.00 $249,215

B.2 High-Density Panel - Color "B" (WS-4, WS-5, WS-6) 14,184 SQFT 3% 14,610 SQFT 8.4% $47.00 $686,647

BT High-Density Panel - TOTAL 20,212 SQFT 19,912 SQFT 11.4% $935,862

C.1 Metal panel - horizontal (WS-7, WS-8, WS-9) 17,519 SQFT 3% 18,045 SQFT 10.4% $46.00 $830,050

C.2 Metal panel - corrugated (WS-10, WS-11, WS-12) 5,100 SQFT 3% 5,253 SQFT 3.0% $46.00 $241,638

C.3 Metal panel - corrugated (WS-13) 1,174 SQFT 3% 1,209 SQFT 0.7% $30.00 $36,277

CT Metal Panel - TOTAL 23,793 SQFT 24,507 SQFT 14.1% $1,107,965

D. Exist concrete/CMU - painted ( WS-14, WS-15) 15,804 SQFT 3% 16,278 SQFT 9.4% $1.00 $16,278

E. Concrete stem wall (WS-16) 880 SQFT 3% 906 SQFT 0.5% $30.00 $27,192

F. Scaffolding $325,493

TOTAL EXTERIOR MATERIALS (A-F) 112,386 SQFT 3% 114,851 SQFT 66.0% $3,264,757

Average cost per SF (Total/Budget Quantity): $28

G. Exterior glazing/doors 56,614 SQFT 59,219 SQFT 34.0% $40.00 $2,248,651

TOTAL EXTERIOR ENVELOPE (A-G) 169,000 SQFT 3% 174,070 SQFT 100.0% $5,513,408

Average cost per SF (Total/Budget Quantity): $32

Description CAD Quantity Budget Quantity

P R O J E C T I N V O L V E M E N T

My initial involvement in this project was to offer technical support during schematic design. The design team included (2) junior designers; one taking instructions from the lead designer and the other from the project manager. Because they lacked adequate CAD skills, each junior designer was passing down design changes to their own project assistants to update duplicate CAD models. After observing the design team’s dynamic and reviewing the remaining design fee, I quickly realized that this project was heading for a sizeable loss.

My concerns prompted the eventual intervention of the Design Application Manager and the VP of Operations to restructure the design team. I was assigned to be the senior project architect of what is the largest residential project my firm ever designed (at that time, it was also the largest in Milwaukee). I was challenged to complete a SD set with minimal staff (1 project assistant, personally selected) in minimal time. I worked closely with the first CMGC to develop a preliminary budget to secure financing and later reviewed the Guaranteed Maximum Price (GMP) issued by the second CMGC.

I became the lead contact with the project’s developer and the CMGC. Because of the streamlined design process, the speed at which I was able to provide answers to the rest of the project team, and the increased quality of deliverables, the project manager was able to renegotiate an increase in design fees from an initial $823K to $1.1M because of the newfound trust of the design team by the developer.

E X T E R I O R E N V E L O P E

During preliminary budgeting for the GMP, the CMGC assigned a cost of $32/sf based on alternate materials not discussed or approved by the design team or the developer. The take-off quantities identified by the CMGC were in excess of 5% compared to the quantities the CAD model. Regardless, the design team was challenged by the developer to meet this budget number.

By linking the areas of CAD hatches (see top image above) which identified the (3) main exterior wall systems (WS-#) to an external Excel spreadsheet (see example to left), the design team was able to adjust these quantities, generate snapshots of the main, river elevation, export it to our visualization department to add more detail and shadows (see bottom picture above). The design team was able to modify individual color schemes quickly per feedback from the developer or CMGC with minimal turnaround time.

Examples of the typical head, jamb and sill details focusing on the (2) fenestration systems (sliding entrances or windows) and their interaction with the (3) exterior materials (see above WS-#) on the (3) different wall substrates (concrete, CMU, metal studs).