Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Contents
Project Delivery System
2
Project Schedule Summary
5
Project Cost Evaluation
8
Site Plan
13
Local Market Conditions
16
Subsurface Analysis
19
Client Information
22
THESIS
1
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Project Delivery System
Delivery System Organizational Chart
THESIS
2
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Delivery System Description

Owner – Construction Manager Arrangement
For the construction of its Elliott School of International Affairs, the George
Washington University hired the Gilbane Building Company to provide atrisk construction management services at a guaranteed maximum price
(GMP). The GMP contract includes a percentage-based, profit sharing clause
that requires Gilbane to return a portion of the money saved if the actual
construction costs are less than the GMP bid.

Owner – Architect Arrangement
The George Washington University hired SmithGroup to perform the
architectural design of the Elliott School. The University entered into a fixed
fee agreement with SmithGroup for the design and construction consultation
services. It was then the responsibility of SmithGroup to hire engineers and
consultants to complete the design of the facility—HVAC design was handled
in-house by the architect.

Construction Manager – Construction Subcontractor Arrangement
The Gilbane Building Company holds all construction subcontractor
contracts for the Elliott School construction project. All construction
subcontractor contracts are lump sum. The subcontractor contracts require
that a minimum of 10% of each lump sum bid amount come from the
involvement of a Minority Business Enterprise (MBE), Women Business
Enterprise (WBE), or Small Business Enterprise (SBE) subcontractor or
supplier. Participation in the D.C. First Source Agreement is also required of
each subcontractor and supplier.
THESIS
3
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006

Architect – Design Consultant Relationship
To aid in the design of the Elliott School of International Affairs, SmithGroup
established standard AIA Architect-Consultant Contracts with engineering
and consulting firms. The contracts were modeled off the 1997 edition of
AIA form #C142, with each consultant receiving a stipulated fee. The fee’s
of each consultant were combined with that of SmithGroup for the
architectural design and presented to the University as a single sum.

Construction Manager – Design Team Relationship
No formal contractual arrangement exists between the Gilbane Building
Company and the Design Team—architects, engineering firms, and related
consultants. There is, however, lines of communication exist between the
construction manager and all design firms. Although all RFI’s and submittals
are directly sent to SmithGroup and then distributed to the applicable design
entity, informal communication exists between all parties—basic design
questions and their relationship to the construction of the design documents
are often posed via phone call or e-mail from Gilbane to nearly all of the
design firms on a regular basis.
THESIS
4
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Project Schedule Summary
Overall Design and Construction Schedules

The design of the Elliott School of International Affairs began in July of 1999
and continued for 16 months, ending in November of 2000. The work
packages for excavation, sheeting and shoring, and foundation construction
were released early, allowing construction to begin in October of 2000. The
residential component of the Elliott School was turned over to the University
on August 15, 2002 and the academic component is scheduled to be turned
over on November 15, 2002. Construction is scheduled to last a total of 24.5
months.

A Primavera summary schedule detailing the design and construction phases
of the Elliott School of International Affairs project is included on page 7.
Key Elements of Construction Sequencing

Foundation
- Large amount of excavation required for three levels of underground
parking and one basement level
- Foundation work to overlap excavation due to large building footprint
and varying foundation types-- caissons, column footings, foundation
footings, and strap beams

Structure
- Cast-in-place concrete superstructure comprised of post-tensioned
concrete girders, concrete columns, and post tensioned concrete floor
slabs
- Large amount of formwork needed for cast-in-place system
THESIS
5
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
- MEP/Interior Subdivision rough-in work to overlap structure work—
cast-in-place work to proceed upwards, MEP/Interior Subdivision
work to follow after floors cured and shoring removed

Finish
- Finish work must follow building enclosure—roofing and curtain wall
work—so that work is protected from the weather
- Terrazzo flooring requires floor to be closed to construction during
pour and cure period
- Finish work of residential more repetitive and to smaller scale in
residential component, leading to varying completion dates for the
residential and academic portions
THESIS
6
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
THESIS
7
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Project Cost Evaluation
Construction Costs

Actual Building Construction Cost (CC)

Construction Const/Square Foot (CC/SF)
$53,984,092.00
$162.97 /SF
Total Project Costs

Total Project Cost includes construction, design, and land costs.
Construction costs total $53,984,092. Design costs for the Elliott School were
approximately $19 million. Land costs do not apply since the project is being
constructed on land previously owned by the George Washington University.

