The Boll Family YMCA
Alvaro Zumaran
Construction Management
April 10, 2006
Project Background
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Building Name: The Boll Family YMCA
Location: 1401 Broadway - Detroit, MI 48226
Size: 110,000 SF
Cost: $29 Million
Occupancy: Recreational; IIA
Construction Dates: December ’03 - December ‘05
Project Background
• Primary Project Team
- Owner:
YMCA of Metropolitan Detroit
- Architects/Engineers:
SmithGroup
- Construction Manager:
Barton Malow Co.
Project Background
• Project Highlights
- First new YMCA to be built in Detroit in 90
years
- Performing arts theatre, sports arena, childcare
facility
- Distinctive “stepped” shape
- Staggered floor levels
- High visibility
Interactive Website
Virtual Tour Website
Agenda
Analysis 1 – Foundation
Analysis 2 – Handrails
Analysis 3 – Mechanical Room
Research Topic – Integrated Design
Management
Analysis 1 - Foundation
•Goals
•Background
• Analyze the cost of materials –
concrete and formwork, of 2
separate foundation types
• Compare RS Means and ICE 2000
•Proposed
data to BMC budget data and
schedule
•Cost
• Recommend best option
Comparison
Analysis 1 - Foundation
•Goals
•Backgroun
d
•Proposed
•Cost
Comparison
• Strip footings
~25,500 SF footprint
~765 Ft perimeter
~120 days
• Combined drilled and formed piers
Approximately 70 drilled piers
and 36 formed piers
Analysis 1 - Foundation
•Goals
•Background
•Proposed
•Cost
Comparison
• Mat slab foundation
- > 3’ thick
- Approximately 60 days
- volumetric shrinkage =
possible cracking
- Conflicting RS Means and ICE
2000 pricing
Analysis 1 - Foundation
•Goals
•Background
•Proposed
•Cost
Compariso
n
Analysis 1 - Foundation
•Goals
•Background
•Proposed
•Cost
Compariso
n
Analysis 1 - Foundation
•Goals
•Price difference between ICE 2000
•Background
•Proposed
•Cost
Compariso
n
estimate and RS Means estimate:
~$165,000
Analysis 1 - Foundation
•Goals
•Background
•Proposed
•Cost
Compariso
n
Analysis 1 - Foundation
•Goals
•Background
•Proposed
•Cost
Compariso
n
Analysis 1 - Foundation
•Goals
• Price according to BMC data:
•Background
•Proposed
•Cost
Compariso
n
~$846,000
• Compared to ICE 2000: ~$199K
• Compared to RS Means: ~$34K
Analysis 1 - Foundation
•Goals
•Background
•Proposed
•Cost
Comparison
• Cost for mat system is not practical
compared to strip footings
• Material durability - potential for
visible cracking in exposed floors and
mechanical equipment vibrations
• Insufficient soil stability - as stated
in the geo-tech reports
Analysis 2 - Handrails

Goals

Research cost for an alternate
handrail system

Calculate and compare cost of
maintenance for each system

Suggest most cost-effective system
Analysis 2 - Handrails

Goals

Woven wire mesh in-fill panels

Current
system

1,130 linear feet
- running track
- ‘main’ areas

Aesthetic feel
Analysis 2 - Handrails


Current
system

Proposed
solution
Aluminum handrails
- affordable
- anodized
◦ durability
◦ aesthetic feel
◦ corrosion, stain, scratch
resistance
Analysis 2 - Handrails

