Jeff POND by Drexel Architecture Program

JEFF POND AFFORDABLE ALTERNATIVE SIMON TICKELL

PROJECT DELIVERY METHODS OVERVIEW PROJECT DELIVERY METHODS OVERVIEW PROJECT DELIVERY METHODS OVERVIEW PROJECT DELIVERY METHODS OVERVIEW DESIGN BID BUILD tradtional practice DESIGN BID BUILD tradtional practice DESIGN BIDproject BUILD tradtional practiceARCHITECT

Low-Bidder

ARCHITECT

OWNER

Best Value

Most Qualified

Procurement Low-Bidder Best Value METHODS Most Qualified PROJECT PROJECT DELIVERY OVERVIEW DELIVERY METHODS OVERVIEW DELIVERY METHODS OVERVIEW delivery overview PROJECT DELIVERY METHODSPROJECT OVERVIEW Low-Bidder Best Value Most Qualified Procurement PROJECT DELIVERY METHODS OVERVIEW Low-Bidder Best Value Most Qualified Lump-Sum GMP Cost+ Procurement

GENERAL CONTRACTOR GENERAL CONTRACTOR GENERAL CONTRACTOR

MOST COMMON

COMMON

MOST COMMON MOST COMMON

ARCHITECT OWNER

DESIGN BUILD

Procurement

COMMON

RARE

COMMON

MOST COMMON

RARE

DESIGN BID BUILD COMMON

ARCHITECT

Compensation

COMMON

RARE

contract with the owner/client provide with the designs for a project. The owner holds a separatetocontract a contractor In the traditional method of practice, an architect is in a project.the Thework owner holds a separate contract a contractor to perform to complete the project; oftenwith for an agreed contract with the owner/client to provide the designs for a perform the work to complete the project; often for upontofee. The owner maintains a fair amount of control as an theagreed project. The owner holds a separate contract with a contractor upon fee.between The owner a fair amount of control ‘go between’ themaintains two contractually separate entities;as the to perform the work tothecomplete the project; often entities; for an agreed between’ contractually separate those‘go building thebetween project and two those providing the information upon building fee. The the owner maintains a fair amountthe of control as the project and those providing information to dothose so.

COMMON

OWNER CONTRACTOR

‘godobetween’ between the two contractually separate entities; to so. those building the project and those providing the information

OWNER

CONTRACTOR

GENERAL CONTRACTOR

* *

Cost+ Compensation RARE-

TEAM

Cost+

COMMON CM as

COMMON

Best Value

Most Qualified

MOST ARCHITECT COMMON

COMMON owner’s agent

Lump-Sum OWNER COMMON

COMMON

GMP

Cost+

COMMON

RARE

GENERAL CONTRACTOR

RARE developer

DEVELOP/ DESIGN/BUILD TEAM

PUBLIC ENTITY

In DESIGN BUILD, a team of architects, designers, engineers Public Private and buildersBridging performs service to complete a project from its Partnership inception through to its completion. In this method of practice there is a single contractual relationshipDESIGN/BUILD between the owner/ OWNER

CONTRACTOR CONTRACTOR OWNER

GMP

CONSTRUCTION MANAGER

DESIGN/BUILD TEAM

OWNER

ARCHITECT

CONTRACTOR

ARCHITECT

GENERAL CONTRACTOR

Low-Bidder

Procurement RARE

DESIGN CONSULTANT

In the traditional method of practice, an architect is in a In the CONSTRUCTION MANAGER AT RISK delivery method, a In DESIGN BUILD, a team of architects, designers, engineers CM as owner’s contract with theagent owner/client to provide the designs for a CM serves as an advisor to the owner/client during design but multiple primes and builders performs service to complete a project from its CM as owner’s agent project. The owner holds a separate contractmultiple with a contractor then returns to a more at risk role during construction. Having primes CONSTRUCTION MANAGER

DESIGN/BUILD TEAM DESIGN/BUILD

Lump-Sum

GMP

COMMON

design and construction professionals allows for a streamlined process.

