Turnberry Tower Arlington
Luxury Condominium
Lawrence P. Warner Jr. Construction Management
Arlington, Virginia Location
1881 Rosslyn Associates c/o Turnberry Associates Owner
Facchina Construction General Contractor
BBG-BBGM Architects & Interiors Architect
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Presentation Outline
Project Introduction
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Acknowledgments
Questions?
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Location:
Rosslyn, Arlington County, VA
Presentation Outline
Project Size:
Project Introduction
6 Stories Below Grade
26 Stories Above Grade
750,000 SF
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Project Cost:
Analysis 2
Supply Water System
Construction Schedule:
Analysis 3
Site Logistics Plan for Drywall Deliveries
Owner:
$250 Million
September 2006– September 2009
1881 Rosslyn Associates
c/o Turnberry Associates
Summary & Conclusions
Architect:
Acknowledgments
BBG-BBGM Architecture & Interiors
Questions?
General Contractor:
Aerial View of Arlington, VA
Facchina Construction
(Formerly Facchina-McGaughan, LLC.)
Monday, April 13th, 2009
Function:
Delivery Method:
LEED Desired:
Luxury Condominiums
Design-Bid-Build
LEED Certified
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Quick Facts
Construction Management
Presentation Outline
• Building is being constructed in two parts:
• Underground Paring Garage (6 Levels)
• Tower Levels (25 Levels) – No 13 Floor
Project Introduction
• Tower structure made up of post-tension concrete
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Each unit will have floor to ceiling glass and varying
ceiling heights between 9’ and 12’
Analysis 2
Supply Water System
Curtain Wall
• Glass in each unit will be either:
• Window Wall (located behind the balconies)
• Curtain Wall (corners of the building)
Analysis 3
Site Logistics Plan for Drywall Deliveries
• Building has 11 elevators with 2 miles of rail
• Private Elevators for some units
Summary & Conclusions
Acknowledgments
Questions?
Window Wall
Monday, April 13th, 2009
Exterior View of Turnberry Tower Arlington
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Window Wall Attachment with Reinforced Concrete
Problem:
Presentation Outline
• When the General Contractor was hired there was NO subcontractor for the exterior skin of the building
Project Introduction
• No design on how to connect the curtain wall and window wall to the post tension slabs
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Submittals were submitted late and were rejected numerous times for the window wall
• The window wall needed to be installed into the cured post tension decks
• As a result of hitting post tension tendons:
Analysis 2
Supply Water System
Goal:
Analysis 3
Site Logistics Plan for Drywall Deliveries
• Find out why post tension concrete was used
• Act as the GC during preconstruction and suggest
using reinforced concrete slabs
Summary & Conclusions
• Accelerate the schedule
Acknowledgments
• Reduce the costs (no remediation needed)
Questions?
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Why Use Post Tension Concrete?
Construction Management
Many details like supports for the window wall were not designed….so WHY Post Tension Concrete?
Presentation Outline
Project Introduction
Federal Aviation Administration:
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Has final decision on height due to proximity to
Reagan National Airport
• Only 4.8 Miles from site to airport
Analysis 2
Supply Water System
Why PT Concrete?
Analysis 3
Site Logistics Plan for Drywall Deliveries
• Building is currently at +409.70 (within 1/8” of the
FAA allowance)
Summary & Conclusions
• Larger floor to floor heights allows for the desired
ceiling heights in the units by the owner
4.8 Miles
Acknowledgments
• Allows for an extra floor to be squeezed into the
building from the thinner slabs
Questions?
• Extra money from sales of the units
$17.6 Million
Monday, April 13th, 2009
Map of Arlington, VA
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Direct Design Method
Construction Management
Presentation Outline
(Structural Breadth)
Used to find thickness of concrete slab and amount of steel needed to create a reinforced concrete slab
Assumptions for Design
Project Introduction
FRAME A
• 20” x 20” columns
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Per ASCE 7-05 Table 4.1, Live Load = 40 psf
• Dead Load (Concrete Self Weight) = 137.5 psf
• The slab would be #6 Rebar at 60 ksi
Using ln/33 = 10.9”
Column Strip
Middle Strip
FRAME B
+ Moment
92 ft-k
62 ft-k
- Moment
214 ft-k
72 ft-k
Column Strip
Middle Strip
+ Moment
87 ft-k
58 ft-k
Concrete Slab = 11” Thick
Analysis 2
Supply Water System
Amount of #6 Rebar per foot
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Column Strip
Middle Strip
Acknowledgments
Questions?