Approximate Total Project Cost:
$73,000,000.00
Major Building Systems Costs

Structural System Cost
$11,005,700.00

Structural System Cost/SF

Mechanical/Plumbing System Cost

Mechanical/Plumbing System Cost/SF

Electrical System Cost

Electrical System Cost/SF

Fire Protection System Cost

Fire Protection System Cost/SF
$33.23 /SF
$7,016,500.00
$21.18 /SF
$5,570,000.00
$16.82 /SF
$461,900.00
$1.39 /SF
Design Costs

Total Design Costs for the Elliot School of International Affairs were
approximated to be $19 million by Frank Menendez, SmithGroup Project
Manager.
THESIS
8
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
D4 Cost 2002 Parametric Estimate

For the D4 Parametric Estimate the Elliot School of International Affairs was
estimated as three separate structures—an academic classroom/office facility,
student housing structure, and a subterranean parking garage. The academic
classroom/office facility was compared to a pair of projects in the D4
database, both of which were concrete structures constructed on urban sites.
The academic facility estimate provided $18,155,611 in costs when averaged,
adjusted, and rebased using D4 software. The student housing structure was
based on a similar university project. The student housing structure adds
$9,175,086 when adjusted using D4. The parking garage estimate of
$2,456,168 came from a comparison to a similar underground parking
structure.

Applicable D4 Print-Outs are included in the pages following the Project Cost
Evaluation Section.

Total D4 Parametric Estimate:
$29,786,865.00
RS Means SF Estimate

A square foot estimate was produced using the 2002 RS Means Square Foot
Cost Index.

Three separate buildings were analyzed and summed to produce the total SF
Estimate—a college dormitory, a college classroom building, and an
underground parking garage.

Building costs were adjusted using the historical cost indexes (as bids went
out and construction began in 2000) and the location factor for Washington,
DC.
THESIS
9
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006

Calculations:
- College Dormitory
$112.83
-$3.39(1.67)
-$1.19(3)
$103.60
Base SF cost—through interpolation
LF building perimeter adjustment
Story height adjustment
Final SF cost
$103.60/SF x 70,784 = $7,333,222.40
- College Classroom Building
$105.96
-$.75(1.45)
+$.51(4)
$106.91
Base SF cost—through interpolation
LF building perimeter adjustment
Story height adjustment
Final SF cost
$106.91/SF X 140,067 = $14,974,562.97
- Underground Parking Garage
$49.76
-$.72(1)
$49.04
Base SF cost—through interpolation
No LF building perimeter adjustment needed
Story height adjustment
Final SF cost
$49.04/SF X 90,245 = $4,425,614.80
- Summed Building Cost
$7,333,222.40
+$14,974,562.97
+$4,425,614.80
$26,733,400.17
College Dormitory
College Classroom Building
Underground Parking Garage
Summed Building Cost
- Final Building Cost
$26,733,400.17
x 113.8/118.9
x .95
$24,307,383.45
Summed Building Cost
2000/2002 DC Historical Cost Indexes
Washington, DC Location Factor
Final Building Cost
THESIS
10
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006

Total RS Means SF Cost Estimate:
$24,307,383.45
Project Cost Evaluation Discussion

Cost Comparison:
$53,984,092.00
$29,786,865.00
$24,307,383.45

Actual Construction Cost
D4 Parametric Estimate
RS Means SF Estimate
Cost estimates varied greatly from the actual cost of construction for the
Elliott School of International Affairs.

The Parametric and SF Estimates were each performed for three separate
building types and then combined at the end to produce a final building
estimate due to the varying uses of the Elliott School’s spaces—academic
classroom and offices, student housing, and an underground parking garage.
Separating the building into three individual structures for estimating
purposes led to much of the large difference in cost. The foundation and
structural systems were invariably undersized as the estimates failed to
account for the stacking of the different building types. Also, the high level of
interior and exterior finishes of the Elliott School was not represented in the
estimates performed.

Differences are evident in the D4 estimate and the actual construction costs
because of the lack of projects consistent with the Elliott School in structural
component, size, and use in the D4 database.

Differences are evident in the RS Means estimate and the actual construction
costs because of the lack of consistent projects in the RS Means SF Cost
Index. Means contains data for 4-8 story dormitories, however the Elliott
School rises eleven stories above the street for its residential component.
College Classroom Buildings contained in Means are for just 2-3 stories, yet
the Elliott School’s academic component contains eight stories of classrooms
THESIS
11
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
and offices. Also, the exterior wall types of those buildings estimated utilizing
Means were not consistent with that of the Elliott School. The cost of granite
and a metal and glass curtain wall would surely exceed that of precast
concrete panels or face brick.

