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TechnicalAssignment1:

October5
ConstructionProject 2009
Management
TheSalamanderResortandSpa

PaulRoberts

TechnicalAssignment1:ConstructionProjectManagement 2009

TABLEOFCONTENTS

EXECUTIVESUMMARY.............................................................................................1
LOCALCONDITIONS.................................................................................................2
CLIENTINFORMATION.............................................................................................3
BUILDINGSYSTEMSSUMMARY...............................................................................4
PROJECTCOSTEVALUATION....................................................................................6
PROJECTSCHEDULESUMMARY.............................................................................11
PROJECTDELIVERYSYSTEM...................................................................................12
STAFFINGPLAN......................................................................................................14
APPENDIXA:D4COSTESTIMATE............................................................................15
APPENDIXB:R.S.MEANS2009REFERENCEPAGES...............................................17
APPENDIXC:PROJECTSCHEDULESUMMARY........................................................19
APPENDIXD:SITEPLANOFEXISTINGCONDITIONS...............................................20

TechnicalAssignment1:ConstructionProjectManagement 2009

EXECUTIVESUMMARY

TechnicalAssignment1summarizestheexistingconditionsandconstruction
managementmethodsutilizedonTheSalamanderResortandSpa.Thisreportisbrokenup
intoeightsections,eachofwhichisbrieflydescribedbelow.Thisreportincludesananalysisof
thelocalconditionsofthesiteandsomeissuesthatareprevalenttothecontractor.Thenext
sectiongivessomebackgroundinformationontheowneroftheproject.Theownerisvery
involvedandfocusedontheresultingqualityofthebuilding.Thebuildingsystemsoverview
outlinesthetypesofsystemspresentandissuessurroundingtheconstruction.Twodifferent
projectcostestimateswereperformed,aparametricandasquarefoot.Thesetwoestimates
varysignificantlywiththeactualprojectcostbutthedifferencesarejustifiedintheanalysis.A
summaryschedulehighlightsthemajoractivitiesandmilestonesthroughthelifeoftheproject.
Theexistingsiteconditionsplanoutlinesthebuildingfootprint,utilities,and
pedestrian/vehiculartrafficflow.Finally,aprojectdeliveryorganizationalplanandonsite
staffingplanisincluded.Thesehelptofamiliarizeyouwiththepeopleandcompaniesinvolved.

TheSalamanderResortandSpa,ownedbySalamanderHospitality,isbeingconstructed
asaluxuryhighendresort.Locatedlessthan40milesfromWashingtonD.C.,theyhopeto
bringinguestslookingforaweekendvacation.Themainbuildingisonestoryabovegrade
withanattachedfourstoryguesthousethatlodgesalltherooms.Thejoinedbasementhouses
alltheserviceroomsandmechanicalspaces.Theprojectdurationisfouryearsandwillcost
approximately$93million.Thebuildingexteriorisacombinationofstoneveneerandstucco.

TurnerConstructioniscontractedwiththeownerthroughacostplusfeeandGMP.
Turnerholdslumpsumcontractswithallsubcontractorswhiletheownerholdcontractswith
allthearchitects,engineers,andconsultants.TheSalamanderResortislookingtobecomethe
firstResortofitskindtobeLEEDCertified.

TechnicalAssignment1:ConstructionProjectManagement 2009

LOCALCONDITIONS

Figure(1)

Figure(2)

TheprojectislocatedinthetownofMiddleburg,Virginiaonroute50,about40miles
westofWashingtonD.C.and120milesnorthofRichmond(Figure1).Figure(2)showsthesite
boundaryinblueandtheresortlocationinred.

PreferredMethodsofConstruction:Muchoftheresidentialpropertiesinold
townMiddleburgaremasonryandbrickconstruction.Tomatchthislook,
SalamanderResortusesastonefaadeonthemainentrancearea.

ConstructionRecycling:Allrecyclingiscollectedonsiteandremovedbyathird
partycompanytoalocalrecyclingplant.

TippingFee:In2008,thetippingfeeinLoudonCountyis$60/ton.(Loundon
CountySolidWasteManagementPlanningDistrict)

SoilType:Theregionalsoilconsistsofablendofdeep,welldrained,siltysoils
andclays.Duringfootingexcavation,thesubsurfacewaterlevelwasnot
reached.

