Reston Station Phase 1 Garage
Reston, Virginia
Penn State Architectural Engineering Senior Thesis
Jon Fisher
Construction Option
Advisor: Dr. Robert Leicht
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Project Overview
Location
• Reston, Virginia
Size
• 1.3 Million Square Feet
• 7 Underground Levels
• 5 Additional Buildings in Future Phases
Function
• 2300 Public Parking Spaces
• Silver Line Metrorail
Schedule
•
•
April 2011 – July 2013
27 Months
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Project Overview
Cost
• $92 Million
Delivery Method
• Guaranteed Maximum Price
• CM at Risk – Davis Construction
Owner
• Fairfax County and Comstock Partners
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Public-Private Partnerships
Goal of Analysis #1
• To understand the public-private partnership used on the
project and determine the implications partnerships have
on construction as a whole
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Public-Private Partnerships
Public-Private Partnership: “A government service or
private business venture funded and operated through
a partnership of government and one or more private
sector companies.”
• When government and the private sector work together
Reston, Virginia
Jon Fisher | Construction Management
PPP’s In Construction
Simple Example: Toll Roads
• Sharing risk and reward
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Public-Private Partnerships
Reston, Virginia
Jon Fisher | Construction Management
PPP At Reston Station
• County given development funds from VDOT
• Fairfax approached by Comstock for future building rights
• Virginia Public-Private Partnership Act
• 99-year lease
• Proffer agreement contains terms
• Price tag divided by parking ratio
Advantages of Public Private Partnerships
Public Owner
● Reduced Cost
● Delivery Method Freedom
● Possible Increase in Revenue
● Increased Efficiency
Private Owner
● Operation in New Markets
● New Revenue Opportunity
● Government Relationship
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Public-Private Partnerships
Challenges
Usage of Garage Area
Decision Making
• Limited conflicts in separated areas
• Decision making paralysis on shared spaces
• Decision making flow chart
Reston, Virginia
Jon Fisher | Construction Management
Reston Station Decision Making
Generalized Decision Making
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Public-Private Partnerships
Conclusion
•
PPP’s are great in theory but still untested with general
building construction
•
Best to proceed in a PPP with critical awareness
•
Large variance between different levels and states
Reston, Virginia
Jon Fisher | Construction Management
Long Beach Courthouse
• Not a transportation example
• Long Beach Judicial Partners LLC
• Clack Design-Build
• AECOM
• Johnson Controls
• $490 Million Design-Build-Operate-Maintain
• Performance based service fee
• Funding source complications
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Equipment Staging and Bonded Warehouses
Goal of Analysis #2
• To investigate an alternative option for the storage of
construction materials utilizing off-site bonded warehouses
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Equipment Staging and Bonded Warehouses
Current Situation
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Intended Storage of Escalators
Aug. 2, 2012
• Escalator frames, ventilation fans, and stone façade
• Escalators originally to be stored on finished slab
• Design delay caused complications
• 140 fans and 2 escalators stored on slabs for
extended period of time
Aug. 2, 2012
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Equipment Staging and Bonded Warehouses
Current Situation
Reston, Virginia
Jon Fisher | Construction Management
Actual Storage of Escalators
Aug. 2, 2012
• Escalator frames, ventilation fans, and stone façade
Sept. 17, 2012
Aug. 2, 2012
• Escalators originally to be stored on finished slab
• Design delay caused complications
• 140 fans and 2 escalators stored on slabs for
extended period of time
Nov. 19, 2012
Dec. 3, 2012
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Equipment Staging and Bonded Warehouses
Reston, Virginia
Jon Fisher | Construction Management
How Bonded Warehouses
Could Help
Typical Method of Equipment Delivery
• Delivered directly to the site
• Stored on site
• Good for projects site freedom
The Traditional Method
Using Bonded Warehouses for Short Term
• Logistics services company
• Month-to-month storage
• No long term contract
• Sites with some restrictions
Limited Bonded Warehouse Use
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Equipment Staging and Bonded Warehouses
Difference from Subcontractor “Yard”
Cash Flow
Ҥ9.3.2 Unless otherwise provided in the contract
document, payments shall be made on account of materials
and equipment delivered and suitably store at the site for
subsequent incorporation in the work. If approved in
advance by the owner, payment may similarly be made
for materials and equipment suitably stored off the site
at a location agreed upon in writing.”