Monday, April 13th, 2009
FRAME A
+ Moment
- Moment
(Bottom
(Top Bars)
Bars)
8
13
8
8
FRAME B
+ Moment
- Moment
(Bottom
(Top Bars)
Bars)
8
12
8
8
- Moment
201 ft-k
67 ft-k
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Post Tension Concrete Schedule
Presentation Outline
Original Construction Schedule
Project Introduction
• Included 10-11 day duration for each slab to be completed
• Concrete erection from 12/28/07 to 9/8/08 (including roof top machine rooms)
• Each slab is broken into 3 sections
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Concrete pour for each zone would occur during 1 day and would take 5 hours
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
1
Acknowledgments
Questions?
Monday, April 13th, 2009
2
3
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Reinforced Concrete Schedule
Presentation Outline
There will be 2 different options for reinforced concrete that will be explored due to
How would converting to reinforced
concrete
affect the schedule?
the FAA height
restrictions:
Project Introduction
Option
1:forReinforced
with adjusted story heights
• Would take
12 days
each slab to Concrete
be completed
• Concrete pour for each zone would occur during 1 day and would take 8 hours (additional 4”)
• Able to use the same Peri Girder Truss Table formwork
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Option 2: Reinforced Concrete removing one story
• Each slab is broken into 3 sections
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Acknowledgments
Questions?
Flying Forms
Monday, April 13th, 2009
Post Tension
Option1: Reinforced
(Height Adj.)
Option 2: Reinforced
(One Story Removed)
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Cost Comparison
Construction Management
Construction Cost of Post Tension Concrete System
Presentation Outline
Description
Structural Systems Cost Comparison for Turnberry Tower Arlington
Structural System
Project Introduction
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Analysis 2
Supply Water System
Residential Units
Total Structural Cost
Cost per SF
Post Tension Concrete
247
$20,658,837
$27.55
Reinforced Concrete – Option 1
(Adjusting Story Height)
247
$22,975,867
$30.63
Reinforced Concrete – Option 2
(Removing 1 Story)
Analysis 3
Site Logistics Plan for Drywall Deliveries
235
$22,651,046
Average Costs
Summary & Conclusions
Concrete: $125 / cubic yard
Rebar:
$1000 / ton
PT Cable: $1.15 / pound
Acknowledgments
Questions?
(prices obtained from concrete subcontractor during 4th quarter of 2008)
Monday, April 13th, 2009
$30.20
Cast In Place Concrete including
placing and stripping formwork,
placing rebar, placing concrete,
and finishing concrete
Qty
Unit
Material
Labor
Equipment
Total Cost
37351
CY
$273.65
$257.21
$22.23
$20,658,837
TOTAL
$27.55 per SF
Construction Cost of Reinforced Concrete System (Adjusting Story Height)
Description
Qty
Unit
Material
Labor
Equipment
Total Cost
Cast In Place Concrete including
placing and stripping formwork,
placing rebar, placing concrete, and
finishing concrete
44072
CY
$241.88
$257.21
$22.23
$22,975,867
TOTAL
$30.63 per SF
Construction Cost of Reinforced Concrete System (Removing One Floor)
Description
Cast In Place Concrete including
placing and stripping formwork,
placing rebar, placing concrete,
and finishing concrete
Qty
Unit
Material
Labor
Equipment
Total Cost
43355
CY
$243.01
$257.21
$22.23
$22,651,046
TOTAL
$30.20 per SF
Turnberry Tower Arlington
Luxury Condominiums
Concrete Schedule: Post Tension vs. Reinforced
Lawrence P. Warner Jr.
Schedule Comparison
Construction Management
IN THE
END:
Similarities Between Concrete Systems
Schedules
Presentation Outline
• Same formwork system
Post Tension Concrete
Project Introduction
• “Learning Curve” for workers with both systems
Start:
December 28th, 2007
End:
September 8th, 2008
Possibly Delays in Post Tension Concrete System Schedule
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Reinforced
Ruptured post
tension tendons
Concrete
Analysis 2
Supply Water System
• Delays from inspectors
Start:
December 28th, 2007
End:
September 2nd, 2008 – Option 1 (adjusting story height)
th, 2008 – Option
Possibly
Delays
Reinforced
Concrete
System Schedule
End:
Augustin18
2 (removing
one story)
Analysis 3
Site Logistics Plan for Drywall Deliveries
• Pour days are longer so weather must cooperate
Summary & Conclusions
• Larger amount of rebar must be in place
Option 1: Saves 4 Days
Acknowledgments
Option 2: Saves 16 Days
Questions?