MOST Most QualifiedCOMMON

OWNER

Lump-Sum

Most Qualified

In practices of INTEGRATED PROJECT DELIVERY the interests of all parties are aligned and each are in a relationship with OWNER

CONSTRUCTION MANAGER

DESIGN/BUILD TEAM

as significantly owner’s agent the others. The process for such practices CM bears to do so. Thesis Project Ojectives: through to its completion. In this methodMETHODS of practice PROJECT DELIVERY PROJECT DELIVERY OVERVIEW PROJECT DELIVERY METHODSinception OVERVIEW PROJECT PROJECT DELIVERY DELIVERY METHODS METHODS OVERVIEW OVERVIEW client and the DB team.METHODS This and early collaborationOVERVIEW between to perform the work to complete the project; often for an agreed a CM in this position allows for opportunities to fast-track but on how these agreements are written and the selection of the CONTRACTOR

CONSTRUCTION MANAGER

CONTRACTOR

CM as owner’s agent

_to investigate and identify the tools of the

tradtional practice tradtional practice

architect-led design build practice OWNER

MOST Procurement Procurement COMMON

ARCHITECT

MOST COMMON COMMON

COMMON RARE

OWNER

_to identify a problem that can benefit from

Low-Bidder

Lump-Sum Lump-Sum GMP COMMON Compensation Compensation

GMP Cost+

COMMON RARE

GENERAL GENERAL CONTRACTOR CONTRACTOR

Procurement

RARE

OWNER

Lump-Sum

Cost+

RARE RARE CONSTRUCTION MANAGER AT RISK

RARE

Compensation

COMMON

project. The owner project. holdsThe a separate owner holds contract a separate with a contractor contract with a contractor to perform the work to perform to complete the work thetoproject; complete often theforproject; an agreed often for an agreed upon fee. The owner upon maintains fee. The owner a fair maintains amount ofacontrol fair amount as theof control as the Known from the start, any project will ‘go between’ between ‘go between’ the twobetween contractually the twoseparate contractually entities; entities; need aseparate designer and a builder. Regardlessthe as information to when either party those building the those project building and the those project providing and those the information providing The owner (or in some cases a CM) is brought on to the project, in most to do so. to do so. holds the prime contract for each

Best Value

Most Qualified

MOST COMMON

RARE

CM as owner’s agent

DESIGN/BUILD TEAM GMP COMMON

methods of practice the architect and entity and is ultimately the decision the general contractor hold separate maker, responding to both the contracts with the owner; each with architect and the contractor. a defined scope of work and process of doing things that separtes the two entities. This is the “over-the-wall” method.

CONSTRUCTION MANAGER

ARCHITECT

CONTRACTOR

and sub-contractors as well. This divide has been grown to themultiple point that in todays practices it legal, cultural and at times very adversarial.

CM as owner’sCM agent as owner’s agent

client and the DB team. This and early collaboration between design and construction professionals allows for a streamlined process.

CONTRACTOR

OWNER

CONTRACTOR

Low-Bidder

Bridging

COMMON multiple primes Procurement

Cost+

PUBLIC ENTITY

Best Value

GMP

Cost+

COMMON

RARE

Bridging

Partnership Most Qualified

Best Value

RARE

COMMON

MOST COMMON

GMP

Cost+

RARE

COMMON

Lump-Sum RARE

DEVELOP/ DESIGN/BUILD TEAM

In practices of INTEGRATED PROJECT DELIVERY the interests of all parties are aligned and each are in a relationship with DESIGN/BUILD OWNER TEAM the others. The process for such practices bears significantly on how these agreements are written and the selection of the agent CM as owner’s players involved. Often times IPD will include either front or developer back end services to a project (ie. feasability study or facility DESIGN CONSULTANT DEVELOP/ maintainance.) PUBLIC DESIGN/BUILD CONSTRUCTION MANAGER

DESIGN/BUILD TEAM

ARCHITECT

OWNER

CONTRACTOR

PUBLIC ENTITY

DESIGN/BUILD TEAM

Low-Bidder

Procurement

Compensation

GENERAL CONTRACTOR

Bridging

CONTRACTOR

COMMON

OWNER

ARCHITECT

Most Qualified

Public Private

Partnership COMMON

Lump-Sum

consultants

ARCHITECT

OWNER

DEVELOP/ DESIGN/BUILD TEAM

ARCHITECTMOST

OWNER

Compensation

RARECOMMON

DESIGN/BUILD TEAM

developer

DESIGN CONSULTANT

players involved. Often times IPD will include either front or back end services to a project (ie. feasability study or facility maintainance.) Public Private

developer

CONTRACTOR

DESIGN CONSULTANT

primesmultiple primes

DESIGN BUILD DIFFERENCE As a project develops the need to TEAM communicate across the boundry