TechnicalAssignment1:ConstructionProjectManagement 2009

CLIENTINFORMATION

SalamanderHospitalityisacompanyformedin2005inpartbythecurrentCEOSheila
Johnson.Hergoalistogrowthecompanybyacquiringoneofakindpropertiesandmanaging
themtoprovideanunforgettableexperience.SalamanderHospitalityspecializesinthe
managementofluxuryresortsandhotels,liketheSalamanderResortandSpa.Theirfocuson
ownerandcustomersatisfactioniswhatdrivesthiscompany.SalamanderHospitalityalso
ownsandmanagestheInnisbrookResortandGolfClubinFloridaandtheWoodlandsInnin
SouthCarolina.BothofthesepropertiesreflectthemissionthatSalamanderHospitalitysetout
toachieve.

OwnerExpectations:

Cost:MostofthefundingforthisprojectcomesdirectlyfromSalamander
Hospitality.Thehighendnatureofthisprojectcanleadtochangesininterior
andexteriorfinishesthroughouttheprojectanditisoneofthegoalsofthe
contractortominimizethecostimpactofthese.

Quality:Theownerislookingforaveryhighqualityfinishedproductthatwill
servetheneedsofherclientbase.Onlythefinestfixtures,furniture,andwood
detailsareused.Thisrequiresthecontractortoprovidespecialattentiontothe
installationprocessinordertoensurethebestlookingproduct.

Schedule:TheownerhadinitiallysetaSpring2010completiondatebuthas
sincepushedthatbacktoSpring2011.Thishasprovidedthecontractorwith
significantfloattime,andallowsforeasiertradecoordination.

Safety:Itiscriticalthatthecontractorprovideasafeenvironmentforallthe
workersonsite.

TechnicalAssignment1:ConstructionProjectManagement 2009

BUILDINGSYSTEMSSUMMARY

BuildingSystemsSummary
Yes No
X
X
X
X

WorkScope
Demolitionrequired?
Structuralsteelframe
Castinplaceconcrete
Precastconcrete

Mechanicalsystem

Electricalsystem

Masonry
Curtainwall
Supportofexcavation

X
X

Issues
Mobilecraneforerection
Craneandbucketplacement.Woodformwork
Mechanicalroomlocatedinbasementofmain
building,northeastcorner.Drysprinklersystem
Main3200A480/2773phase4Wand
secondary120/208V3phase4W
Stoneveneeronmainbuildingatentrance

Excavation:
Allfoundationsshouldbeaminimumof36belowgrade
Buildingspreadandstripfootingsshallbearonundisturbednaturalsoilsor
compactedfillwithabearingpressureof3500psf.
Utilitylinesshallnotbeplacedthroughofbelowfoundationswithoutstructural
engineersapproval

Concrete:
A3000psireinforcedconcretewasusedfor5interiorslabongrade
Theguesthouseutilized9and103500psiposttensionedreinforcedconcrete
onmetaldeckwithcontinuousweldedwirefabric.
Typical16x28reinforcedconcretecolumnsutilizedinguesthouse.

StructuralSteel:
RolledshapesandRoundHSSShapesASTMA992,ASTMA500
218gageLokFloorcompositemetaldeckingusedintheguesthouse
1deep,widerib,20gagegalvanizedroofdeckingusedforboththeguest
houseandmainbuilding
Lightgagesteelrooftrusseswith8lightgagepurlinat48oncenter

TechnicalAssignment1:ConstructionProjectManagement 2009

MechanicalSystem:
15mainAHUs,9VariableFrequencyDrive(VFD)and6ConstantVolume(CV)
6heatrecoveryAHUs.3locatedinthemainlodge,2inthespa,and1inthe
laundryroom
1950gpmcoolingtowerlocatedonthemainroofserveschillers13
Mechanicalroomlocatedinbasementinnortheastcorner

ElectricalSystem:
Fromutility,main3200A480/277V3phase4Wswitchboardwithsecondary
120/208V3phase
UninterruptedPowerSupply(UPS)for4thfloorguesthouseand1stfloormain
building
Indooremergencydieselgenerator(650kW480/277V3phase4W)
Customdesignedlightfixturesandchandeliers

