Office of Financial Management
Washington State Major Project Status Report
[ June 20, 2008 ]
Agency Number: 699
Agency: SBCTC
Project Number: 05-1-853
School/Campus (if applicable): Spokane Falls Community College
Project Title: Business & Social Science Building
Bill Reference(s): 520-07-5190
Contact Name, phone number, email: Dennis E. Dunham
(509) 533-8630
ddunham@ccs.spokane.edu
Project Description (only):
Replace three of the several buildings that were part of the original construction
of Spokane Falls Community College campus and are now in need of replacement. These
three buildings are Social Science North, Social Science South, and Business Education.
The buildings have been determined to be too expensive to renovate since renovation
would cost 80% or more of the cost of full replacement. The buildings do not meet
current seismic requirements, are very energy inefficient, still have asbestos containing
materials, have no electrical capacity for expansion, have out-dated heating systems, and
do not fully comply with accessibility requirements. The replacement of these buildings
is necessary to keep up with enrollment needs and more up-to-date methods of
instructional delivery employed by the faculty members
This project replaced all three buildings with one new 70,533 square foot, three
story building housing both the Social Science and Business divisions. The new building
is located in the northeast portion of the campus, just east of the Music building.
The existing buildings will be demolished this summer, before the start of Fall
quarter. This time was chosen for the least amount of impact on the campus and traffic.
Square feet: 70,533 gsf
Scope Changes (if any):
Originally, a two story building was envisioned, but after careful analysis and site
selection, the decision was reached to construct a three story building to maximize
efficiencies and reduce the building footprint size. The aesthetic considerations of a
considerably large mass building in relation to the rest of the campus and campus
entrance were carefully analyzed with enough time given for consideration by all the
campus stakeholders. This did have a slight impact on the overall schedule as the
building had to be relocated from where it was originally planned. With the building now
situated toward the northeast side of the campus, it has opened that portion of the campus
up and provided much-needed pedestrian access and lighting.
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Project Total Cost:
Phase
Predesign
Design
Construction *
Other (Approp/NonApprop)
Total
Biennium
03-05
03-05
05-07
05-07
Appropriation
03-05
03-05
05-07
05-07
Budget
Schedule
01/01/04
07/01/05
08/01/06
08/01/06
05/01/07
01/01/08
Actual/Forecast
12/28/03
07/01/04
03/08/06
04/17/06
01/01/07
12/15/07
Amount
$ 1,800,000
$14,000,000
$ 4,613,385
$20,312,385
* MACC
Schedule:
Predesign Complete
Start Design
Bid Date
Notice to Proceed
50% Complete
Substantial Completion
Final Acceptance
Variance
(wks)
0
(52)
(21)
(15)
(14)
(2)
Note:( ) indicates ahead of schedule
Project Status and discussion of Critical Path for Construction:
The site work involved re-locating a main natural gas distribution line around the
new building. This work was completed as well as the re-location of an underground
communications duct bank that was located directly under the new building footprint. A
new water tap on the main water line was accomplished in late June to allow for
continuation of the fire hydrant system. Part of this project requires an extension and
upgrade of the campus sewer system, which was started on at the end of summer quarter
2006.
The contractor modified his original schedule to accommodate erecting the south
portion of the building first, then the north, with the center atrium last. This change
facilitated the installation of the main air handling HVAC unit that sits in the mechanical
room on the main floor of the south portion of the building as well as the main electrical
room. Also, by concentrating on the south portion, the structural steel and concrete
progressed to the point that the roofing is now installed on the south portion which brings
that half into the dry. This enabled the contractor to begin window installation and introduce
heat into the building so that the interior construction could continue un-impeded throughout
the winter. All of the HVAC lines have been installed and all of the VAV boxes in the south
portion. The framing is complete on all three floors of the south half, as well as the electrical
switchgear, and rough-in. The fire sprinkler main lines and valves have been set on the south
side. All of the roof drains are active and piped in. Terrazzo floors have been installed and
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ground on al three floors. Gypsum wallboard has been installed and finishes are being
applied in the south portion. Acoustical ceilings are being installed, lights are being
installed.
The north portion of the structure progressed much the same as the south portion;
second and third floors have been framed, GWB is progressing, terrazzo has been placed on
the second and third floors, windows have been installed on the exterior of both portions,
HVAC, plumbing, and electrical work is progressing in the north portion. The only concrete
floors that have not been placed are the sloped, colored concrete in the auditorium and tiered
classroom.