-General Conditions of the Contract for Construction
(AIA A201)
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Equipment Staging and Bonded Warehouses
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Costs
• Added stage of transportation
• Month-to-Month storage
• Insurance of materials
Total Cost of Off Site Storage of Limited Items
Storage Cost
Transportation Cost
Bonding (1% Value of Goods)
TOTAL
$ 20,600.00
$ 7,600.00
$ 8,036.00
$ 36,236.00
Data from England Logistics & Innerspace
Limited Bonded Warehouse Use
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Equipment Staging and Bonded Warehouses
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Using Bonded Warehouses as a HUB
• All deliveries to bonded warehouse
• Could be used for multiple projects
• Long-term lease
• Pentagon Renovation Example
Bonded Warehouses as HUBs
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Equipment Staging and Bonded Warehouses
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Costs
• Added staff and equipment
• 36 month lease
• Bonding on warehouse
Total Cost of Off Long Term Off Site Storage
Storage Cost
$
896,019.48
Transportation Cost
$
162,020.00
Staff
$
660,000.00
TOTAL
$ 1,718,039.48
Compared to $36,000 for short term use
Bonded Warehouses as HUBs
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Equipment Staging and Bonded Warehouses
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Comparing Costs
Per Month Comparison of Bonded Warehouse Use
Scenario
Time Span (mo.)
Cost
Cost/Mo
Warehouse Leasing
36
$ 1,718,039.48
$ 47,723.32
Short Term Warehouse Space Usage
6
$
$ 6,039.33
36,236.00
Limited Bonded Warehouse Use
• Short term time span from construction schedule
• Warehouse leasing option = 1.5% project budget
• Minimized impact if used by several projects
Extensive Bonded Warehouse Use
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Equipment Staging and Bonded Warehouses
Reston, Virginia
Jon Fisher | Construction Management
Advantages
Comparing Costs
Per Month Comparison of Bonded Warehouse Use
Scenario
Time Span (mo.)
Cost
Cost/Mo
Warehouse Leasing
36
$ 1,718,039.48
$ 47,723.32
Short Term Warehouse Space Usage
6
$
$ 6,039.33
36,236.00
•
•
•
•
Reduced Risk
Consolidated Delivery
Early Subcontractor cash flow
Eliminates delays in Production
Value of Goods Being Stored and Transported
• Short term time span from construction schedule
• Warehouse leasing option = 1.5% project budget
• Minimized impact if used by several projects
Item
Granite Stone Façade
Garage Supply Air Fans
Garage Exhaust Air Fans
Escalator Trusses
$
$
$
$
Cost
18.00
3,140.00
2,700.00
110,000.00
Quantity
10200
50
90
2
Unit
SF
Ea
Ea
Ea
$
$
$
$
TOTAL $
$800,000 OF MATERIALS
Total
183,600.00
157,000.00
243,000.00
220,000.00
803,600.00
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Equipment Staging and Bonded Warehouses
Reston, Virginia
Jon Fisher | Construction Management
Conclusion
Recommendation: Implementation of warehouse as
month-to-month storage for escalators, stone, and fans
will mitigate risk and help site production at Reston.