ENTITY

Public may be Private imperative but also difficult Partnership as each side tries not to induce any further liability. The onwer may in this instance be stuck in the middle of an adverse relationship between the design side and the construction side of the project.

mediator, arbitraitor in an unfamiliar world

CONTRACTOR

ARCHITECT

OWNER

CONTRACTOR

sub-contractors

builder

adapted from gluckplus.com

trends in the market ARCHITECT-LED DESIGN/BUILD 6.1%

5.2%

12%

12% 33.5%

percentage of market

paths and informed documentation

DESIGN BUILD DIFFERENCE

inception through to its completion. In this method of practice there is a single contractual relationship between the owner/

DBB CMAR DB

under a design build model, with critical

then returns to a more at risk role during construction. Having a CM in this position allows for opportunities to fast-track ARCHITECTbut ARCHITECT ARCHITECT by the same token often requires compensation agreements In this model the designers OWNER team OWNER OWNER OWNER to be made (often GMP) on partial designs. Construction of architects, engineers, and other GENERAL GENERAL management services come atis acontractually premium and are contractual consultants separated CONTRACTOR CONTRACTOR from the builder’s team of contractors agreement withdesigner the owner that separate from design services.

process.

INTEGRATED PROJECT DELIVERY

thepractices of design build Inarchitecture In DESIGN BUILD, a team of architects, designers, engineers In the CONSTRUCTION MANAGER AT RISK delivery method, a the traditionalInmethod the traditional of practice, method an architect of practice, is inana architect is in a and builders performs service to complete a project from its CM serves aswith an advisor totraditional the owner/client during design but contract with thecontract owner/client with the to owner/client provide the designs to provide for the acommon designs for a struggle practice (DBB) DESIGN BUILD DIFFERENCE... DESIGN BUILD DIFFERENCE... _develop a project as it were to be built

ARCHITECT

DESIGN BUILD

Low-Bidder Low-Bidder Best Value Best Most Value Qualified Most Qualified ARCHITECT

TEAM

CM professionals as owner’s agent design and construction allows for a streamlined

ARCHITECT

CONSTRUCTION MANAGER

C.M. AT RISK

DESIGNDESIGN BID BUILD BID BUILD ARCHITECT

there is a single contractual relationship between the owner/

multiple upon fee. The owner maintains a fair amount of control as primes the by the same token often requires compensation agreements client and the DB team. This and early collaboration between OWNER OWNER ‘go between’ between the two contractually separate entities; to be made (often on partial designs. Construction design and construction professionals allows GMP) for a streamlined GENERAL those building the project and those providingprocess. the information management services come at a premiumCONTRACTOR and are contractual to do so. agreement with the owner that separate from design services.

unit cost

cost growth

construction speed

delivery speed

schedule growth

trends show DB as a viable way of reducing costs and project delivery time

41% 28%

2005

2013

trends show DB practice increasing in the the construction market

Low-Bid

Procurement

RARE

COMMON

RARE Compensation COMMON VARIATIONS:

RARE

ARCHITECT

OWNER

GENERAL CONTRACTOR

Cost+

GMP

OWNER

Best Value

RARE

MOST COMMON

COMMON

Compensation

CONSTRUCTION MANAGER

Low-Bidder

INTEGRATED PROJECT DELIVERY

RARE

COMMON

Low-Bidder Best Value RARE Procurement

COMMON

Lump-Sum

DESIGN BUILD

COMMON

Most Qualified

ARCHITECT

inception through to its completion. In this method of practice DESIGN/BUILD OWNER TEAM there is a single contractual relationship between the owner/ COMMON Compensation

COMMON VARIATIONS: CONSTRUCTION MANAGER

MOST COMMON

Best Value

CONSTRUCTION GENERAL client and the DB team. This and early collaboration between MANAGER AT RISK CONTRACTOR ARCHITECT

ARCHITECT

OWNER

Low-Bidder

Compensation

In DESIGN BUILD, a team of architects, designers, engineers Procurement and builders performs service to complete a project from its OWNER