Monday, April 13th, 2009
Post Tension Concrete
Reinforced Concrete
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Conclusion & Recommendation
Construction Management
Presentation Outline
Post Tension
Concrete
Project Introduction
System Cost
Schedule:
Begin
End
Cost vs. PT
Schedule vs. PT
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Reinforced Concrete
(Adjusting Story Height)
Option 1
Reinforced Concrete
(Removing One Story)
Option 2
$23.0 M
$22.6 M
$40.2
12/28/2007
9/2/2008
12/28/2007
8/18/2008
$2.4 M
$2.3
- 4 Days
$19.5MM
$2.0
- 16 Days
$20.6 M
$20.7
12/28/2007
9/8/2008
-
System to Use: Post Tension Concrete
• Most Cost Effective System (even with PT blowouts)
Summary & Conclusions
• Maximum amount of units to sell
Acknowledgments
• Desired Floor to Ceiling Height
Questions?
• Schedule is not impacted drastically
• More time needs to be spent to join systems
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Supply Water System
Construction Management
Problem:
Presentation Outline
Project Introduction
• CPVC Pipe installation is very time
consuming compared to other methods
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• CPVC Pipe connections require glue
based products that emit Volatile Organic
Compounds (VOC’s)
Analysis 2
Supply Water System
Goal:
Analysis 3
Site Logistics Plan for Drywall Deliveries
• Research alternative systems that could
be used in the place of CPVC Pipe
Summary & Conclusions
• Look at an alternative system that could
accelerate the installation process and
reduce cost
Acknowledgments
Questions?
• Examine the LEED impact the VOC’s
given off by the glue for the CPVC Pipe
have on the rating of the building
Monday, April 13th, 2009
CPVC Piping
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Existing System
Construction Management
Presentation Outline
Hybrid: CPVC with Copper
Project Introduction
• CPVC branches off of the copper and delivers water to each unit
• Copper is used as risers through the building
• Size varies between 1” and ½”
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Pipe is connected using glue, which emits VOC’s
• Hangs from of hangers that were embed into the slabs above
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Acknowledgments
Questions?
Monday, April 13th, 2009
CPVC piping in ceiling space
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Suggested System: Propress
Construction Management
(Mechanical Breadth)
Propress System
Presentation Outline
• Uses copper pipes that are mechanically connected with Propress fittings
Project Introduction
• Much faster to install than glue for CPVC Pipe (more pipe installed per day)
• Does not emit any VOC’s
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• No soldering required
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Acknowledgments
Questions?
Connecting Copper Pipe with Propress system
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
CPVC Pipe vs. Propress System
Construction Management
Presentation Outline
Comparing CPVC vs. Propress Supply Water Systems (Per Typical Unit)
Project Introduction
CPVC System
Propress System (2006)
Cost of Supply
Arlington
Total Water System to Units in Turnberry Tower
Total
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Item
Cost Per
Pipe
Unit
Fittings
Analysis 2
Supply Water System
$8,424
Analysis 3
Site Logistics Plan for Drywall Deliveries
Mat. CostCPVCHrs.
SystemLabor Cost
Total$856.48
Cost for
$350.26
247
Units
Total Cost
10Man Hours
$649
$1,505
Total Hours
58 per Unit$3,844 for 247$4,194
Units
$2,080,728
102
25,194
Item
Mat.
Cost System
Hrs. (2006)
Labor Cost
Propress
Cost
Pipe Per
Unit
Fittings
Total$956.42
Cost for
$2,010.92
247
Units
$9,072
$2,240,784
Summary & Conclusions
20,995
$2,261
Misc.
Companents
$56.90
0
$0
$57
Total
$1,670
102
$6,754
$8,424
4,199
$2,667
($160,056)
Misc.
Companents
$54.57
0
$0
$55
Total
$3,428
85
$5,644
$9,072
Note: Cost of copper in 2006 was $3.10 per pound
Monday, April 13th, 2009
85
34
Acknowledgments
Questions?