• Leasing warehouse as HUB space is cost prohibitive
• Better suited for when required or serving multiple
projects
Advantages
•
•
•
•
Reduced Risk
Consolidated Delivery
Early Subcontractor cash flow
Eliminates delays in Production
Value of Goods Being Stored and Transported
Item
Granite Stone Façade
Garage Supply Air Fans
Garage Exhaust Air Fans
Escalator Trusses
$
$
$
$
Cost
18.00
3,140.00
2,700.00
110,000.00
Quantity
10200
50
90
2
Unit
SF
Ea
Ea
Ea
$
$
$
$
TOTAL $
$800,000 OF MATERIALS
Total
183,600.00
157,000.00
243,000.00
220,000.00
803,600.00
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
Goal of Analysis #3
• To utilize Short Interval Production Scheduling (SIPS) and
matrix scheduling to accelerate and illustrate garage
finish sequence
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
Original Finish Sequence
• Each level divided by East and West
• Original zones = 99,000 SF
• Concrete sequence determined finish sequence
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Original Finish Sequence
Reshore restrictions defined finish schedule
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
Adjusted Sequence
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Original Finish Sequence
Reshore restrictions defined finish schedule
• Simplified sequence
• Includes co-location of certain trades
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
Adjusted Sequence
• Simplified sequence
• Includes co-location of certain trades
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Redefined Zones
• Takes most advantage of concrete sequence
• Each Subzone = 8,250 Square Feet
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
Productivity Rates and Crew Adjustment
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Redefined Zones
Garage Activity Productivity Rates
Schedule
Indicator
A
B
C
D
E
F
G
H
I
J
K
Activity
Layout
Curbs
CMU Walls
Doors & Hardware
Railings
Mech Rough In
Electrical Rough In
Plumbing Rough In
Sprikler Rough In
Remove Reshores
Paint Walls and Ceilings
Traffic Coating
Light Fixtures
Pavement Markings
Baseline
Productivity
# of Workers
SIPS Subzone Area
Duration (Days) (SF/Man/Day)
(SIPS)
5
20
20
5
10
10
10
20
30
3
15
24
20
5
9900
413
620
9900
3300
2475
1650
495
825
8250
660
1094
825
3300
8250 SF
2
20
14
2
3
4
6
17
10
4
13
8
10
6
• Crew sizes adjusted to achieve 1 subzone/day
• Some crew sizes were “irreducible”
• Takes most advantage of concrete sequence
• Each Subzone = 8,250 Square Feet
• Crew sizes adjusted to achieve 1 subzone/day
• Some crew sizes were “irreducible”
2-Mar
5-Mar
6-Mar
7-Mar
8-Mar
9-Mar
12-Mar
13-Mar
1A
1B
1C
1D
1E
1F
2A
2B
2C
2D
2E
1-Mar
I
J
K
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
29-Feb
H
8250 SF
2
20
14
2
3
4
6
17
10
4
13
8
10
6
28-Feb
F
G
9900
413
620
9900
3300
2475
1650
495
825
8250
660
1094
825
3300
Subzone
27-Feb
E
5
20
20
5
10
10
10
20
30
3
15
24
20
5
Level
24-Feb
D
Layout
Curbs
CMU Walls
Doors & Hardware
Railings
Mech Rough In
Electrical Rough In
Plumbing Rough In
Sprikler Rough In
Remove Reshores
Paint Walls and Ceilings
Traffic Coating
Light Fixtures
Pavement Markings
Baseline
Productivity
# of Workers
SIPS Subzone Area
Duration (Days) (SF/Man/Day)
(SIPS)
23-Feb
A
B
C
Activity
22-Feb
VII.
Schedule
Indicator
21-Feb
VI.
Garage Activity Productivity Rates
20-Feb
V.
“Perfect” Matrix
17-Feb
IV.
Productivity Rates and Crew Adjustment
16-Feb
III.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston, Virginia
Jon Fisher | Construction Management
15-Feb
I.
II.
Short Interval Production Scheduling
14-Feb
OUTLINE
Reston Station Phase 1 Garage
A
B
A
C
B
A
D
C
B
A
E
D
C
B
A
F
E
D
C
B
A
G
F
E
D
C
B
A
H
G
F
E
D
C
B
A
I
H
G
F
E
D
C
B
A
J
I
H
G
F
E
D
C
B
A
K
J
I
H
G
F
E
D
C
B
A
K
J
I
H
G
F
E
D
C
B
K
J
I
H
G
F
E
D
C
K
J
I
H
G
F
E
D
K
J
I
H
G
F
E
K
J
I
H
G
F
K
J
I
H
G
K
J
I
H
K
J
I
K
J
K
168 Zones
Duration: 178 Days