ARCHITECT

OWNER

BUILD

Procurement

RARE

OWNER

In the traditional method of practice, an architect is in a In thewith traditional method oftopractice, an architect is ina a contract the owner/client provide the designs for

C.M. AT RISK

RARE

Lump-Sum GMP Cost+ Lump-Sum GMP Cost+ tradtional practice COMMON RARE RARE Compensation DESIGN Lump-Sum RAREGMP COMMON RARECost+ Compensation

COMMON

DESIGN/BUILD TEAM

OWNER

Data from the McGraw Hill Construction 2014 SmartMarket Report entitled Project Delivery Systems

Lump-S

Compensation

RARE

the design build difference AR CH ITDESIGN/BUILD ARCHITECT-LED ECT -LE DD ESI GN /BU ILD ARCHITECT-LED DESIGN/BUILD OW NE OWNER R

OWNER

ARCHITECT-LED DESIGN/BUILD

ARCHITECT-LED DESIGN/BUILD In the case of ARCHITECTLED DESIGN/BUILD Team, the

Architect-led Design Build: design and construction happens are engaged early in the project allowing for

AR ARCHITECT-LED D DESIGN/BUILD

designer is the owners point of continued feedback between parties that can help inform the design process contact. Similar to the process of bridging where the owners

design consultant may hand down initial designs down to In the casea of ARCHITECTmore integrated DB Team, ARCHITECT-LED LED DESIGN/BUILD Team, the the architect-led model works DESIGN/BUILD designer isdevelop the owners point ofan informed DESIGN to perserve contact. Similar the process designtointent from the start of of bridgingthewhere the through owners construction project design consultant may hand to completion. AR down initial designs down to CH In th DE ITE a more integrated e DB Team, ARCHITECT-LED SIG CT LED case o works the architect-led model N/B -LED des DESIG f ARC DESIGN/BUILD igton perserve HIT N UIL develop er is /BUanIL informed E con D D T CTtac the the start t. from design eaof of b intent o ridg Simila wners m, th dethe r to construction ing through poin e sig project wh the nc t of e d p re o o to completion. ro Provides a single point of contact owner and a management of wn for nthe init sultan the ow cess a m that ialfosters tcollaboration consultants and subcontractors ners not adversity o ma yh the re inte desig and ns arc gra dow hite ted dev n ctD elo to B led p to des mo Team ig p the n inte erserv del w , o p n e to c roject t from an in rks form om thro the p u e s leti Pro on. gh co tart of d nstrand a management of con vides Provides a single point of contact for the owner ucti sult a s on not adversity consultants and subcontractors that fosters collaboration ants ingle and poin sub t of con con trac tac tors t for tha the t fo ste owner rs c olla and a bor ma atio nag n n em ot a ent dve of rsit y

CONSTRUCTION

ARCHITECT-LED DESIGN/BUILD Architect-led Design/Build: with architects on site, fast tracking benefits from being more informed and properly managed thanks to the feedback model that DB provides

Early with engagement with helps constru Early engagement construction to understand and to tailor cost and tailorcost design the design realitiest of a budget

trade

DESIGN CONSTRUCTION DESIGN

TIME SAVED CONSTRUCTION

FEEDBACK throughout project timeline

Single point of contact for owner, with designer Creativity through collaboration Control of means and methods

trade

DESIGN CONSTRUCTION CONSTRUCTION

ARCHITECT-LED DESIGN/BUILD Early engagement with construction allows for a properly managed phased construction

My investigations of Architect-led Design/ Build identified areas and processes in the making of architecture that this method of practice can exercise more control over than traditional practice. The issue of affordable housing is

Engagement with construction process helps to understand cost Less value engineering, Fewer change orders

one that is relevent and of increasing concern in our cities today. Additionally an affordable housing project comes with certain constraints that present challenges for any way of practicing

Quick, responsive feedback Properly managed, properly phased construction

architecture. Nonetheless, Philadelphia City Council has identified this as a crisis that can be overcome. Using this as a preface, I chose to further my investigationof Design/Build by applying itâ&#x20AC;&#x2122;s ideals to an affordable housing project in North Philadelphia.