LEEDDesignFeatures:
GreenslateroofingmadefromrecycledrubberandPVCpiping
Minimizeirrigationbyusingnativeplantsandspecies
Maximizeopportunitytousebuildingmaterialsmadefromrecycledproducts
Uselowemittingpaints,carpets,andwindowtreatments
Protectionproceduresinplacetoconserve250ofthe340acres

TechnicalAssignment1:ConstructionProjectManagement 2009

PROJECTCOSTEVALUATION

ActualCosts
ConstructionCost
ConstructionCost/SF
TotalProjectCostEstimate
TotalProjectCostEstimate/SF

$93,802,046.00
$409.24
$135,280,000.00
$590.19

BuildingSystemsCosts(CostandCost/SF)
BuildingSystem
ExcavationandFill
BuildingConcrete
StructuralSteelandMetalDeck
Plumbing
Electric
FinishCarpentry&ArchitecturalMillwork
Windows,Doors,andGlazing
GypsumDrywallWork
GeneralRequirements

Cost
$277,443
$7,191,105
$2,023,292
$13,766,120
$10,674,385
$4,120,000
$1,285,355
$5,911,608
$1,893,275

Cost/SF
$1.21
$31.37
$8.83
$60.06
$46.57
$17.98
$5.61
$25.79
$8.26

TheTotalProjectCostEstimateincludesland,design/consultantfees,furniture,fixtures,
equipment,anddevelopment/marketinginadditiontoconstructioncosts.TheTurner
ConstructionProjectManageronsiteestimatedalltheseadditionalcostsbecausetheowner
didnotreleasetheofficialdata.Asseeninthechart,themostexpensivesystemsinthe
buildingaretheplumbingandelectric.

TechnicalAssignment1:ConstructionProjectManagement 2009

D4CostEstimating
SeeAppendixAforthedetailedD4CostEstimate

TheD4Costestimatewascalculatedbyselectingtwosimilarprojectsinthedatabase
andcombiningtheirattributesintooneestimate.TheclosestprojectsthatD4hadinthe
databaseweremotel/hotels.IchoseTheHamptonInnandSuitesHotelbecauseitisahighend
hotellocatedinChicago.TheInnonLakeSuperiorismoresimilarbecauseoftheamenities
offeredbutdoesnotcomeclosetotheluxurythattheSalamanderResortoffers.

ProjectsUsedinD4CostEstimate
Use
ProjectName
Hotel/Motel HamptonInnandSuitesHotel
Hotel/Motel TheInnonLakeSuperior

Size(SF)
162,000
65,345

Floors
12
3

BuildingCost
$13,797,591
$4,073,012

ParametricD4CostEstimate
Division
0
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16

Name
Percent
BiddingRequirements
7.22
GeneralRequirements
3.75
SiteWork
4.08
Concrete
21.00
Masonry
6.09
Metals
1.56
Wood&Plastics
4.78
Thermal&MoistureProtection
1.91
Doors&Windows
6.39
Finishes
11.38
Specialties
0.35
Equipment
0.09
Furnishings
0.05
SpecialConstruction
0.68
ConveyingSystems
2.49
Mechanical
19.61
Electrical
8.60
TotalBuildingCosts
100.00

Sq.Cost
$9.60
$4.99
$5.42
$27.92
$8.09
$2.07
$6.36
$2.54
$8.50
$15.13
$0.47
$0.12
$0.06
$0.90
$3.31
$26.08
$11.43
$132.99

Amount
$2,200,317
$1,144,345
$1,242,343
$6,400,073
$1,855,012
$475,578
$1,457,405
$581,897
$1,947,182
$3,467,559
$107,688
$26,443
$13,973
$206,514
$758,084
$5,978,605
$2,620,616
$30,483,633

TechnicalAssignment1:ConstructionProjectManagement 2009

TheD4Costestimatereportedat$132.99/SFwithatotalprojectcostof$30,483,633.
Thisvalueisapproximatelyonethirdoftheactualprojectcost.Thissignificantdifferenceis
dueinparttotheuseofthebuilding.TheD4projectsaremainlyhotelorientedwhilethe
Salamanderprojectisafullresortwithspa,restaurant,guestrooms,andhorse
stables/pastures.TheHamptonInnutilizesprecastconcrete,whereasTheSalamanderResort
doesnot.Ifthethreeprojectshadmoresimilarstructural,mechanical,andelectricalsystems
theestimatewouldbecloser.Theamountofcustominteriorwork,lightingfixturesand
woodwork,foundonthisprojectalsocontributestothedifference.

