kiski area high school · kiski area high school allegheny township, pa picture: existing site...

Kiski Area High School Allegheny Township, PA

Picture: Existing site courtesy of Kiski High School Webpage.

Sarah Haynes Construction Management Primary Faculty Consultant: Messner Due: October 8, 2003

Executive Summary

The following report contains information pertaining to the existing conditions at Kiski Area

High School. Although the campus looks very spacious, the available room for temporary site

equipment and utilities is very limited due the close proximity of the schools. The school had given

the general contractor permission to use part of the back parking lot for the trailers and staging

area. I feel that this was the best location for the trailers because of the available utilities that

run through the area and the convenient location to the project site.

A unique aspect to this project is the project delivery system. The owners of the project

did not want to proceed with a Traditional Design-Bid-Build system with a Multiple Prime Contract.

The reasons for this being the size and complexity of the project as discussed in the next couple of

pages. Therefore, the owners received permission for a Traditional Design-Bid-Build system with a

Single Prime Contract. The two main factors that complicate this project are the two new buildings

being constructed between eight existing structures and the connecting multiple buildings. This

requires a lot of planning on the general contractors’ part.

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Project Delivery System

The delivery system for this project is a Traditional Design-Bid-Build method with a Single

Prime Contract (see attached). However, Pennsylvania code requires that the project delivery

system for a school be Traditional Design-Bid-Build method with a Multiple Prime Contract. The

owners of the projects at Kiski Area High School, the Board of Directors, petitioned this code.

Based on the size and complexity of the contract, the School Board received permission to use a

Single Prime Contract.

The School Board hired Ackenheil Engineers early in the project to perform site test

borings, in which the architects, Canzian/Johnston and Associates, worked with the geotechnical

engineers to determine the foundations for the buildings. The owner chose the architects,

Canzian/Johnston and Associates, because of their experience with designs of educational facilities

in the neighboring school districts. The architect fee was a percentage of the actual construction

cost; they then contracted out percentage fees to their specialty consultants.

The project went out for bid in February 2003. P.J. Dick won the bid and proposed a lump

sum contract for the work. They then held lump sum contracts with the subcontractors.

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Project Schedule Summary There are a total of eight different phases for this project. The overall completion date

for Kiski Area High School is set for October 31, 2005. The construction onsite began in April

2003, allowing for 31 months to complete the project. The general contractors, P. J. Dick, have

developed an accelerated schedule and anticipate the completion date to be April 2005.

The design phase for this project began in February 2001 and the bid documents were

finished by March 2003. Some of the unique aspects of these buildings that can create problems

for the schedule are: tying the new structure into several different buildings and the load bearing

walls. The classroom building, Building N, ties into four existing buildings and the new gymnasium

building. Similarly, the new gymnasium also ties into three existing buildings. Another unique

aspect are the load bearing walls for this project. This can create a lot of problems not only for

the schedule but also onsite due to all of the tradesmen needed to work in one area. For example,

the electricians need to work with the block layers because of the conduit that runs through the

block wall. Also, the load bearing block walls have an effect on the steel erectors as well. If they

are not built in time for the steel erector to erect the steel beams this can have serious effects on

the overall progress of the project.

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Project Cost Evaluation

• Actual Building Construction Cost Actual Building Construction Cost (CC) – $31,137,000

CC/SF (268,200 SF) - $116 • Total Project Cost

Total Project Cost (TC) - $39,700,000 TC/SF (268,200 SF) - $148

• Major Building Systems Costs Structural Costs - $1,125,000

Structural Costs/SF (150,00 SF) - $7.50 Mechanical Costs - $5,475,000 Mechanical Costs/SF (268,200 SF) - $20.41 L/E Costs - $4, 11,600 L/E Costs/SF (268,200) - $15.34 Plumbing Costs - $1,970,000 Plumbing Costs/SF (268,200 SF) - $7.35 Fire Protection Costs - $235,000 Fire Protection Costs/SF (90,000 SF) - $2.61

• Design Costs Design Costs (6%) - $1,868,220

• D4 Cost Estimating (see attached ) - $32,318,963 • Square Foot Estimate (see attached ) - $9,967,582

The D4 Cost Estimating and Actual Construction Costs were approximately the same. In D4

Cost Estimating, the estimate was an average of six (6) similar projects. The basis for comparison

of the projects was the square footage of the site, number of floors, and the building type. Of

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these three characteristics, one of the six projects was also a renovation and addition to a high

school. Meanwhile, the remaining five projects were of new construction.