OUTLINE
Concrete Delay
G
F
E
D
C
G
F
E
D
G
F
E
G
F
18 Days
G
• 2 framed + 4 reshored levels required
• Painting and traffic coating delayed by reshores
H
I
H
J
I
H
K
J
I
H
K
J
I
H
K
J
I
H
K
J
I
K
J
K
13-Mar
K
12-Mar
K
J
9-Mar
K
J
I
8-Mar
G
F
E
D
C
B
K
J
I
H
7-Mar
G
F
E
D
C
B
A
K
J
I
H
6-Mar
G
F
E
D
C
B
A
K
J
I
H
5-Mar
25-Apr
24-Apr
23-Apr
20-Apr
19-Apr
18-Apr
17-Apr
16-Apr
13-Apr
12-Apr
11-Apr
9-Apr
10-Apr
6-Apr
5-Apr
4-Apr
3-Apr
2-Apr
30-Mar
29-Mar
28-Mar
27-Mar
26-Mar
23-Mar
22-Mar
21-Mar
20-Mar
11 Days
G
F
E
D
C
B
A
K
J
I
H
2-Mar
G
F
E
D
C
B
A
K
J
I
H
1-Mar
G
F
E
D
C
B
A
K
J
I
H
29-Feb
G
F
E
D
C
B
A
K
J
I
H
28-Feb
G
F
E
D
C
B
A
K
J
I
H
27-Feb
G
F
E
D
C
B
A
K
J
I
H
24-Feb
G
F
E
D
C
B
A
J
I
H
1A
1B
1C
1D
1E
1F
2A
2B
2C
2D
2E
23-Feb
G
F
E
D
C
B
A
I
H
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
22-Feb
H
Concrete Delay
G
F
E
D
C
B
A
19-Mar
16-Mar
K
21-Feb
K
J
20-Feb
K
J
I
Subzone
17-Feb
K
J
I
H
G
F
E
D
C
B
A
Level
16-Feb
K
J
I
H
G
F
E
D
C
B
A
15-Mar
K
J
I
H
G
F
E
D
C
B
A
14-Mar
J
I
H
G
F
E
D
C
B
A
13-Mar
I
H
G
F
E
D
C
B
A
9-Mar
H
G
F
E
D
C
B
A
12-Mar
G
F
E
D
C
B
A
8-Mar
F
E
D
C
B
A
7-Mar
28-Feb
E
D
C
B
A
6-Mar
27-Feb
D
C
B
A
5-Mar
24-Feb
C
B
A
2-Mar
23-Feb
B
A
1-Mar
22-Feb
A
29-Feb
21-Feb
1A
1B
1C
1D
1E
1F
2A
2B
2C
2D
2E
2F
1A
1B
1C
1D
1E
1F
2A
2B
2C
2D
2E
2F
20-Feb
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G6
G6
G6
G6
G6
G6
G6
G6
G6
G6
G6
G6
15-Feb
VII.
“Perfect” Matrix
14-Feb
VI.
Subzone
17-Feb
V.
Level
16-Feb
IV.
Reston, Virginia
Jon Fisher | Construction Management
Concrete Impact
15-Feb
III.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
14-Feb
I.
II.
Reston Station Phase 1 Garage
A
B
A
C
B
A
D
C
B
A
E
D
C
B
A
F
E
D
C
B
A
G
F
E
D
C
B
A
H
G
F
E
D
C
B
A
I
H
G
F
E
D
C
B
A
J
I
H
G
F
E
D
C
B
A
K
J
I
H
G
F
E
D
C
B
A
K
J
I
H
G
F
E
D
C
B
K
J
I
H
G
F
E
D
C
K
J
I
H
G
F
E
D
K
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H
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F
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168 Zones
Duration: 178 Days
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Short Interval Production Scheduling
Reston, Virginia
Jon Fisher | Construction Management
Structural Breadth
Combined
Capacity
• Original 2+4 Requirement
• Redesign of slab to achieve 2+2
• ACI 318-11
• Deflections
• Punching Shear
ASCE 37
Slab Dead Load (10” slab) = 125 PSF
Formwork = 10 PSF
Reshores = 5 PSF
Construction Live Load = 75 PSF
>
Combined
Loading
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Structural Breadth
• Original 2+4 Requirement
• Redesign of slab to achieve 2+2
• ACI 318-11
• Deflections
• Punching Shear
10” Slab with 5.5” Drop Panel Meets Requirements
5.5” drop panel allows for dimensional 2x6 form work
• Saves time and labor
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Short Interval Production Scheduling
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Conclusion
• SIPS REQUIRES COORDINATION
• Slab redesign with SIPS = $2,350/saved day
• Concrete progress had big impact on finishes
• Early completion means lower general conditions
• Liquidated Damages = approx. $10,000/day after
Substantial Completion
• Crew size adjustments impact cost curve
• Financially beneficial to owner
SIPS Schedule Results
Finish Scenario
Baseline Schedule
"Perfect" Matrix
SIPS w/ 4+2 Shoring
SIPS w/ 2+2 Shoring
Start
Finish
Duration
Saved
Duration
Days Complete
Before BL Finish
14-Feb-12
14-Feb-12
14-Feb-12
2-Jan-12
5-Feb-13
18-Oct-12
13-Nov-12
10-Oct-12
256
178
196
203
78
60
53
78 Days
60 Days
85 Days
Cost Increase
$
$
$
$
200,000.00
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Mechanical Chases and Design Coordination
Reston, Virginia
Jon Fisher | Construction Management
Design Coordination
Goal of Analysis #4
• To assess the impacts of adding mechanical pipe chases
to the garage on design coordination and project cost.