TechnicalAssignment1:ConstructionProjectManagement 2009

R.S.MeansSquareFootEstimate:
SeeAppendixBforthereferencepagesfromR.S.Means2009

ThefollowingR.S.MeanssquarefootestimateisbasedoffM.350:47StoryHotelwith
FaceBrickandConcreteBackUp.Thecostsarecalculatedusinganareaof229,213squarefeet
and2,828perimeter.Basementadditionalongwithheight,perimeter,andlocation
adjustmentswereused.Amajorityofthestructuralframingisdonewithreinforcedconcrete.

S.F.Area
L.F.Area
FaceBrickwith
SteelFrame
ConcreteBlockBackup R/Conc.Frame
ExteriorWall

195,000
850
$159.60
$157.60

StoryHeightAdjustment:

12103=1.75

$1.25/ft*(1.75)=$2.19/sq.ft.
PerimeterAdjustment:

2828850=1978
+$1.75/100ft*(1978)=+$34.62

BasementAddition:
+$32.20/sqft

SubTotalPerSquareFootEstimate:

157.60+2.19+34.62+32.20=$226.61/sqft.

ProjectLocationAdjustment

Arlington,VirginiaistheclosestlocationlistedinRSMeans.
$226.61*0.93=$210.75/sqft.

SubTotalConstructionCost

$210.75/sqft.*(229,213sqft.)=$48,306,640

TechnicalAssignment1:ConstructionProjectManagement 2009

CommonAdditives:

(5)5000lb.capacityelevators@$170,700each+$853,500

(1)Securitycameraandmonitor@$1850and

(37)additionalcameras@$1000each+$38,850

(4)125lb.washers@$32,800each+$131,200

(1)50lb.washer@$12,200each+$12,200

(2)Laundryfolders@$66,500each+$133,000

(1)Laundryironer@$35,500each+$35,500

CommonAdditivesTotal=+$1,204,250

TotalConstructionCost:

$48,306,640+$1,204,250=$49,510,890

$216.00/SF

TheR.S.Meanssquarefootestimateisabout$45millionlessthantheactualproject
cost.Partofthisdifferencecanbeattributedtousingahotelasthebasisfortheestimate,as
R.S.Meansdoesnothaveacategoryforresorts.Anotherreasonforthedifferencecomesin
thefaade,R.S.MeansusesFaceBrickwithConcreteClockBackUpwhileTheSalamander
Resortusesastoneveneerandstucco.Otherdiscrepancieswerediscussedintheanalysisof
theD4Costestimate.

TheR.S.MeansestimateforthisprojectismoreaccuratethantheD4Costestimate
partlybecausetheMeansestimateismoretailoredtothisproject,whiletheD4Costisbased
offotherbuildings.Whileneitherestimatehadagoodbasisforcomparison,theR.S.Means
estimateiswouldbefairlyaccurateifitincludedmoreofthespecialtyitemsandfinishesfound
inTheSalamanderResort.

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TechnicalAssignment1:ConstructionProjectManagement 2009

PROJECTSCHEDULESUMMARY
SeeAppendixCfortheProjectScheduleSummary

TurnerConstructionwasawardedtheconstructioncontractfromSalamander
HospitalitytoconstructTheSalamanderResortandSpa.Theprojectwasoriginallyplannedto
becompletedinMarch2010,butwaspushedbackoneyearpertheownersrequest.This
allowedTurnertospreadoutthetradesandevenputseveralonhold.Forexample,allinterior
framingwascompletedbyJanuary2009butdrywallandroughinswereputonholdfor11
monthstoaccommodatethenewschedule.Italsoleadstolesscongestiononsitedueto
fewertradeshavingtoworksimultaneously.

Foundation
Thetotaldurationofthefoundationworkwasapproximately6months.Thefoundation
consistedofreinforcedconcretespreadfootingsexcavateddowntoaminimumof36inches
belowtheslabongrade.Noformworkwasneededbecausetheexcavationholesweredugto
thecorrectfootingsize.

Structural
SuperstructureforTheSalamanderResortandSpatookabout6monthstocomplete.It
consistedofbothconcreteandsteelframing.Thebasementandguestwinghaveconcrete
framingthroughoutandthemainbuildinghassteelframingonthefirstfloor.Thiscreated
challengesintheschedulewhenbothconcreteandsteelwerebeinginstalledsimultaneously.