When considering the differences in the buildings used in the comparative
estimates to the Elliot School of International Affairs, it would be expected
that the estimated costs would fall well below the actual cost of construction.
THESIS
12
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Site Plan – Concrete Erection
Project Fence
The Elliott School of International Affairs construction site was completely
surrounded by an eight foot construction fence during concrete erection and
throughout construction. The applicable permits were acquired to extend the fence
into the parking lanes of 19th Street and E Street along the site extents. Access and
egress for material delivery to the site were made along 19th Street and E Street. The
sidewalks along 19th and E Streets were closed to foot traffic and signs directed
pedestrians to use sidewalks along the other sides of the streets. Permits could not be
obtained to close the sidewalk or to provide entrance and egress to the site along 20th
Street—the adjacent American Red Cross Headquarters construction project had
previously obtained permits for the parking lane and sidewalk opposite the Elliott
School.
Site Trailers
Throughout the erection of the cast-in-place structure, the Gilbane Building
Company maintained a site trailer at the corner of 20th and E Streets. Subcontractor
trailers were located along the southeast corner of the site at the intersection of 19th
and E Streets.
Material Storage
Material and formwork necessary for concrete erection were located along the
eastern and southern site fences. The parking lane of 19th and E Streets were closed
to traffic allowing delivery trucks to easily access the site and temporarily park as
material was unloaded.
THESIS
13
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Temporary Utilities
Temporary power was supplied to the site at three locations. At the
northwest and north central site extents, temporary Potomac Electric Power
Company (PEPCO) feeds were established to service the construction process. At
the southeast corner of the site, a PEPCO feed supplied power to the construction
site trailers as well as the construction process.
Water was supplied to the construction process along the western site border.
An eight-inch water main running below 20th Street supplied water to the
construction process and ultimately provided final water service to the building.
Tower Cranes
A pair of tower cranes were utilized for the erection of the cast-in-place
structural system for the Elliott School. One crane was positioned to construct the
eastern half of the building, while a second was positioned to construct the western
half. Construction progressed from the east to the west; therefore the western crane
was erected one week prior to and dismantled three weeks before the eastern crane.
Material Hoist
A material hoist was established near the southeast corner of the Elliott
School Building during concrete erection and maintained for nearly the remainder of
construction. Following the completion of concrete erection, a second material hoist
was installed at the buildings southwest corner. Both hoists were serviced by loading
docks.
THESIS
14
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
SITE PLAN DRAWING
THESIS
15
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Local Market Conditions
Labor Market Conditions
Construction projects within the District of Columbia have a seemingly
endless supply of labor; however with the large number of major construction
projects currently underway, the availability of skilled labor is dwindling.
The requirements of the project have exceeded some of the contractors
available labor resources, forcing the open-shop contractors to turn to labor rental
companies to supply skilled tradesmen.
Contractors for the Elliott School construction project come from as far away
as northern Maryland, making more than an hour and a half commute to
Washington, DC each day.
Union Considerations
The Gilbane Building Company, at-risk construction managers for the Elliott
School of International affairs project, maintains a company tendency of contracting
work only with open-shop contractors. As a result, the contractors on the Elliott
School project were contracted without regard to their union or non-union status.
Solely employing open-shop contractors has led to a large number of rental
workers from companies such as Tradesmen International and Labor Ready
performing work on the Elliott School. Workers from labor rental companies are not
affiliated with, nor have gone through the training of the contractors for which they
perform work. Workers are hired from rental companies when a project’s labor
requirements exceed a contractor’s own work force. Open-shop contractors do not
have the ability to hire workers through a union hall, and therefore often turn to
labor rental companies for additional skilled labor.
THESIS
16
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Concurrent Construction
Numerous construction projects are progressing concurrently with the Elliott
School project in downtown Washington, DC and the surrounding area. The
Pentagon Renovation, Springfield Interchange project, construction of the American
Red Cross Headquarters, and the demolition and construction of corporate offices
for PEPCO are a sampling of the major projects occurring concurrently to the Elliott
School.
The 750,000 SF American Red Cross Headquarters is being built across 20th
Street from and on a schedule that nearly mirrors that of the Elliott School. Sharing
20th Street with another major construction has caused the Elliott School project