The square foot estimate was calculated by using R. S. Means (2003 Ed). The square foot

estimate was in no way comparable to the actual cost of construction. The main reason for this is

that the project at Kiski Area High School includes renovation and asbestos removal in the eight

existing buildings and demolition of one existing building, while the square foot estimate only

includes the construction of two new buildings on campus. R. S. Means cannot calculate the cost of

demolition and renovation. Another reason why for the large difference in values is the complexity

of the job. Onsite at Kiski Area High School, the new classroom building is tied into four existing

buildings and the new gymnasium building. Also, the new gymnasium building is tied into three

additional existing buildings on campus.

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Site Plan

There are two main roadways to the site from Hyde Park Road located north and west of

the construction site. The deliveries made to the site will enter through the northwest entrance

and continue to the south side of the school. There the superintendent will direct the trucks to

the staging areas located either behind the buildings or in front of the trailers. The delivery truck

will then exit through the north entrance of the site. There are no restrictions to the time of

delivered materials onsite.

The drawing PH1.1 (see attached) is the overall site plan of Kiski Area High School. P. J.

Dick has received permission from Kiski Area High School to use some of the existing utilities

onsite such as the internet, plumbing line, and water line. Due to the size of the project and the

various locations of work the dumpsters onsite will be moved throughout the duration of the

project. In the start of the project there was one crane onsite for the demolition of Building D,

this can be seen in both the overall site plan and the area plan on drawing PH1.2. The room for

parking onsite is rather difficult due to the number of students and faculty at Kiski High School.

Therefore, the best location for parking is below the football field.

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Local Market Conditions

The project site at Kiski Area High School is approximately 50 minutes away (35 miles)

from Pittsburgh, Pennsylvania. There are very few projects in and around the city that are in

progress therefore, the current labor market is ample. Some projects in the area include the

Collaborative Innovation Center at Carnegie Mellon University for $27.8 million and the Springfield

Elementary School for $10.1 million.

P.J. Dick Inc. is the general contractor on the Kiski Area High School project. They are a

non-union contractor working on a job with union subcontractors. The required pay on the job is

prevailing wage. There was no clause in the contract requiring the employment of disadvantaged

businesses.

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Subsurface/Soils

The owners of Kiski Area High School had hired Ackenheil Engineers to perform site test

borings for the proposed projects. On September 2nd, 2001, five (5) of the ten (10) test borings

were drilled to an average depth of 23.78ft for that day. On September 3rd, 2001, the remaining

five (5) test borings were drilled to an average depth of 19.16ft for that day. According to the

geotechnical report that was prepared on September 12, 2001, the existing fill consisted of a

mixture of soft to very stiff or medium dense silt, clay, and sand in addition to small fractions of

rock, coal and gravel. Ackenheil Engineers did not recommend that the new Classroom and

Gymnasium Additions be supported by the existing fill due to the compressible soils. The report

also stated that beneath the existing fill, alluvial soils were found consisting primarily of stiff silt

and clay atop of medium dense to dense sand. With this information, the engineers stated that the

alluvial soil that was encountered during drilling was suitable to support the Classroom Addition on

spread footing foundations. Beneath the alluvial soils, dense to very dense residual soil made up of

sandstone and shale bedrock were encountered and a recommendation was made by Ackenheil

Engineers to use deep caisson foundations for the Gymnasium Addition.