Architect - Hickok Cole
Structural - Structura
MEP - Hoffman Borowski
Architect – Davis, Carter, Scott
Structural – Luis Fernandez
MEP – Jordan & Skala
Architect – Murphy/Jahn
Structural – Thorton Thomasetti
MEP – GHT Chartered
• 3 Separate Design Teams
• Penetration Coordination difficult with varying stages
of design
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Mechanical Chases and Design Coordination
Mechanical Breadth
Roof Drains
Reston 100 Year Storm = 3”/hour
Flat Roof Slope = ¼” / Ft.
Assumes Consolidation to 1 Pipe
Building
Office Building 1
Office Building 2
Office Building 3
Apartment 4
Hotel 5
Total Roof
Area (SF)
30000
40000
35400
58125
14400
Largest Roof
Drain Pipe Size
10"
12"
10"
12"
8"
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Mechanical Chases and Design Coordination
Reston, Virginia
Jon Fisher | Construction Management
Mechanical Breadth
Sanitary Drains
Roof Drains
Slope of Drain Pipe = 1/8” / ft
Reston 100 Year Storm = 3”/hour
Flat Roof Slope = ¼” / Ft.
Assumes Consolidation to 1 Pipe
Building
Office Building 1
Office Building 2
Office Building 3
Apartment 4
Hotel 5
Total Roof
Area (SF)
30000
40000
35400
58125
14400
Largest Roof
Drain Pipe Size
10"
12"
10"
12"
8"
Assumes Consolidation to 1 Pipe
Exception: 2 Pipes in Apartment
due to excessive drop
Table of Drainage Fixture Unit Values
Automatic Clothes Washer
Shower
Dishwashing Machine
Lavatory
Kitchen Sink
Service Sink
No-Flush Urinal
Water Closet (Private)
Water Closet (Public)
2
2
2
1
2
2
0.5
3
4
Building
Office Building 1
Office Building 2
Office Building 3
Apartment 4 (A)
Apartment 4 (B)
Hotel 5
DFU's
468.5
244
202
3116
3116
1478
Building Sainitary
Drain Size
6"
5"
5"
12"
12"
8"
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Mechanical Chases and Design Coordination
Chase Design
•
•
•
•
8” CMU Partition Walls
Outward Swinging Doors
Steel Grating
6’ x 8’
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Mechanical Chases and Design Coordination
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Location For Chases
The Good
• Perimeter locations simplify connection to exterior
• Could coincide with stairwell or elevator shaft location
The Bad
• 10 Public and 12 Private Parking Spaces lost
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Reston Station Phase 1 Garage
Mechanical Chases and Design Coordination
Reston, Virginia
Jon Fisher | Construction Management
The Ugly
Recommendation
Cost of Chases
• Cost prohibitive
• Further investigation needed for achieving
better design coordination efforts
Item
Steel Grating
Steel Angles
HM Doors
HM Frames
CMU Block
Concrete Expansion Anchors
Unit
Quantity
SF
Ea
Ea
Ea
SF
Ea
1008
56
28
28
6688
280
Labor
(Unit Cost)
$
14.85
$
56.00
$ 560.00
$ 199.00
$
2.40
$
2.38
Material
(Unit Cost)
$
4.50
$
29.50
$
39.00
$
44.00
$
4.34
$
3.07
Equipment
$
$
$
$
$
$
Total Labor
2.49
Total
Tax
$
$
$
$
$
$
$
Total
$ 99,285.69
Total Material
14,968.80
3,136.00
15,680.00
5,572.00
16,051.20
666.40
56,074.40
$
$
$
$
$
$
$
$
4,536.00
1,652.00
1,092.00
1,232.00
29,025.92
859.60
38,397.52
2,303.85
Chase Cost = $99,000
12" Core Drills
unit
Ea
Quantity
132
Material
$
2.75
$
Labor
71.02
Equipment
$
12.16
Core Drill Cost = $11,000
Total Cost
$ 11,001.54
Total Equipment
$
$
$
$
$
$
$
2,509.92
2,509.92
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Conclusions
Final Conclusions
Public-Private Partnerships: Good research, caution
needed when working with a PPP
Bonded Warehouses: Shows benefit for month-to-month
short term needs but leasing is cost prohibitive for Reston
SIPS Scheduling: Biggest impact on schedule comes
from design delays. SIPS could have helped in hindsight.