DIAMOND STREET SITE

I chose to look for a site for this project in

small scale development of infill lots

the Lower North District of Philadelphia. This area has some of the highest vacany rates in the city and has been identified in some areas as a good place to focus BREWERYTOWN SITE

efforts of rebuilding and development.

medium scale development on parcel assembleges

I looked at three sites to start to develop my project witht the idea that I could establish a SMALL, MEDIUM, LARGE approach to doing things. I used both the

CRUZ REC. SITE

Lower North District Plan and guidelines

large scale development on single large parcel

from the Philadelphia Land Bank to help determine the feasibilty of these sites and to help ground my project.

B u c k s C o u n t y

Create jobs Upper Far Northeast District

Lower Far Northeast District Pennypack Park

M o n t g o m e r y C o u n t y

PROJECT OPPORTUNITES Recommended Areas for Development and Higher Density i

Central Northeast District

Upper North District Upper Northwest District

I-76

Lower Northwest District

Lower Northeast District

Fern Rock Transportation Center

Tacony Creek Park

Wissahickon Valley Park

North Delaware District Frankford Transportation Center

North District I-95

M o n t g o m e r y C o u n t y

River Wards District

West Park District Fairmount Park

Lower North

Cobbs Creek

West District Market Street

University Southwest District

r ve Ri

PUBLICALLY OWNED LAND

I-676

Metropolitan Center

N e w J e r s ey

Central District

69th St. Transportation Center

e ar

South District Broad Street

D e la w a r e C ou n t y

Lower Southwest District

Lower South District Sports Complex FDR Park

I-76

VACANT PARCEL

Navy Yard Franklin Square

Logan Square

N e w I-95

Philadelphia International Airport

J e r s e y

VACANT TAX DELINQUENT

Convention Center

City Hall

Rittenhouse Square

Philadelphia2035: Lower North District Plan

480 Acres

Washington Square

VACANT BUILDING

CRUZ REC.

TAX DELINQUENT PUBLICALLY OWNED

AMONDSTREET AMOND STREET OCCUPIED

VACANT BLDG. VACANT LOT PARKING

LAND BANK DECISION TREE...

YARD GARDEN PARKING VACANT LAND VACANT BUILDING OCCUPIED PUBLICALLY OWNED TAX DELINQUENT

...for vacant parcels.

LAND BANK DECISION TREES...

GARDEN

...for vacant parcels.

...for vacant buildings

YARD SUPPORT THE END USE IDENTIFIED IN THE PLAN

FEW

DIAMOND STREET SITE

PHILADELPHIA LAND BANK DECISION TREES...

HOUSING

MOST

DEMOLISH & ASSESS OPPORTUNITIES FOR THE LAND

STABILIZE & PACKAGE WITH ADJACENT PARCELS

HOUSING HOU HHO OOUUUSIN SSIIN SIN ING

HOLD/ASSEMBLE FOR HOUSING

MOST

BREWERYTOWN SITE

CRUZ RECREATION SITE

REFER TO L&I FOR POTENTIAL DEMOLITION

...for vacant parcels. SUPPORT THE END USE IDENTIFIED IN THE PLAN

SUPPORT THE END USE IDENTIFIED IN THE PLAN

HOUSING

HOLD/ASSEMBLE FOR HOUSING

FEW

...for vacant buildings. STABILIZE & PACKAGE WITH ADJACENT PARCELS

priliminary blocking for each site...

DEMOLISH & ASSESS OPPORTUNITIES FOR THE LAND

REFER TO L&I FOR POTENTIAL DEMOLITION

STABILIZE & PACKAGE WITH ADJACENT PARCELS

DEMOLISH & ASSESS OPPORTUNITIES FOR THE LAND

REFER TO L&I FOR POTENTIAL DEMOLITION

INSULATED RAINSCREEN FACADE ASSMBLY (FIELD INSTALLED)

Ultimately I looke towards modular, prefabrication as a way to develop the three site together. The idea was that, in reality this would done to help cut cost and hopeful benefit from the economy of scale when using a system of similar components. Ideally this would help reduce the burdered on subsidies.