During drilling, Ackenheil Engineers discovered that five of the ten test borings were dry

while the remaining five had encountered groundwater at various depths. The geotechnical

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engineers believe that the groundwater that was encountered in the five test borings was due to

the water added to the borehole during coring operations. The contract documents used on this job

were AIA Documents of 1997, there were no changes made to the original contract involving

differing site conditions. A copy of the soils report was provided to all of the contractors prior to

bidding.

Also included in the report from the geotechnical/civil engineer was a segment on mining

conditions. According to the report, the Western Pennsylvania Mine maps indicate an Upper

Freeport Coal Seam below the site that had possibly taken place in the early 1900’s. The top of the

coal seam was estimated by the engineers to be at a depth of 175ft below the ground floor

elevation of the Gymnasium Addition. Based on their knowledge of the types of soil and mining

operations, the engineers estimated a low risk of mine settlement damage to the structures.

There were two types of soil retention that was used at Kiski Area High School. One type

used onsite was sloping the sides of the excavation back on a 34 degree angle or 1 ½: 1 ratio when an

excavation reaches a height of 5ft. The second type of soil retention used onsite was engineered

trench boxes. The trench boxes had to extend at least 18 " above the top edge of the excavation.

These were used when there was not enough room to slope back or if time was of the issue.

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Client Information The owners of the projects at Kiski Area High School are the Board of Directors.

Currently, there are nine (9) individuals administering the board. The Board of Directors is

responsible for communicating with the Architect and General Contractor the demands of the

faculty and community. The main contact for Kiski Area High School is the owners’ representative,

Paul Azinger, Maintenance Supervisor of the Kiski Area School District. The high school was

originally built in 1962 and has been renovated twice; two new additions were added to the school in

the years 1972 and 1998. The existing school as it stands today consists of eight (8) school

buildings and one (1) administration building. There are a total of 1,445 students enrolled in grades

9th through 12th at Kiski Area High School.

Some reasons why the Board of Directors decided to expand the Kiski Area High School

campus are the need to make the campus more secure and the need for more facilities. The

buildings at the existing campus are spread out over a large area, permitting students, faculty, and

visitors to enter/exit the buildings at any time during school hours. The new structures will

connect to the existing buildings and provide a new entrance/egress to the high school. The reason

being to monitor the number of visitors and students that enter/exit the school. Since the

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classroom buildings have not been renovated since the original construction of the campus back in

1962, there was a vital need for newer facilities. The two new additions to the high school will

include twelve (12) science classrooms, (3) consumer science classrooms, a library, and a greenhouse.

The schedule is a very important aspect to the owners of Kiski Area High School. There is a

total of eight phases of construction for this project. Since there are many students on campus

and very little classrooms available, it is imperative that all of the buildings are turned over on their

due dates. The asbestos abatement of the eight (8) existing buildings was scheduled to take place

over the nine weeks of summer when school is out of session. This summer the subcontractor

managed to complete four (4) buildings that underwent this operation. Another concern of the

owners that has a direct impact on the schedule is the schools’ scheduled events throughout the

year. If P. J. Dick has a conflict with the school’s scheduled activities, they are responsible for

notifying the school of the conflicts and are to come to some sort of an agreement. This summer

several activities took place around the campus such as football camp, band camp, and soccer camps.

The quality of the project is another important aspect to the owners of Kiski Area High

School. Kiski Area High School is a very outstanding school, in which they pride themselves on the

educational success of their students and the academic programs that are offered at the school.

This pride is shown through the design and renovation of the new buildings. The School Board would

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like to have the project completed at the bid amount, however, they have been very helpful in

working with the architect and general contractor on changes with design.

