ABOUT THE CLASS The second installment of Donks and Dyads, this studio worked with Quadrangle Housing to update a pair of outdated buildings for McDonnell Scholars, an international student group at Washington University.
Final Design Rendering
DONKS AND DYADS I STUDY As the primary precedent, Donks and Dyads I played a crucial role in the construction management components and in the technical design details.
MELVILLE AVE.
LOOP SOUTH
WASHINGTON AVE.
The studio created existing conditions drawings, surveyed students, and studied precedent net-zero energy projects to inform the design process. Additionally, the construction management team members estimated and scheduled each design proposal to provide cost information to Quadrangle.
Site Plan
The first studio, called the Quadrangle experiment, took two identical quadrangle buildings with the intention of comparing their energy performance. The control building was designed according to their standard specifications for energy use. The experimental building was designed with thicker insulation, improved appliances and
windows, and a solar PV array. To track everything, both buildings were submetered. SURVEYING THE OCCUPANTS After surveying the scholars, it was determined that they preferred larger common spaces instead of private space. In that common space, the interest for the international students revolved around cooking and sharing their cuisines with others. COST ESTIMATE Donks and Dyads II took note of the similarity in scale, scope, and specifications from the first Dyads for the studio’s designs. Multiple design ideas were developed, estimated for cost and schedule, and presented to the owner. FINAL SCHEME Based on the budget restrictions of Quadrangle, and the interests of the scholars, the final design is a 22-unit, 28-bed pair of buildings, each with common space amenities. One building has a first level kitchen and dining space with outdoor patio, while the opposite building includes a two story common space.
donks and dyads ii
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DONKS AND DYADS II /// QUADRANGLE RENOVATION
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FIRST FLOOR PLAN 1’-0” = 1/4”
Second Level SECOND FLOOR PLAN 1’-0” = 1/4”
Third Level THIRD FLOOR PLAN 1’-0” = 1/4”
Before and After Renovation: From the entrance, the building now has a gate and additonal landscaping. Openings have changed from double hung to casement windows.
Renderings of Common Spaces: The two story common space in the east building provides ample lighting from the clerestory windows. Seating and cooktops provide the international scholars with the opportunity to share food and mix cultures.
donks and dyads ii
First Level
Proposed Scheme
1. EX MASONRY WALL 1. EX MASONRY WALL 2. CLAY ROOF TILE 2. CLAY ROOF TILE 3. 60MIL SINGLE PLY3.TPO; 60MIL PLYwall TPO; 1 SINGLE masonry
UNIT: 12,616 sqft / 22 rooms / 28 beds / 6 doubles, 13 singles, 3 studios // COMMON: 2,285 sqft / 15.33% of common area
EX ROOF SHEATHING;EX ROOF SHEATHING; clay roof tile EX RATED CEILING; EX 2 RATED CEILING; 611 sqft 611 sqft EX 2X10 FLOOR JOISTS EX 3 2X10 TO REMAIN; FLOOR JOISTSply TOtpo REMAIN; 60 mm single roof sheathing FIBERGLASS BATT INSULATION; FIBERGLASS BATT INSULATION; existing rood sheathing RESILIENT CHANNELS; RESILIENT CHANNELS; (2)LAYERS 5/8’’ TYPE ’’C’’ (2)LAYERS GYP BD. 5/8’’ TYPE ’’C’’ GYP BD. existing rated ceiling 4. (1)LAYER 5/8’’ TYPE 4.’’C’’(1)LAYER GYP BD; 5/8’’ TYPE ’’C’’ GYP BD; existing 2” x 10” floor joists to remain 6” BIB INSULATION; 6” BIB INSULATION; 1’’ URETHANE FOAM INSULATION; 1’’ URETHANE FOAMbatt INSULATION; fiberglass insulation Studio Apartments: One 2x4 WOOD STUD; 2x4 WOOD STUD; 302 sqft sqft WOOD 545 sqft 545 sqft 545 sqft resilient 2x6 WOOD STUD545 2x6 STUD channels 5. PROVIA VINYLE CASEMENT 