some difficulty. Gilbane was unable to obtain a permit to utilize the easternmost
lane of 20th Street along the Elliott School site border for construction parking or
material lay-down because the Red Cross Headquarters construction project team
had previously obtained a permit for the westernmost lane.
Preferred Method of Construction
Within the Washington, DC beltway a height limit of 13-stories has led the
preferred method of construction for large scale projects to historically be cast-inplace concrete. Outside the beltway, with no limit to building height, the tendency of
construction projects has begun to shift toward structural steel.
The Elliott School of International Affairs sits on the entire 1900 block of E
Street in the heart of northwest Washington, DC. Its construction of cast-in-place
concrete coincides with the preferred method of the downtown area.
Construction Parking
Although parking on site was limited, numerous parking facilities are
available in the immediate vicinity of the Elliott School of International Affairs
construction project. On site parking is limited to vehicles necessary for construction
THESIS
17
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
or the delivery or installation of materials or equipment. All other parking must be
off site.
The Gilbane Building Company, project construction managers, was able to
acquire a level of a George Washington University operated parking garage just to
the north of the Elliott School, but on the same block of 20th Street. The level of
parking is utilized for on site staff and visitor parking.
Between the University operated garage and the Elliott School sits a privately
operated parking garage. The seven-story garage offers week and month long
parking passes and is used by the vast majority of workers for parking during the
work day.
Recycling and Tipping Fees
Two construction waste dumpsters were maintained through the finish work
of the Elliott School project. At the peak of the finish process, sixteen dumpsters
were pulled from the site in a single six day work week. Dumpster tipping fees for
the project are $315 per pull.
The contractors performing work on the Elliott School of International Affairs
project did not recycle construction material waste.
THESIS
18
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Subsurface Analysis
Scope of Excavation
With four below grade levels in the Elliott School of International Affairs
construction project, the lowest floor level sitting nearly 46 feet below grade,
substantial excavation was required over the buildings entire footprint. The total
amount of soil removed was estimated to be 2900 cubic yards. Prior to excavation it
was required that existing utilities be relocated and that trees outside the extents of
excavation be protected.
Soil Conditions
At the request of SmithGroup, Schnabel Engineering Associates compiled a
geotechnical engineering report for the Elliott School of International Affairs project.
The subsurface conditions of the site were presented through an analysis of six boring
samples. One soil test boring was performed in May of 1999, while the other five
were from a previous soil analysis performed in 1977.
The soil borings at the site indicated that firm to compact natural terrace soils
will be present at the lowest floor slab, leading the geotechnical report to propose
spread footing foundations as suitable for the support of the structure. The findings
of the generalized soil strata are summarized in a table on page 19.
The test borings also revealed ground water 43 feet below grade, requiring
dewatering since the lowest floor level sits 46 feet below grade.
Geotechnical Engineering Report
The geotechnical engineering report performed by Schnabel Engineering
Associates for the Elliott School construction project was not provided to the
contractors for bidding. However the report was made available for review at the
office of the architect, SmithGroup, throughout the bid period. As stated in the
THESIS
19
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
specifications, the geotechnical report was prepared solely for SmithGroup; therefore
it is not considered a contract document and is to be used only for informational
purposes. The specifications also state that if that data contained Schnabel’s
geotechnical report is not considered to be adequate, the contractor is permitted to
perform their own investigation, tests, and analyses, but at no cost to the owner, the
George Washington University.
Differing Site Conditions Clause
Although the Schnabel Engineering Associate’s geotechnical engineering
report submitted to SmithGroup suggested that “an allowance …be established to
account for possible additional costs that may be required for the construction as
recommended…,” a Differing Site Conditions (DSC) clause was not included in
Gilbane Building Company’s contract with National Wrecking, the contractor hired
to perform excavation and site work. Although a specific DSC clause was not
included in the contract, exclusions were made for rock and contaminated soil;
however none were encountered to significantly impact construction progress.
Soil Retention
Sheeting and shoring was required for the support of the excavation required
for the Elliott School of International Affairs construction project. The sheeting
system consisted of H beams, wood lagging, and bracing. Tiebacks were used to
provide the sheeting system with lateral support. Where the tiebacks penetrated into
public space, permits were required. Permission was obtained from owner of private