Cost Comfort Air Quality

SINGLE TOP PLATE 2X8 CEILING FRAMING GYPSUM WALL BOARD 1 ½” INTEGRATED SHEATHING/INSULATION PANELS

Cost Comfort Air Quality

SPRAY FOAM DENSE PACK CELLULOSE FURRED OUT WIRING CHASE 2X6 FRAMING @24” O.C. 2X12 FLOOR FRAMING 2” XPS INSULATION

Cost Comfort Air Quality

foundation line

Cost Comfort Air Quality

2X6 IN-LINE FRAMING @24” O.C.

Utilize various strategies of advanced farming techniques

DOUBLE STUD CORNERS less waste; less thermal bridging

to reduce material waste, increase insulation and decrease thermal bridging

*EFFICIENT USE OF MATERIAL

14’-5½”

16’ INSULATED ACTUAL SIZED HEADERS

36’

40’

44’

32”

4’

4’ *EFFICIENT USE OF MATERIAL

SINGLE STUD R.O. no cripple or jack studs

10’-8”

Cost Comfort Air Quality

mate line Cost Comfort Air Quality

8’-8”

Additionally, adopting some of the ideals of Passive House design, the units constructed would be highly insulated so they may be conditioned using simple systems at a relatively low cost to the occupant.

2X6 FRAMING @24” O.C. INTEGRATED VAPOR BARRIER W/ FLASHING TAPE

THE LAYER CAKE scheme The module can be design in a way that is compatible with the nature of different sites. The kit of parts and floor plans can be consistent from location to location but the facade and the way in which the building meets the ground will vary. Using this method you could imagine a number of modules being built awaiting a site to selected and prepared.

DIAMOND STREET SITE

BREWERYTOWN SITE

CRUZ RECREATION SITE continuous vapor barrier epdm roofing membrane flashing cap

continuous vapor barrier

module mate line

2” Xps insulation

MINERAL wool insulation panel wood support metal decking

Layer 1 development

module mate line flashing insulated concrete formwork vapor barrier membrane cement board skirt

12x24” CONTINUOUS CONCRETE FOOTING

module mate line

steel post and beam wood frame build-out foundation anchors

4” concrete slab

CRUSHED STONE to frost depth (min 36”) CRUSHED STONE 18x36” CONTINUOUS CONCRETE grade beam

2” XPS INSULATION CRUSHED STONE

MODS and FACADES

continuous vapor barrier

3-4” Xps insulation 4” concrete slab

wood frame parapet steel angle parapet support fascia board/panel

12”Ø x 60”d (estimated) COlumn foundation

19th St.

N Uber St.

20th St.

DIAMOND STREET SITE

Diamon

d St.

SITE PLAN

UNIT PLANS

up up

up up up

up up

entry level

lower level

2 bedroom lower unit

1 bedroom accessible lower unit

2nd floor

3rd floor

2 bedroom upper unit

street elevation

ramping at entry

building section

on site vs. offsite work

prefab module constructed on site excavation/site work

mechanical zoning

each unit of the duplex has a separate ERV unit to control ventilation and air temperature

final section and elevation details

BREWERYTOWN SITE up up

up up up up

27th St.

Etting St.

Martson St.

28th St.

Master St.

UNIT PLANS

typical

accessible

1 bedroom street level units

3 bedroom upper level unit

1 bedroom upper level unit

2 bedroom corner units

street elevation

section through stair tower

section through typical grouping up

typical grouping

grouping at corner above commericial space

street level units upper level units

up up up up

up up up

up up

on site vs. offsite work

prefab module constructed on site excavation/site work

mechanical zoning

each grouping of units shares a larger ERV unit and heating system located in the common basement

final section and elevation details

4th St.

nce St. N. Lawre

Orkney S

5th St.

CRUZ RECREATION SITE

Harlan St.

Master St.

UNIT PLANS

2 bedroom corridor unit

2 bedroom courtyard unit

1 bedroom courtyard unit

floor 1

floor 2

floor 3

3 bedroom street level rowhouse

1 bedroom corridor unit

front elevation (Master St.)

side elevation (N Lawrence St.)

cross section through

courtyard elevation/section

ground floor plan

2nd floor plan

3rd floor plan

4th floor plan

5th floor balconies

on site vs. offsite work

prefab module constructed on site excavation/site work

mechanical zoning

each of the defined zones shares a rooftop ERV and heating system while the street level units each contain their own system

final section and elevation details