5. PROVIAWINDOW VINYLE CASEMENT WINDOW (2) 5/8” gypsum board One Bedrooms: Four 555 sqft 555 sqft 6. BRICK SILL 6. BRICK SILL 4 (1) 5/8” gypsum board 7. FINISH FLOOR; 7. FINISH FLOOR; Two Bedrooms: Two 521 sqft 521 sqft 678 sqft 521 sqft 521 sqft 6” T&G bib insulation NEW 3/4” T&G WSP SUBFLOOR; NEW 3/4” WSP SUBFLOOR; EX SUBFLOOR TO REMAIN; EX SUBFLOOR TO REMAIN; 1” urethane foam insulation Public Amenities: Kitchen and EX 2X10 FLOOR JOISTS EX 2X10 TO REMAIN; FLOOR JOISTS TO REMAIN; 2” x 6” wood stud 6” BIB INSULATION; 6” BIB INSULATION; dining area, outdoor deck with RESILIENT CHANNELS; RESILIENT CHANNELS; 5GYPprovia vinyl casement window grills and seating, study niches. (1)LAYERS 5/8’’ TYPE ’’C’’ (1)LAYERS BD. 5/8’’ TYPE ’’C’’ GYP BD. 6 brick 8. FINISH FLOOR; 8. FINISH FLOOR;sill NEW 3/4” T&G WSP SUBFLOOR; NEW T&Gfloor WSP SUBFLOOR; 7 3/4” finish EX SUBFLOOR TO REMAIN; EX SUBFLOOR TO REMAIN; 726 sqft 726 sqft 726 sqft 726 sqft 726 sqft 3/4”JOISTS subfloor EX 2X10 FLOOR JOISTS EX 2X10 TO new REMAIN; FLOOR TO REMAIN; 6” BIB INSULATION; 6” BIB INSULATION; existing subfloor to remain RESILIENT CHANNELS; RESILIENT CHANNELS; existing INSULATION NET INSULATION NET2” x 10” floor joists to remain beds / 6 doubles, 13 singles, 3 studios // COMMON: 2,285 sqft / 15.33% of common area First Level Private / Public Space 9. 2’’ THERMAX RIGID 9.INSULATION; 2’’ THERMAX INSULATION; 6” bibRIGID insulation EX FOUNDATION STONE EX FOUNDATION WALL STONE WALL resilient channels 10. PRECAST WHITE10. CONCRETE PRECAST WHITE CONCRETE WALL REMOVALS: 4 // WINDOW BRICK FILL: 1 // FLOOR OPENING: 1 611 sqft 611 sqft 611 sqft 611 sqft 11. GLASS BLOCK 611 sqft 5/8”BASEMEMT gypsum board BASEMEMT 11. GLASS(1) WINDOW BLOCK WINDOW
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611 sqft
2
611 sqft
611 sqft
3
3
303 sqft
531sqft 250 sqft 5
4
726 sqft
726 sqft
8
19' 0" T/FIN. THIRD FLOOR
finish floor new
3/4” subfloor
existing subfloor to remain
Studio Apartments: None 545 sqft
545 sqft
existing
One Bedrooms: Five
resilient channels insulation net
Two Bedrooms: Two 521 sqft
521 sqft
531sqft 521 sqft
Public Amenities: Lower level of a two story lounge: entertainment space.
726 sqft
726 sqft
2” x 10” floor joists to remain
303 6” sqft bib insulation
545 sqft
555 sqft
a
545 sqft
1
19' 0" T/FIN. THIRD FLOOR
Structural Alterations
726 sqft
9 2” thermax rigid insulation
7
7
9' 6" 9' 6" T/FIN. SECOND FLOOR T/FIN. SECOND FLOOR
existing foundation stone wall 250 sqft 10 precast white concrete
11 glass block basement window
6
6
10
10
726 sqft
Second Level Private / Public Space
rations
W BRICK FILL: 1 // FLOOR OPENING: 1 611 sqft
1
donks and dyads ii
521 sqft
5
4
eme
545 sqft
2
611 sqft
611 sqft
611 sqft 8
8
0' 0" T/FIN. FIRST FLOOR
0' 0" T/FIN. FIRST FLOOR
Studio Apartments: Two 303 sqft
545 sqft
One Bedrooms: Four
11
11
Two Bedrooms: Two 531sqft 521 sqft
521 sqft 250 sqft
Public Amenities: Upper level of a two story lounge: media center and study niche. 9
726 sqft
726 sqft
726 sqft
Third Level Private / Public Space
9
- 9' 0" - 9' 0" T/FIN. BASEMENT FLOORT/FIN. BASEMENT FLOOR
SCALE 1” = 1’
SCALEWall Section and Material Callouts 1” = 1’
fire stopping
07500 roofing 60mm tpo metal coping repair tile mansard roof
07600 sheet metal - gutters and downspouts
Final Estimate - Donks and Dyads II - Core Commons
wrap fascia board
01000 permits 01200 shop drawings, postage, shipping 01300 builders risk insurance, $1MM 01400 testing services - concrete 01500 supervision 01501 common labor 01502 final clean clean windows
01503 trash removal 01504 temporary partitions and protection 01505 phone, toilet 01506 miscellaneous supplies
by owner
$300 $3,856
assuming flat rate,
$150 per bldg
08100 doors, frames, and hardware
by owner
$51,695 $27,715 $6,748 $2,651 $9,134 $2,100 $2,290 $603
07800 roof hatch and access panel 07900 caulking
