The Skyline Reconstruction project was a 14-month, fast-track reconstruction / transformation of the 62-year old elementary school for Solana Beach School District. The new 75,239-square-foot campus features a two-story classroom building with 30 classrooms (including a media center, computer lab, art room and science room), along with a four-classroom kindergarten building, Multi-Purpose/Music & Kitchen Building. The project also included 9.6 acre of site improvements: exterior amphitheater, play courts, garden areas, ball courts, DG track and turf field.
The project included several energy conservation techniques such as an Energy Management System: occupancy sensors in all classrooms and meeting spaces, efficient A/C cooling and heating units, energy efficient light fixtures, and solar panels in the parking lot and lunch shelter area.
The project was completed on a fast track schedule. The team only had 14 months (June 2017-August 2018) to deliver the majority of the site including the two-story classroom building, Stream Building, Restroom building, playgrounds, landscape/hardscape and offsite improvements along Lomas Santa Fe Drive including the demo of the existing school buildings and regrade of the entire site. The Kindergarten building and associated playground area was delivered one month later (September 2018) and the multipurpose and food service buildings were delivered a month after that (October 2018). The ballfields underwent a re-design to accommodate little league which pushed the delivery of these to December 2018. In order to meet the school's deadline, we went out to bid prior to DSA approval. DSA revisions accounted for over $640,000 worth or changes to the trades. The construction team and trade contractors had to sort through all the changes to ensure they were implemented all while maintaining the original schedule. Additionally, there were nearly 100 CCDs issued throughout the project that were incorporated into construction activity.
During construction, we encountered unforeseen soil conditions including unsuitable saturated soil requiring integration with other spils onsite. Because the campus had to be ready to open the following school year, this $96,000 worth of added scope consisting of mixing over 500 loads of suitable and unsuitable soils had to be performed without adding duration to the contract schedule.
Additionally, the team discovered corrosion to the existing 36" storm drain tie-in locations for the new Storm Drain system at the north and south property lines. These lines had to be chased beyond the property limits and replaced with new RCP pipe to complete the tie-in of the new system running through the site. At the north side of the project, the damaged pipe ran up a slope adjacent to a stairway, so new cut off walls were constructed with our connection to the existing system.
Lastly, this was a highly visible project along the main road running though Solana Beach, and there were mixed responses amongst the community. The people most impacted by the project are the houses along the property line that overlook the school. Our team worked directly with the owner on public outreach and keeping the neighbors informed on upcoming activities. We helped manage expectations and responded immediately to any comments or complaints brought to the owner.
True Value Engineering Resulting in Big Savings -
The team worked collaboratively to identify and implement several value engineering solutions on this project. One example of this was proposing the use of a waterproofing concrete admixture named “Penetron” in order to accelerate the schedule while also providing cost savings for the District. Penetron is added to the concrete mix and creates a chemical reaction within the mixture that seals the concrete surface from water intrusion. This was used in all exterior conditions that would typically require a traditional waterproofing membrane, drainage plane, and protection board installed on the exterior concrete surface. Using Penetron saved time by allowing backfill operations to occur as soon as the concrete reached the minimum bearing strength. This method was used in place of the usual process of placing concrete, curing, surface applied waterproofing, curing, and backfill. This simple value engineering solution saved the District $5,000 and shaved 15 days off of the project schedule.