Executive Summary-

 

Contractual Agreements:

 

The basic contractual agreement is a single prime contract between the owner and the general contractor, Leonard S. Fiore.  The owner also holds a contract with Frederick J. Fernsler, the architect for this project.  Leonard S. Fiore then holds contracts with each of the subcontractors.  Upon reviewing this arrangement, one could deduce that a CM at risk arrangement may also be applicable given the number of subcontractors and the $60,000 fee paid to the architect by the general contractor for site visits, shop drawing review, and project meeting attendance.  Another thing that lends this project to a CM at risk arrangement is duration of the project.  Since total construction time is only 400 days, a construction manager could have given the project a quicker start by subcontracting all the work out and getting the excavation and foundation work started while design was still being finalized.

 

Construction Schedule:

 

As previously noted, the duration of this project is 400 days as per the specification.  After a meeting with Bob Decker, project superintendent, I learned that the work on this project didn’t begin until June 3, 2002.  This leaves only 383 days to complete the project.  Another item to set the project back was the removal of limestone bedrock found within the site.  The specification prohibits blasting, so this material had to be slowly chipped away and hauled off site.  I do not have a copy of the actual schedule, but I put together a summary schedule relating major items and milestone dates.

 

Project Cost / Budget:

 

This project is valued at 6 million dollars.  D4 estimating software closely verifies this number, while a square foot estimate from R.S. Means produces a number around $600,000 short.  Variances are found in the structural system and exterior finishes.  Another feature of this building not found in these estimates is the parking level located underneath the building’s structure.  One could imagine that a fairly simple building like the Bryce Jordan Tower could be estimated very closely, but the bid data from prospective contractors makes one wonder with the next closest bid at $6,900,000.  This is an area that could be looked into in more detail.

 

 

 

 

 

 

Project Delivery System-

 

 

 

Above is a schematic of the basic project delivery system.  It is intended to show basic relationships between the owner, architect, and general contractor.  The owner, HFL Corporation holds one prime contract for general, HVAC, plumbing, and electrical construction.  This contract is held with Leonard S. Fiore, an Altoona based general contractor.  The owner has also contracted the services of Frederick J. Fernsler, AIA to design the Bryce Jordan Tower. 

 

Fredrick J. Fernsler’s firm utilized three different engineering firms to complete the design documents.  Penn Terra Engineering, Inc.  performed the site engineering, Nannis and Associates are the structural engineers, and East Hills Engineering Associates designed the HVAC, plumbing, electrical, and fire protection systems.

 

Leonard S. Fiore ,as previously noted, is the general contractor on this project.  They will perform most of the construction themselves, but will utilize specialty contractors for selected items.  Four primary subcontractors will be utilized, but there are a total of twelve subcontracted items.  Leonard S. Fiore will hold separate contracts with each of the four primary subcontractors. 

 

The first of these contractors is Joseph C. Hazel.  He will perform both the mechanical and plumbing work on the project.  D.C. Goodman is the electrical and fire protection contractor.  One major item that Leonard S. Fiore will not perform is the masonry work.  Fahr Masonry is contracted to handle this aspect of the project.  The most unique thing about this building that I have uncovered is the Dryvit exterior finish system.  Due to the nature and complexity of this finish Benjamin Construction’s services have been contracted.  Benjamin Construction is experienced in this finish system and will be a key player in this project’s construction.

 

 

Project Schedule Summary- See Attached Schedule

 

Key Elements of the Foundation, Structural, and Finish Sequences

 

 

Project Cost Evaluation-

 

Background:

I have not been able to obtain a definitive cost for this project.  My contacts Adam Fernsler (from Frederick J. Fernsler’s firm) and Bob Decker (project superintendent) have both said the project is in the 6 million dollar range.  So I will assume that the project cost is 6 million dollars.  Mr. Decker has pointed out that the 6 million dollar figure is approximately $900,000 less than their closest competitor’s bid.  He believes that could possibly be a mistake in the estimate.  Mr. Fernsler had pointed this same fact out, but he believed that it was Leonard S. Fiore’s experience in cast-in-place concrete was the reason for the low bid.

 

Project Cost

 

 

 

 

 

 

Estimate Comparison

 

As previously stated project cost obtained from both the architect and general contractor is in the 6 million dollar range.  This figure may vary slightly but it allows for comparison to other estimates.  The D4 cost analysis produced an estimate that was very close to the 6 million dollar figure, $6,021,696.  The building used to model this cost used the Dryvit finish system that the Bryce Jordan Tower employs, but on the other hand it uses a cast-in-place structural system, whereas the Bryce Jordan Tower uses a block and plank system.  The R.S. Means estimate was about $650,000 dollars less than the actual estimate, but served as an excellent parallel since it was based on a 6 story – 60,000 S.F building.  It lacked in comparison in terms of exterior finishes and the type of structural system.