entry door
08500 windows - vinyl casement 08800 glass and glazing - mirrors 09100 drywall / adjusted for gc’s number
irrigation
03500 concrete flat work column pads
04200 masonry rebuild demising wall at chimney/ other repairs infill rear basement holes core drill vent holes repair glass block windows at sides
05100 structural steel replacement columns in basement crane and scaffolding material welding steel beams to columns
05500 metal fabrications/ rails 06100 carpentry framing frame new stair landings frame and install basement insulation at ext. walls miscellaneous structural repairs
06200 finish carpentry labor exterior soffits and fascia
06210 vanity tops and tubs / shower surrounds laminate counters in kitchen steel support brackets
06400 lumber - framing 06401 trim
$1,085 $200,000 $362 $603 $3,904 $10,000 $5,000 $7,741
fence
$15,000 $10,500
allowance for sidewalk improvement
$150,000 $10,500 $0 $5,206 $844
unknown extent of issues at front
$54,951 $2,784 $6,000 $5,000 $6,437
*125% b/c openings in masonry *150% b/c structural issues
additional masonry partition walls
additional masonry partition walls unclear if deleting windows
allowance for site access adjusted for gc’s number allowance for common space stairs
$150,000 adjusted for gc’s number $5,000 allowance for common space stairs $7,350 *145% (vs 749 westgate) $20,000 allowance b/c of structural issues $50,610 $8,250 $27,710 variable based on final design $12,066 variable based on final design $2,892 $94,084 includes exterior deck $14,230 *240% (vs 749 westgate)
variable based on final design variable based on final design
10165 postal specialties and signage 10670 shelving 10800 toilet accessories
$1,700 $888 $1,360
knox box by owner
11170 sewer / stormwater 11200 water service 11400 appliances - kenomre and lg
$27,799 $59,934 $83,057
includes connection fees
11170 cabinetry / casework - calibra II 12401 window treatments
$39,794 $16,174 $2,000
includes hardware
miscellaneous stair floor repairs
no civil drawings
*250% for roof sqft (vs 749 westgate)
09650 carpet and carpet pad, tack strips 09900 painting
- skim coat stair halls
09300 ceramic tile 09550 vinyl plank flooring
per gc quote, believes it’s high
$23,023 $8,000 $85,737 $2,282
*145% for bldg shape (vs 749 westgate)
$99,481 $11,588 $39,010 $603 $3,543 $19,280 $5,000 $7,741
plastering
plaster repair
base shoe
02050 basic site materials and methods 02200 demolition 02600 drainage and containment - silt control 02800 fencing and barricades 02801 asphalt paving 02900 landscaping hardscape - allowance
$11,300 $73,387 $3,615 $47,375 $3,364 $10,350 $1,832 $793 $1,500 $3,073
awning at rear entrance
15300 fire protection piping and fire service 15400 plumbing, gas piping, water heating and pumps 15401 plumbing fixtures dual flush toilets
15700 HVAC - 13 seer carrier heat pumps 18 seer two speed heat pumps broan heat recovery ventilator
16050 electrical work 16500 light fixtures electric service
16701 fire alarm systems security system
17500 miscellaneous materials and supplies total costs overhead and profit
Total Budget Estimate - Core Commons Cost per Square Foot
*240% for partitions (vs 749 westgate) assuming plaster remains in final design
*216% (vs 749 westgate) *219% (vs 749 westgate) *400% (vs 749 westgate) *227% (vs 749 westgate) *240% (vs 749 westgate)
allowance
$71,469 $192,500 adjusted for gc’s number see 15400 alternate $2,700 for add $120,833 alternate $212,500 for add $37,500 $226,250 see 16050 $18,075 $41,867 $10,000 $4,218
adjusted for gc’s number
allowance includes sensors allowance for police box, cameras, lights
$2,522,541 $88,300 assuming 3.5% of costs $2,611,141 $131.88
donks and dyads ii
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07200 2” thermax insulation at basement 1” urethane foam, 6” bib 7” foam roof