Proposed
solution

Cost
comparison
Analysis 2 - Handrails

Cost
comparison
Analysis 2 - Handrails

Cost
comparison
Analysis 2 - Handrails

Cost
comparison

Conclusion

Aluminum handrail system is most
economically feasible

Owner and architect decide
- aesthetics
- conformity
Analysis 3 – Mechanical Room
• Goals
• Explore current system
- complications
- possible long term effects
• Suggest a less expensive
alternative that is just as effective
Analysis 3 – Mechanical Room
• Goals
• Current
system
• Issue with vertical rise
• Splashing at air gap connecting
pool line to sanitary line
• Expensive solution
– bring in tank
– indirectly tie 6” pool line to 8” sanitary line
• Possible long term effects
– decomposition of sanitary line (?)
– corrosion of steel decking (?)
Analysis 3 – Mechanical Room
• Goals
• Current
system
• Alternate
solution
• Add another line going to sump
pump (proper vertical rise)
• Install new sump pump
– handle 430 GPM
– break open floor
– connect sump to pool trap line
– already tied into sanitary line
Mechanical Room Schematic
*8” pool sump
* **
discharge
Mechanical Room Schematic
Analysis 3 – Mechanical Room
• Goals
• Current
system
• Alternate
solution
• Cost
comparison
• Current system information
provided by PM and Mechanical
contractor
– 12’ polypropylene tank w/ 64” diameter
– 1.5 HP pump, infrared beams, and electric
switches
– labor and installation
Total Price: ~$35,000
Analysis 3 – Mechanical Room
• Goals
• Current
system
• Alternate
solution
• Cost
comparison
Analysis 3 – Mechanical Room
• Goals
• Current
system
• Alternate
solution
• Cost
comparison
Analysis 3 – Mechanical Room
• Goals
• Current
system
• Alternate
solution
• Cost
comparison
• Less expensive to install new sump
and trap line (~$7,500)
• Proposed system takes up less
space
• Proposed system does not pose
threats to structural decking
Research Analysis
Integrated design management background
Synergy amongst the entities
Effective planning: possible reduction in
budget and schedule
Using the Design-Build delivery method
Research Analysis
Problems
Added costs to budget/days to schedule
- trade conflicts
- misinterpretation of drawings
- lead times
- any other unforeseen conditions
Research Analysis
Research
Online Reports
Interviews with the ‘Heads’ of a project
- Owner: Mrs. Lorie Uranga (YMCA)
- Engineer: Mr. Benjamin Gerald
(Holder Construction Co.)
- Architect: Mrs. Jana Hayford
(SmithGroup)
Research Analysis
Research
Points made by reports
- DB saves time, money and reduces conflict
- Most helpful when project is driven by cost &
schedule
- Best suited for projects that are well defined
- Management of ‘interfaces’
- Good managerial skills and experience
Research Analysis
Research Data
Research Analysis
Research
Main Points From Interviews
- Owner’s perspective
- ‘cost effective’ systems need more maintenance
- design aspects are sacrificed for time and schedule
- some projects are better suited for it compared to
others
- sometimes hard to balance powers
Research Analysis
Research
Main Points From Interviews
- Engineer’s perspective
- performance specifications put most risk on
contractor
- value engineering: before the design is complete
- design-Build creates synergy between aesthetic
thinkers and logical thinkers
- owner’s desired level of involvement determine the
execution of a D-B or a DBB delivery method
- D-B: overlap of phases. DBB: linear approach
Research Analysis
Research
Main Points From Interviews
- Architect’s perspective
- early budget and up-front cost
- communication should be carefully handled
- IDM is dependent on client and complexity of
building
- performance specifications and longevity of product
- ‘cost cutting’ mode and no competition for
contractor
Research Analysis
Conclusion
◦ Chemistry and communication are top-priority
◦ Client must be specific and time & money are the most
important factors
◦ Performance specifications handled carefully and are
usually a one-sided risk
◦ Complexity of project
◦ PM with strong personality and high expertise and skill
◦ Examples from YMCA project
Acknowledgements
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Barton Malow Co.
SmithGroup
YMCA of Metro Detroit
Architectural Engineering
Faculty
• My family and friends
Questions?
Analysis 1-Foundation
Schedule Comparison
3,300 CY / 56.4 (daily output) = ~60 days