The faculty began moving into the offices on the 17th of December and winter
quarter classes began January 3rd, with full scheduled classes running continuously since
then. Final commissioning has taken place and the building is fully functional with the only
work left to accomplish is some minor punch list items.
Contract Award History
A/E Agreement
Original Agreement
Amendments
Pending Changes
Total
Current Design
Contingency
Construction Contract (excl. sales tax)
Bid Award Amount $ 13,629,400
Change Orders
$ 756,907
Pending Changes
$
16,382
Total $ 14,402,689
Current Construction
Contingency
$ 1,362,940
$ 1,048,049
$ 325,173
$
0
$ 1,373,222
$
0
Potential for Project Cost Overruns/Claims
Our experience has shown that the majority of claims for design error or omissions
are due to incomplete or sub-standard construction design and documents. The design firm
for this project has a history of having less than 3% claims for design errors or omissions on
their projects, and we are very pleased to be working with them. The design firm, Northwest
Architectural Company, was selected through the Washington state consultant selection
process. Special training for contractors’ representatives toward achieving LEED silver was
conducted December 13, 2005, at Spokane Community College.
Our experience has also shown that the majority of cost overruns/claims that take
place during a new building project occur primarily during the civil/utility installation and
the structural foundation phases of the building. Once the building is “out of the ground” the
amount of potential claims and cost overrun possibilities has greatly diminished. This
project was no exception. Some “surprises” were encountered during the main gas line relocation and the communication line re-location that were mainly due to the fact that the site
was originally an Army base and the locations of some of the old utility locations were
unknown or not clearly defined. As is evidenced by the low amount of current change orders
(less than 5%), the problems were very minor. This was due primarily to the extra effort put
into the construction documents by the design team and the diligence of the contracting
team to work together toward successful solutions.
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The project did experience delays during the course of construction that were due to
unforeseen conditions and the local construction market because of the economic boom in
the area. One condition was that cement was in high demand but short in supply so it was
allocated in small amounts which forced the contractor to make numerous smaller concrete
placements, resulting in increased forming activities and placing times. Another market
condition that affected the project was the overall shortage of trades crafts in the area,
primarily in the electrical, gypsum wallboard installation and exterior glazing.
Discussion of Project Quality
The building was designed using quality materials, namely brick exterior, structural
steel, concrete block, and concrete. The planned life of the building is 50 years and is
incorporating sustainable design features throughout. The project is intended to achieve
LEED silver certification.
There has been significant faculty representation on the building committee which
has been integral in the design process from the very beginning. Their views and
suggestions have been incorporated into the design wherever possible within the context of
meeting current and anticipated teaching and learning methods while at the same time
keeping within the budget.
The artist for Art in Public Places has been selected and the design has been
approved. The artist has been working closely with building design consultants as the art
piece will be incorporated into the completed building structure. The artwork began
installation on November 12 and was completed on the 14th of 2007.
The contractor, Kearsley Construction, is doing an excellent job of monitoring the
project schedule and adjusting work force levels as appropriate, thoroughly reviewing subcontractors submittals before transmitting to consultant; timely responses to inquires and
change order pricing; paying due diligence to LEED requirements and compliance; and
interfacing with the campus facility staff. We have been very pleased with the quality of
workmanship on the project as well as the quality of paperwork administration on the
project.
The project is currently on track to be LEED certified Gold.
Project Photographs:
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Spokane Falls Community College
Business & Social Science Building
New Business & Social Science Building
(Southeast View)
New Business & Social Science Building
(Southwest view)
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Spokane Falls Community College
Business & Social Science Building (cont.)
New Business & Social Science Building
(Northwest view)
New Business & Social Science Building
(Northeast view)
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Spokane Falls Community College
Business & Social Science Building (cont.)
Second Floor Corridor
(Viewing North)
Second Floor Faculty Office Corridor
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(Viewing south from third floor)
Spokane Falls Community College
Business & Social Science Building (cont.)
Classroom
(Viewing West)
First Floor Mechanical Room
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Showing boiler 2, Piping,
Spokane Falls Community College
Business & Social Science Building (cont.)
Atrium
(Viewing East)
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Classroom Clerestory
(Viewing East)
Spokane Falls Community College
Business & Social Science Building (cont.)
Artwork, 3rd Floor
(Viewing West)
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North Interior Stairway
(Viewing South from Ground)
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