The keys to completing the project to the owner’s satisfaction are: safety of the students

and faculty, on-time building turnover, few conflicts with school activities, low cost, and minimal

damage to the existing conditions. Onsite P. J. Dick has a full time safety personnel to monitor

potential risks onsite for both the construction workers and students wellbeing. Throughout

construction, the students and faculty are welcome to use the access roadway (south of the

campus) in order to use the football field, track or tennis courts. There are several pieces of heavy

equipment that travel along that road daily, therefore speed limit signs were posted and a

pedestrian walkway was created to ensure the students safety. Another important aspect to the

owner’s satisfaction is having minimal damages to the existing structures. Although renovation and

asbestos removal is taking place inside the buildings, the school must still be usable and presentable

even before the finishes are made to the project. Once a year, the school holds an open house

where parents are allowed to visit the school, it is important that the parents feel it is a safe

environment for their students.

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Kiski Area School District

Board of Directors

Owner

Contact: Paul Azinger

Canzian / Johnston

& Associates

Architects

Contact: Jay Johnston

P. J. Dick

General Contractor

Contact: Bob Salvatora

Percentage Fee Contract Lump Sum Contract

Watson Eng.

Structural Eng.

Pedicone Eng.

Plumbing Eng.

Ackenheil Eng.

Geotechnical / Civil

Starr Eng.

Electrical Eng.

Ray Eng.

Mechanical Eng.

Amthor

Structural Contractor

EmpireEnvironmental

Asbestos Abatement

Lighthouse Elec.

Electrical Contractor

BMI

Mech./Plumb. Contractor

Percentage Fee Contracts Lump Sum Contracts

Percentage Fee Contract

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ID Task Name Duration Start

1 Design 548 days Wed 2/21/01

2 Procurement 10 days Mon 3/31/03

3 Mobilization 19 days Mon 3/31/03

4 Phase 1 328 days Mon 3/31/03

5 Sitework 240 days Fri 4/25/03

6 Excavate - 'N' 30 days Fri 4/25/03

7 Excavate - 'K' 30 days Fri 5/23/03

8 F/R/P Pads & Footings 60 days Fri 5/23/03

9 F/R/P Caissons & Gra 60 days Fri 6/20/03

10 F/R/P CIP Concrete W 60 days Fri 8/1/03

11 CMU Block Walls - 'N' 40 days Fri 7/18/03

12 CMU Block Walls - 'K' 40 days Fri 8/15/03

13 Structural Steel - 'N' 60 days Fri 8/15/03

14 Structural Steel - 'K' 60 days Fri 10/24/03

15 M/E/P - 'N' 200 days Fri 5/23/03

16 M/E/P - 'N' 200 days Fri 6/20/03

17 F/R/P Floors - 'N' 40 days Fri 11/7/03

18 F/R/P Floor - 'K' 40 days Fri 1/16/04

19 Fireproof - 'N' 20 days Fri 1/2/04

20 Enclosure - 'N' 60 days Fri 1/30/04

21 Enclosure - 'K' 60 days Fri 3/12/04

22 Furniture, Fixtures & E 0 days Thu 4/22/04

23 Furniture, Fixtures & E 0 days Thu 6/3/04

24 Phase 1a 100 days Mon 3/31/03

25 Phase 2 95 days Thu 7/1/04

26 Phase 2a 46 days Thu 7/1/04

27 Phase 3 102 days Thu 11/11/04


29 Phase 5 46 days Tue 6/14/05


31 Project Completion 0 days Mon 10/31/05

4/22

6/3

10/31

H1 H2 H1 H2 H1 H2 H1 H2 H1 H2 H12001 2002 2003 2004 2005 2006

Task

Split

Progress

Milestone

Summary

Project Summary

External Tasks

External Milestone

Deadline

Page 1

Project: ProjScheduleSum - FinalDate: Wed 10/8/03

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KiskiAreaHighSchoolEstimate of Probable Cost

Kiski Area High School - Apr 2005 - PA - Pittsburgh

Prepared By : Prepared By Firm : Prepared By Street : Prepared By Address : , Prepared By Phone : Prepared By Fax : Prepared For : Prepared For Firm : Prepared For Street : Prepared For Address : , Prepared For Phone : Prepared For Fax : Building Sq. Size : 266005Site Sq. Size : 3041940Bid Date : Project Height : 1st Floor Size : 1st Floor Height : No. Of Buildings : No. Of Floors : 1Project Type : Building Use : Exterior Walls : Interior Walls : Foundation : Roof Type : Floor Type : User Defined 1 : User Defined 2 : User Defined 3 : User Defined 4 : User Defined 5 : User Defined 6 : User Defined 7 : User Defined 8 :