properties into which tiebacks penetrated.
On the north side of the site, the existing dormitory and parking garage had to
be underpinned 5 feet below the lowest excavation grade. Bracket piles designed for
40 ton capacity were utilized for underpinning.
THESIS
20
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Soil Conditions Summary Schedule
Stratum
A-Asphalt
B-Fill
C-Terrace
D-Terrace
E-Residual
F-Rock
Location
From ground
surface to depths
of 0.7 feet
From ground
surface and below
Stratum A to
depths of 5 feet
Below Stratum B
to depths of 14 to
25 feet
Below Stratum C
to depths of 80 to
94 feet
Below Stratum D
about 3 to 7 feet
thick
Below Stratum E
to 105.5 feet, the
maximum depth
sampled
Soil Types Contained
Asphalt
Compaction
Not
applicable
Brown and gray silty sand; gravel
fill; probable fill including clay,
concrete, cinders, wood, steel, and
brick fragments
Brown and gray sandy lean clay
with layers of brown well and
poorly graded sand and silty sand
Poorly graded gravel; clayey sand
and silty sand with layers of clay
and boulders
Gray disintegrated rock
Generally
loose
Garnett gneiss rock
Slightly to
moderately
fractured
Generally
medium stiff
and firm
Generally
very
compact
Hard
THESIS
21
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Client Information
Description of the Owner
The George Washington University owns and operates the Elliott School of
International Affairs on its downtown Washington, DC campus. The George
Washington University, founded in 1821 by the US Congress, currently is the largest
university in the nation’s capitol with nearly 18,000 students.
The Elliott School prepares students for an extensive range of international
affairs careers in the business, nonprofit and governmental sectors. More than 1,000
undergraduate and 500 graduate students are currently pursuing an interdisciplinary
liberal arts education from the Elliott School. 104 full time faculty are employed by
the Elliott School.
Construction Reasoning
The George Washington University is constructing the 331,243 GSF building
to expand the Elliott School into “one of the best schools of international affairs in
the world,” according to Elliott School Dean Harry Harding.
The Elliott School building will allow the Department of International Affairs
to house under one roof their scholarly centers, research and policy programs,
student services staff, administrative offices, along with their continuously growing
faculty. Currently, the Elliott School occupies two campus buildings and combining
the academic and office facilities of the school into a single building will better unify
the program.
The new facility also provides the School of International Affairs with larger,
better-equipped classrooms and a state-of-the-art Commons with more space for
public programs and private events. Dean Harding explains how the Elliott School’s
growth in recent years necessitated construction, “These new facilities will provide
THESIS
22
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
us with more space to house our growing faculty, research programs, and outreach
activities.”
The Elliott School building combines the academic and office facilities with
on-campus housing. The residential component is part of a campus-wide plan to
increase housing capacity. According to zoning regulations, GW is required to house
at least 70 percent of undergraduate students on campus by 2009.
Owner’s Expectations
The George Washington University sought construction on schedule and
within the established budget for the Elliott School of International Affairs. The
University monitored the construction progress by regularly meeting with the
construction and design teams.
Each week representatives from the University’s construction department
attended progress meetings with Gilbane’s on-site construction management staff
and representatives from SmithGroup, the project’s architects, and many of the other
design firms. At each meeting the Gilbane presented progress and cost updates.
Construction progress was compared to the initial and updated schedules prepared
for the project. Costs were reported and compared to those projected, while
construction changes were discussed and evaluated.
Sequencing Issues and Occupancy Requirements
Initial construction schedules indicated completion of construction of both the
residential and academic components in August 2002. The George Washington
University made living in the residential component of the Elliott School of
International Affairs—described as 1957 E Street, the building’s address—an option
for students for the 2002-2003 academic year in the spring of 2002. The University,
however, maintained the existing academic facilities for the Elliott School for the
THESIS
23
Keith J. Mondock
Construction Management
Faculty Consultant: Messner
Elliott School of International Affairs
1957 E Street NW, Washington, DC 20006
Fall 2002 semester and does not plan to use the new offices and classrooms until the
Spring 2003 semester.
The residential component was turned over to the University on August 15,
2002, allowing students to move into their residences on schedule, while
construction continued on the academic portion of the structure.
Continuing construction while students occupy more than 20% of the
building’s square foot area required construction of the residential component to
proceed ahead of that for the academic component. Finish work—final painting,
carpet installation, and appliance delivery—occurred throughout the residential
component while electrical and HVAC rough-in progressed on the upper floors of the
academic component.
THESIS
24