Mechanical Chases: Cost prohibitive
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
I.
II.
III.
IV.
V.
VI.
VII.
Project Overview
Analysis #1: PublicPrivate Partnerships
Analysis #2: Bonded
Warehouses
Analysis #3: SIPS
Scheduling
Analysis #4: Mechanical
Chases
Summary and
Conclusions
Acknowledgements
Acknowledgements
Penn State Architectural Engineering Faculty
Friends, Family and God
Industry Members
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
Questions?
OUTLINE
Reston Station Phase 1 Garage
Appendix (Bonded Warehouses)
Reston, Virginia
Jon Fisher | Construction Management
Cost of Renting Bonded Warehouse Space (Short Term Limited Use)
Cost of Renting Bonded Warehouse Space (Long Term Extensive Use)
Storage Costs
Item
Cost
Oversize Pallets For Fans
Drop Trailer Rental
Drop Trailer Drop off/ Pick up
40 foot drop trailer storage
$
$
$
$
20.00
150.00
125.00
300.00
Quantity
220
4
8
4
Unit
Storage Costs
Duration (mo)
/pallet/mo.
2
/mo
6
Ea
/drop trailer/mo.6
TOTAL
Total
Notes
$
$
$
$
$
8,800.00
3,600.00
1,000.00
7,200.00
20,600.00
Transwestern Estimate
England Logistics Quote
England Logistics Quote
Transwestern Estimate
$
$
$
Total
Notes
5,600.00 England Logistics Quote
2,000.00 England Logistics Quote
7,600.00
Item
Lease on Warehouse Space
Bonding
Cost
$
$
12.00
8,871.48
Transportation Costs
Item
"Live Load" delivery of fans and stone
"Live Load" delivery of escalator drop trailers
Staffing Costs
Cost
Quantity
Unit
$
400.00
14
/ Load
$
500.00
4
/Load
TOTAL
Team Member
Warehouse Manager
Drivers
$
$
Cost
Quantity Unit
80,000.00
1
/Year
70,000.00
2
/Year
Value of Goods Being Stored and Transported
Item
Granite Stone Façade
Garage Supply Air Fans
Garage Exhaust Air Fans
Escalator Trusses
Cost
Quantity
Unit
$
18.00 10200 SF
$ 3,140.00
50
Ea
$ 2,700.00
90
Ea
$ 110,000.00
2
Ea
TOTAL
Total Cost of Off Site Storage of Limited Items
Storage Cost
Transportation Cost
Bonding (1% Value of Goods)
TOTAL
$ 20,600.00
$ 7,600.00
$ 8,036.00
$ 36,236.00
Quantity Unit Duration (Yr)
Total
Notes
24,643 /SF/Year
3
$ 887,148.00 Minimum 3-year Lease, Transwestern
$
8,871.48 1% of Lease Value
TOTAL
$ 896,019.48
$
$
$
$
$
Total
183,600.00
157,000.00
243,000.00
220,000.00
803,600.00
Duration
3
3
TOTAL
Total
Notes
$ 240,000.00 Includes Phone + Computer + Benefits
$ 420,000.00 Includes Phone + Benefits
$ 660,000.00
Transportation Costs
Notes
Item
Truck (Class 8)
Flatbed Trailer
Dry Van Trailer
Diesel Gas
$
$
$
$
Cost
Quantity Unit
45,000.00
2
Ea
15,000.00
1
Ea
5,000.00
1
Ea
4.25
16
Gal/Day