Building Costs--------------

Code Division Name % Sq. Cost Projected ==================================================================================00 Bidding Requirements 5.62 6.83 1,817,837 Bidding Requirements 5.62 6.83 1,817,837 Untitled 0.00 0.00 001 General Requirements 3.16 3.84 1,020,705 General Requirements 3.16 3.84 1,020,70502 Site Work 11.54 14.02 3,730,625 Site Work 11.54 14.02 3,730,62503 Concrete 7.52 9.14 2,431,546 Concrete 7.52 9.14 2,431,54604 Masonry 8.73 10.61 2,822,368 Masonry 8.73 10.61 2,822,36805 Metals 5.01 6.08 1,617,793 Metals 5.01 6.08 1,617,79306 Wood & Plastics 3.91 4.75 1,264,140 Wood & Plastics 3.91 4.75 1,264,14007 Thermal & Moisture Protection 6.14 7.47 1,985,918 Thermal & Moisture Protection 6.14 7.47 1,985,91808 Doors & Windows 4.08 4.96 1,318,810

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KiskiAreaHighSchool Doors & Windows 4.08 4.96 1,318,81009 Finishes 10.56 12.82 3,411,339 Finishes 10.56 12.82 3,411,33910 Specialties 2.15 2.61 694,277 Specialties 2.15 2.61 694,27711 Equipment 3.16 3.84 1,020,805 Equipment 3.16 3.84 1,020,80512 Furnishings 1.29 1.57 418,229 Furnishings 1.29 1.57 418,22913 Special Construction 0.18 0.22 58,062 Special Construction 0.18 0.22 58,06214 Conveying Systems 0.19 0.23 60,112 Conveying Systems 0.19 0.23 60,11215 Mechanical 15.62 18.98 5,049,646 Mechanical 15.62 18.98 5,049,64616 Electrical 11.13 13.52 3,596,752 Electrical 11.13 13.52 3,596,752================================================================================== Total Building Costs 100.00 121.50 32,318,963

Site Costs----------

Code Division Name % Sq. Cost Projected ==================================================================================================================================================================== Total Site Costs 100.00 0.00 0================================================================================== Total Project Costs 32,318,963

Building Division Notes

Bidding Requirements------------------------Averaged subdivision. Used in 5 of 6

General Requirements------------------------Averaged subdivision. Used in 5 of 6

Site Work------------------------Averaged subdivision. Used in 6 of 6

Concrete------------------------Averaged subdivision. Used in 6 of 6

Masonry------------------------Averaged subdivision. Used in 6 of 6

Metals------------------------Averaged subdivision. Used in 6 of 6

Wood & Plastics------------------------Averaged subdivision. Used in 6 of 6

Thermal & Moisture Protection------------------------Averaged subdivision. Used in 6 of 6

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KiskiAreaHighSchool

Doors & Windows------------------------Averaged subdivision. Used in 6 of 6

Finishes------------------------Averaged subdivision. Used in 6 of 6

Specialties------------------------Averaged subdivision. Used in 6 of 6

Equipment------------------------Averaged subdivision. Used in 6 of 6

Furnishings------------------------Averaged subdivision. Used in 5 of 6

Special Construction------------------------Averaged subdivision. Used in 3 of 6

Conveying Systems------------------------Averaged subdivision. Used in 6 of 6

Mechanical------------------------Averaged subdivision. Used in 6 of 6

Electrical------------------------Averaged subdivision. Used in 6 of 6

Site Division Notes

Project Notes

------------------------

Estimate Based On Case: sjh206 - Kiski Area High SchoolLocation: PA - PittsburghDate: Apr 2003Building Size: 266,005

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