10 Hours$648 Total Hours
$1,604
Man
41
per Unit$2,735for 247$4,746
Units
Hanger
Hanger
Time Savings Using Propress System over CPVC System (Man Hours)
Components
$405.87
34
$2,261
$2,667
Components
$405.87
Cost Savings Using Propress System over CPVC System ($)
Total
Cost
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
LEED Impact
Construction Management
Presentation Outline
(Critical Industry Issue)
Credit 4.1 – Indoor Air Quality (Low Emitting Materials: Adhesives & Sealants)
• To qualify for this credit, must meet the following limits:
Project Introduction
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Adhesive Primer for Plastic
550 g/L
• Contact Adhesive
80 g/L
• Point was obtained for this project, so the limits WERE met
• Only 1 point available for this credit
Analysis 2
Supply Water System
LEED 2009
Analysis 3
Site Logistics Plan for Drywall Deliveries
• No changes in LEED 2009 to obtain point
• Only 1 point available for this credit
Summary & Conclusions
Acknowledgments
Future?
Questions?
• Future editions may have restriction of 0 VOC’s allowed
• May have building points for meeting certain VOC levels
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Conclusion & Recommendation
System to Use: CPVC System
Presentation Outline
• Savings in cost of at least $160,000 for the entire building
• Has no LEED impact (products used fall within LEED limits)
Project Introduction
• Less copper on site means the reduced risk of theft
Analysis 1
Window Wall Attachment with
Reinforced Concrete
What about today???
If the project were designed today, Propress System should be used!
Analysis 2
Supply Water System
• Price of copper is lower than it was in 2006
• If the units were designed today, they would cost $7518 which is less than CPVC
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Cost of Supply Water System to Units in Turnberry Tower Arlington
CPVC System
Acknowledgments
Propress System
Cost Per Total Cost for 247 Man Hours per Total Hours for 247 Cost Per Total Cost for 247 Man Hours per Total Hours for 247
Unit
Unit
Units
Unit
Units
Units
Unit
Units
$8,424
$2,080,728
102
25,194
$7,518
$1,856,946
85
20,995
Time Savings Using Propress System over CPVC System (Man Hours)
4,199
Questions?
Cost Savings Using Propress System over CPVC System ($)
Monday, April 13th, 2009
$223,782
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Site Logistics Plan for Drywall Deliveries
Construction Management
Problem:
Presentation Outline
• Delivery lane was either busy or in use by
concrete deliveries
Project Introduction
• East side of the site was not being utilized
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• County Police Officers were threatening to issue
stop work orders
Analysis 2
Supply Water System
Goal:
• Modify the site utility plan to allow for deliveries
on the east side of the site
Analysis 3
Site Logistics Plan for Drywall Deliveries
• Allow for drywall to be delivered during work
hours to cut down on the overtime needing to be
paid
Summary & Conclusions
Acknowledgments
Questions?
Exterior View
From East
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Existing Site Plan
Construction Management
Comments about site:
Presentation Outline
• Area around site is congested
• Need constant communication with county to close roads and sidewalks
Project Introduction
• Covered walkway was installed to reduce the disturbance of pedestrian traffic around the site
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• West side of the site was modified to allow for the delivery lane
Reasons this site plan was used:
Analysis 2
Supply Water System
• County was strict with not affecting vehicular traffic (especially during rush hour)
• West side of the site was on the same level as the lobby level which could be used as storage
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Acknowledgments
Questions?
N
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Referring to Arlington County about use of Fort Myer Dr.
Presentation Outline
Project Introduction
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Acknowledgments
Aerial View of Arlington, VA
Questions?
• Fort Myer Drive is deemed a main access road
• Must be clear for traffic flow during both morning and afternoon rush hour
• County was more strict because of problems that occurred during excavation
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Modifying the Site Plan for Drywall Deliveries
Presentation Outline
Project Introduction
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
40’ Drywall Truck
Acknowledgments
Questions?
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Conclusion & Recommendation
How would the 2nd Level be affected?
Presentation Outline
• 2nd Level will not be affected thanks to SIPS (Could be used as lay down area)
• Level 7 is being erected with concrete with activity on the 2nd Level begins
Project Introduction
• Reshores are only required 3 levels below the working deck
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Level 3 will be used as the mock up for MEP clashes
How will the material hoist be affected?
Analysis 2
Supply Water System
• When tower crane is not being used, more use of outriggers
Analysis 3
Site Logistics Plan for Drywall Deliveries
Recommendation: Use the Modified Site Plan if Arlington County would approve
Summary & Conclusions
• Will allow for other deliveries to the site besides drywall
Acknowledgments
Questions?