Total Cost of Off Long Term Off Site Storage
Storage Cost
Transportation Cost
Staff
TOTAL
$ 896,019.48
$ 162,020.00
$ 660,000.00
$ 1,718,039.48
Duration
765
TOTAL
Total
Notes
$ 90,000.00
$ 15,000.00
$
5,000.00
$ 52,020.00 Duration = Workdays in 3 Years
$ 162,020.00
OUTLINE
Appendix (Bonded Warehouses)
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
I
I
I
H
G
F
E
D
C
B
A
K
J
I
I
I
I
H
G
F
E
D
C
B
A
K
J
I
I
I
I
H
G
F
E
D
C
B
A
K
J
I
I
I
I
H
G
F
E
D
C
B
A
K
J
I
I
I
I
H
G
F
E
D
C
B
A
K
J
I
I
I
I
H
G
F
E
D
C
B
A
15-Mar
14-Mar
13-Mar
12-Mar
9-Mar
8-Mar
7-Mar
K
J
I
I
I
I
H
G
F
E
D
C
B
A
K
J
I
I
I
I
H
G
F
E
D
C
B
A
30-Mar
K
J
29-Mar
Crew 1
J K
Crew 2
J K
H
Crew 3
J
G H
Crew 4
F G H
Crew 1
E F G H I I
D E F G H I
C D E F G H
B C D E F G
A B C D E F
A B C D E
A B C D
A B C
A B
A
6-Mar
2-Mar
1-Mar
29-Feb
28-Feb
27-Feb
24-Feb
H
G
F
E
D
C
B
A
28-Mar
2
20
14
2
3
4
6
17
10
4
13
8
10
6
H
G
F
E
D
C
B
A
27-Mar
2
12
8
2
3
4
6
10
8
4
10
8
6
6
G
F
E
D
C
B
A
26-Mar
8250
8250
8250
8250
8250
8250
8250
8250
8250
8250
8250
8250
8250
8250
F
E
D
C
B
A
23-Mar
9900
413
620
9900
3300
2475
1650
495
825
8250
660
1094
825
3300
E
D
C
B
A
22-Mar
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
99,000 SF
23-Feb
5
20
20
5
10
10
10
20
30
3
15
24
20
5
D
C
B
A
21-Mar
I
J
K
Layout
Curbs
CMU Walls
Doors & Hardware
Railings
Mech Rough In
Electrical Rough In
Plumbing Rough In
Sprinkler Rough In
Remove Reshores
Paint Walls and Ceilings
Traffic Coating
Light Fixtures
Pavement Markings
# of Workers # of Workers
(Baseline)
(SIPS)
C
B
A
20-Mar
H
SIPS Subzone
Area (SF)
B
A
19-Mar
F
G
Productivity
(SF/Man/Day)
A
16-Mar
E
Baseline Sequence
Zone Area
22-Feb
D
Baseline Duration
(Days)
1A
1B
1C
1D
1E
1F
2A
2B
2C
2D
2E
2F
1A
1B
1C
1D
1E
1F
2A
2B
2C
2D
2E
2F
21-Feb
A
B
C
Activity
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G7
G6
G6
G6
G6
G6
G6
G6
G6
G6
G6
G6
G6
20-Feb
Schedule
Indicator
Subzone
17-Feb
Garage Activity Productivity Rates
Level
16-Feb
I.
II.
15-Feb
Reston, Virginia
Jon Fisher | Construction Management
14-Feb
Project Overview
Analysis #1: PublicPrivate Partnerships
III. Analysis #2: Bonded
Warehouses
IV. Analysis #3: SIPS
Scheduling
V. Analysis #4: Mechanical
Chases
VI. Summary and
Conclusions
VII. Acknowledgements
VIII. Appendix
Appendix (SIPS)
5-Mar
OUTLINE
Reston Station Phase 1 Garage
K
J
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F
E
D
C
B
A
K
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F
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D
C
B
K
J
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OUTLINE
I.
II.