Finishes
Turnerhasallocatedalargeamountoftimetothefinishesduetothecomplexitiesofthe
project.Amajorityofthefixturesarecustomdesignedforthisprojectandaremorelikelyto
requireadditionaltimetoinstall.Likemanyoftheactivities,finisheswouldbeabletofinishin
lesstimethantheallottediftheschedulewasoptimizedfortime.

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TechnicalAssignment1:ConstructionProjectManagement 2009

PROJECTDELIVERYSYSTEM

Theprojectdeliverymethodusedisadesignbuild.Adesignbuildmethodwaschosen
becausealargeportionofthelightingsystemandcustominteriorworkwasnotdesignedatbid
time.WhenTurnertookovertheprojectin2007ithadalreadyundergonethreecomplete
redesignsunderadifferentgeneralcontractor.Theownerinitiallywantedtofasttrackthe
processtomakeupforlostgroundbutthiswaslateralteredtofittheirneedsmoreaccurately.
TheOwner,SalamanderHospitality,holdsdirectcontractswithallthedesignarchitects,
engineers,consultants.ThecontractbetweentheOwnerandTurnerConstructionisaCostPlus
FeewithaGuaranteedMaximumPrice(GMP).TurnerConstructionholdslumpsumcontracts
withallthesubcontractors.Thecontractorwasselectedthroughacompetitiveprocessbased
uponqualification,fee,andageneralconditionsproposal.
TurnerConstructionusesaContractorControlledInsuranceProgram(CCIP)which
includesworkerscompensationandgeneralliability.TheOwnerseparatelypurchasedBuilders
RiskInsurance.ThereisnoPerformanceBondonthisproject.
Seethefollowingpagefortheprojectdeliverysystemorganizationalchart.

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TechnicalAssignment1:ConstructionProjectManagement 2009

DevelopmentManager
MarkG.AndersonConsultants

CivilEngineer
PHR+A

Architect
ArchitectureInc.

LandscapeArchitect
Oculus

DesignArchitect
WinberlyAllisonTongandGoo

MEPEngineer
RGVanderweilEngineers

Owner
SalamanderHospitality

StructuralEngineer
Rathgeber/GossAssociates
SpaConsultant
BlueSpas

InteriorDesigner
ForrestPerkins

LifeSafetyConsultant
RolfJensenandAssociates

FoodServiceConsultants
CINI,Little

CostplusFee
andGMP

GeneralContractor
TurnerConstruction

LumpSum

ElectricalContractor

HVACContractor

ConcreteContractor

13

ExcavatingContractor

OtherContractors

TechnicalAssignment1:ConstructionProjectManagement 2009

STAFFINGPLAN

TurnerConstructionhaseightpeopleworkingonsite,oneprojectmanager,
threesuperintendents,andfourengineers.Therearemorepeopleonthissitethan
usualbecauseofthecomplexityofthesystemsandinstallation.TheProjectEngineer
andAssistantEngineerareresponsibleforRFIsandsubmittalsonadailybasis.The
Superintendentsareresponsibleforworkflow,schedulechanges,andsubcontractors.
BelowistheTurnerConstructiononsitestaff.

ProjectSuperintendent
RogerShepard

Asst.Superintendent1
ChrisKayton
Asst.Superintendent2

ProjectManager
MarkMiller

Asst.Engineer
TamikaMcCory
ProjectEngineer
ThereSwanson

MEPEngineer
AndyYohe
Asst.Engineer
PragnyaKappagantula

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TechnicalAssignment1:ConstructionProjectManagement 2009

APPENDIXA:D4COSTESTIMATE

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TechnicalAssignment1:ConstructionProjectManagement 2009

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TechnicalAssignment1:ConstructionProjectManagement 2009

APPENDIXB:R.S.MEANS2009REFERENCEPAGES

17

TechnicalAssignment1:ConstructionProjectManagement 2009

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TechnicalAssignment1:ConstructionProjectManagement 2009

APPENDIXC:PROJECTSCHEDULESUMMARY

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TechnicalAssignment1:ConstructionProjectManagement 2009

APPENDIXD:SITEPLANOFEXISTINGCONDITIONS

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