Monday, April 13th, 2009
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Construction Management
Summary & Conclusions
Analysis 1 – Window Wall Attachment with Reinforced Concrete
Presentation Outline
Recommendation: Use designed Post Tension Slabs
• Cheapest System (even with PT blowouts)
Project Introduction
• Maximum amount of units to sell
Analysis 1
Window Wall Attachment with
Reinforced Concrete
• Desired Floor to Ceiling Height
• Schedule is not impacted drastically
Analysis 2 – Supply Water System
Analysis 2
Supply Water System
Recommendation: Use designed CPVC Pipe System
Analysis 3
Site Logistics Plan for Drywall Deliveries
• Savings in cost of at least $160,000 for the entire building
Summary & Conclusions
• Less copper on site means the reduced risk of theft
Acknowledgments
• If building was designed today, Propress system would be cheaper
• Has no LEED impact (products used fall within LEED limits)
Analysis 3 – Site Logistics Plan for Drywall Deliveries
Questions?
Recommendation: Use Modified Site Plan if permitted by Arlington County
• This site plan can save money as seen by the examples
Monday, April 13th, 2009
• Will allow for other deliveries to the site besides drywall
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Acknowledgments
Construction Management
Penn State Architectural
Engineering Faculty
Presentation Outline
Dr. David Riley
Professor Kevin Parfitt
Professor Robert Holland
Dr. Michael Horman
Project Introduction
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Turnberry Limited
Mark Babbitt
Dave White
Facchina Development
Facchina Construction
(Formerly Facchina-McGaughan, LLC.)
Analysis 2
Supply Water System
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
Tony Cortés
Derek Dickenson
Richard Roberts
G. R. Nicholas Holland
Josue Leon
Fellow AE students, especially
J.J. Magnolia Plumbing
Mom, Dad, and Joey
Acknowledgments
Questions?
Bill Stewart
Monday, April 13th, 2009
Robert Mitchell
Nicole Lucas
Kim McKitish
Friends & Family
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Cost Comparison
Construction Management
Post Tension Concrete
Presentation Outline
Structural Systems Cost Comparison for Turnberry Tower Arlington
Structural System
Post Tension Concrete
Reinforced Concrete (Removing 1 Story)
Reinforced Concrete (Adjusting Story Height)
Project Introduction
Total Material Cost
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Item
Concrete
Reinforcing Steel
Miscellaneous Items
Analysis 2
Supply Water System
TOTAL
TOTAL PER CY
Amount
37,351 CY
3071 Tons
Total Cost
$4,668,875
$3,071,000
$2,481,385
Residential Units
247
Total Structural Cost
$20,658,837
Average Costs
$10,221,260
$273.65
Concrete: $125 / cubic yard
Rebar:
$1000 / ton
PT Cable: $1.15 / pound
Analysis 3
Site Logistics Plan for Drywall Deliveries
Construction Cost of Post Tension Concrete System
Summary & Conclusions
Description
Cast In Place Concrete
including placing and
stripping formwork, placing
rebar, placing concrete, and
finishing concrete
Acknowledgments
Questions?
Monday, April 13th, 2009
Qty
Unit
Material
Labor
Equipment
Total Cost
37351
CY
$273.65
$257.21
$22.23
$20,658,837
TOTAL
$27.55 per SF
(prices obtained from concrete subcontractor during 4th quarter of 2008)
Cost per SF
$27.55
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Cost Comparison
Construction Management
Option 1: Reinforced Concrete Adjusting Story Height
Presentation Outline
Project Introduction
Structural Systems Cost Comparison for Turnberry Tower Arlington
Structural System
Post Tension Concrete
Reinforced Concrete (Adjusting Story Height)
Reinforced Concrete (Removing 1 Story)
Total Material Cost
Item
Concrete
Reinforcing Steel
Miscellaneous Items
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Amount
44072 CY
3983 Tons
TOTAL
TOTAL PER CY
Analysis 2
Supply Water System
Total Cost
$5,508,994
$3,398,200
$1,753,108
Residential Units
247
247
Total Structural Cost
$20,658,837
$22,975,867
$10,660,302
$241.88
Analysis 3
Site Logistics Plan for Drywall Deliveries
Average Costs
Construction Cost of Reinforced Concrete System (Adjusting Story Height)
Summary & Conclusions
Acknowledgments
Questions?