Project Overview
Analysis #1: PublicPrivate Partnerships
III. Analysis #2: Bonded
Warehouses
IV. Analysis #3: SIPS
Scheduling
V. Analysis #4: Mechanical
Chases
VI. Summary and
Conclusions
VII. Acknowledgements
VIII. Appendix
Appendix (SIPS)
Reston Station Phase 1 Garage
Reston, Virginia
Jon Fisher | Construction Management
OUTLINE
Reston Station Phase 1 Garage
Appendix (Mechanical Chases)
Reston, Virginia
Jon Fisher | Construction Management
Office Building 1
Apartment 4
Floor
P1
P2
P3
P4
P5
P6
P7
P8
R9
R10
R11
R12
R13
R14
R15
R16
R17
R18
R19
R19
Area
Classification
2700
7600
1600
10600
18150
18100
17850
17850
17800
17800
17800
29000
29000
29000
29000
29000
29000
29000
28000
28000
25000
25000
Assembly
Residential
Bussiness
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Area/Occupant
(SF)
10
200
150
200
200
200
200
200
200
200
200
200
200
200
200
200
200
200
200
200
200
200
Studios
1 BR
2 BR
2
3
2
2
5
5
5
5
6
6
8
8
5
7
7
7
7
7
7
7
3
9
9
9
9
8
8
14
14
14
14
14
14
14
14
14
14
2
2
2
3
3
3
3
3
3
8
7
9
9
9
9
9
9
9
9
7
7
3BR
5
5
Total Fixtures
dfu's
Building dfu's
Water
Closets
8
9
2
9
20
20
20
20
20
20
38
36
37
39
39
39
39
39
39
39
31
31
594
1782
Lavatories
6
9
2
9
20
20
20
20
20
20
38
36
37
39
39
39
39
39
39
39
41
41
612
612
Showers
Sinks
Dishwashers
Clotheswashers
9
7
7
7
7
17
17
17
17
17
17
30
29
28
30
30
30
30
30
30
30
14
14
441
882
7
17
17
17
17
17
17
30
29
28
30
30
30
30
30
30
30
14
14
441
882
9
20
20
20
20
20
20
38
36
37
39
39
39
39
39
39
39
26
26
574
1148
7
17
17
17
17
17
17
30
29
28
30
30
30
30
30
30
30
14
14
441
882
6232
Service Sink
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
22
44
Floor
Area
Classification
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
7700
12900
16600
17150
17690
23470
24000
24600
25000
25600
26100
26600
27200
27700
28400
Mercantile
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Area/Occupant
(SF)
66
150
150
150
150
150
150
150
150
150
150
150
150
150
150
# of Occupants
117
86
111
114
118
156
160
164
167
171
174
177
181
185
189
Total Fixtures
dfu's
Building dfu's
Public Water
Closets
2
4
6
6
6
6
6
6
6
6
6
6
6
6
6
84
336
Urinals
Lavatories
Service Sink
2
3
4
4
4
4
4
4
4
4
4
4
4
4
4
57
28.5
2
4
4
4
4
4
4
6
6
6
6
6
6
6
6
74
74
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
15
30
468.5
Office Building 2
Floor
Area
Classification
Area/Occupant
(SF)
L1
L10
L11
L12
L13
L14
L15
14000
25720
26150
26535
38070
38500
38900
Mercantile
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
Bussiness
66
150
150
150
150
150
150
# of Occupants
Public Water
Closets
Urinals
Lavatories
Service Sink
2
6
6
6
8
8
8
44
176
2
4
4
4
6
6
6
32
16
2
6
6
6
6
6
6
38
38
1
1
1
1
1
1
1
7
14
212
171
174
177
254
257
259
Total Fixtures
dfu's
Building dfu's
244
Office Building 3
Floor
Area
Classification
Area/Occupant
(SF)
L1
L10
L11
7000
25600
26100
Mercantile
Assembly (A-4)
Assembly (A-4)
66
25
25
# of Occupants
106
1024
1044
Total Fixtures
dfu's
Building dfu's
# Water
Closets
Urinals
# Lavatories
Service Sink
2
20
20
42
167
2
12
12
26
13
2
7
7
16
16
1
1
1
3
6
202
Hotel 5
Floor
Area
Classification
P1
P2
P3
P4
P5
P6
P7
P8
P9
P10
P11
15000
15000
15000
15000
15000
15000
15000
15000
15000
15000
15000
Assembly
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Area/Occupant
(SF)
25
200
200
200
200
200
200
200
200
200
200
Hotel Rooms
20
20
20
20
20
20
20
20
20
20
Total Fixtures
dfu's
Building dfu's
Water
Closets
12
20
20
20
20
20
20
20
20
20
20
212
848
Lavatories
Showers
Service Sink
8
20
20
20
20
20
20
20
20
20
20
208
208
0
20
20
20
20
20
20
20
20
20
20
200
400
1
1
1
1
1
1
1
1
1
1
1
11
22
1478