Monday, April 13th, 2009
Description
Qty
Unit
Material
Labor
Equipment
Total Cost
Cast In Place Concrete including
placing and stripping formwork,
placing rebar, placing concrete, and
finishing concrete
44072
CY
$241.88
$257.21
$22.23
$22,975,867
Concrete: $125 / cubic yard
Rebar:
$1000 / ton
PT Cable: $1.15 / pound
(prices obtained from concrete subcontractor during 4th quarter of 2008)
TOTAL
$30.63 per SF
Cost per SF
$27.55
$30.63
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Cost Comparison
Construction Management
Option 2: Reinforced Concrete Removing One Story
Presentation Outline
Structural Systems Cost Comparison for Turnberry Tower Arlington
Structural System
Post Tension Concrete
Reinforced Concrete (Adjusting Story Height)
Reinforced Concrete (Removing 1 Story)
Project Introduction
Total Material Cost
Analysis 1
Window Wall Attachment with
Reinforced Concrete
Item
Concrete
Reinforcing Steel
Miscellaneous Items
Analysis 2
Supply Water System
TOTAL
TOTAL PER CY
Amount
43355 CY
3363 Tons
Total Cost
$5,419,369
$3,363,200
$1,753,108
Residential Units
247
247
235
Total Structural Cost
$20,658,837
$22,975,867
Cost per SF
$27.55
$30.63
$22,651,046
$30.20
$10,535,677
$243.01
Analysis 3
Site Logistics Plan for Drywall Deliveries
Average Costs
Construction Cost of Reinforced Concrete System (Removing One Floor)
Summary & Conclusions
Description
Acknowledgments
Cast In Place Concrete including
placing and stripping formwork,
placing rebar, placing concrete,
and finishing concrete
Questions?
Monday, April 13th, 2009
Qty
Unit
Material
Labor
Equipment
Total Cost
43355
CY
$243.01
$257.21
$22.23
$22,651,046
Concrete: $125 / cubic yard
Rebar:
$1000 / ton
PT Cable: $1.15 / pound
(prices obtained from concrete subcontractor during 4th quarter of 2008)
TOTAL
$30.20 per SF
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Comparing Site Plans
Construction Management
Example of how the Modified Site Plan would help
Presentation Outline
Existing Site Logistics Plan
Project Introduction
# of Boards
Stocked During 40
Hour Week
Analysis 1
Window Wall Attachment with
Reinforced Concrete
400
Analysis 2
Supply Water System
Cost for 4 Man Crew
(Standard Wage)
$22 per person per
hour
# of Boards Stocked
During Overtime
600
Cost for 4 Man Crew
(1.5 Standard Wage)
$33 per person per
hour
Total Cost for 4 Man Crew for 1000 Boards:
$5,632
Proposed Site Logistics Plan
# of Boards
Stocked During 40
Hour Week
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
600
Cost for 4 Man Crew
(Standard Wage)
$22 per person per
hour
# of Boards Stocked
During Overtime
400
Cost for 4 Man Crew
(1.5 Standard Wage)
$33 per person per
hour
Total Cost for 4 Man Crew for 1000 Boards:
Acknowledgments
Note: Turnberry Tower Arlington has 91,000 sheets of drywall
Questions?
Assuming that productivity increases by 20% during a 40 hour week:
• $750 saved per 1000 boards
Monday, April 13th, 2009
$4,880
Turnberry Tower Arlington
Luxury Condominiums
Lawrence P. Warner Jr.
Comparing Site Plans
Construction Management
Example of how the Modified Site Plan would help
Presentation Outline
Existing Site Logistics Plan
Project Introduction
# of Boards
Stocked During 40
Hour Week
Analysis 1
Window Wall Attachment with
Reinforced Concrete
400
Analysis 2
Supply Water System
Cost for 4 Man Crew
(Standard Wage)
$22 per person per
hour
# of Boards Stocked
During Overtime
Cost for 4 Man Crew
(1.5 Standard Wage)
$33 per person per hour
600
Total Cost for 4 Man Crew for 1000 Boards:
$5,632
Proposed Site Logistics Plan
# of Boards
Stocked During 40
Hour Week
Analysis 3
Site Logistics Plan for Drywall Deliveries
Summary & Conclusions
1000
Cost for 4 Man Crew
(Standard Wage)
$22 per person per
hour
# of Boards Stocked
During Overtime
Cost for 4 Man Crew
(1.5 Standard Wage)
0
$33 per person per hour
Total Cost for 4 Man Crew for 1000 Boards:
Acknowledgments
$3,520
Note: Turnberry Tower Arlington has 91,000 sheets of drywall
Questions?
Assuming that productivity increases and no overtime is needed in a 40 hour week:
• $2000 saved per 1000 boards
Monday, April 13th, 2009