Permanent Modular Construction:
A Growing Trend
by Steve Sickman
If your school district needed 103 permanent kindergarten classrooms with
complete site development at 37 separate locations all in less than 15 months,
how would you do it?
When the Arlington, Texas Independent School District found themselves in this
situation, they turned to the only project delivery system and construction
method capable of meeting their needs-design-build permanent modular
construction.
Serving 55,000 students in 64 schools spread out over 94 square miles, the
Arlington, Texas I.S.D. is the 8th largest school district in Texas and the
66th largest nationally. Arlington I.S.D. is a progressive school district
experienced in the benefits of temporary and permanent modular construction, as
well as the legal stipulations granting public schools the ability to issue
design-build contracts. They understood from the start that a fast-track
construction method like modular, together with a design-build construction
contract, was the only way to properly execute a project of this scope.
Arlington estimated that using conventional construction and the traditional
design-bid-build process would have taken a minimum of three years to complete
a project of this complexity. According to Bob Wadsworth, executive director of
plant operations for the school, "Our district's decision to expand to full-day
kindergarten created a critical need for multiple new facilities in a very
short time frame. The modular construction method was the one construction
process that could meet our tight deadlines by taking the design criteria from
our instructional program facility guidelines and implement it into a
fast-track construction schedule."
Projects of this size are still considered large for the modular industry, with
challenges that require a modular construction firm that possess true
design-build capabilities, a growing trend within the commercial modular
industry. Some of the more challenging aspects of the Arlington project scope
included:
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Developing 37 individual site design packages to conveniently locate the
freestanding additions to existing kindergarten suites, utilities, drainage,
and traffic flow.
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Identifying the construction type and ratings of the existing buildings to
determine the required separations and construction ratings of the proposed
additions.
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Verifying the compliance of the handicapped accessibility in the existing
facility while making all necessary upgrades along the "accessibility route."
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Conducting soils analysis and designing poured-in-place foundations unique to
each site's soil conditions.
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Coordinating the administration of 37 simultaneous permit applications
addressing ADA compliance, parking requirements, landscape ordinances, fire
department requirements and life safety issues.
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Matching existing architecture and new brick to the existing facilities - some
over 40 years old.
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Tying low voltage systems (alarm and communication) into the existing
facilities, upgrading several in the process to become code compliant.
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Administering over 20 separate subcontractors with a daily average of 60 plus
tradesman across all 37 sites.
The advantages of modular construction have been well documented by many firms
for some time. Issues such as speed to completion, increased opportunity cost,
alternative forms of financing such as operating and finance leases, and the
potential for relocation and resale are the cornerstones that have driven the
modular industry to where it is today.
These advantages and the growth of the industry as a whole have produced an
expansion of the number of companies with the technical capabilities to address
not only the building structure but the major infrastructure improvements as
well.
Several modular construction companies around the country now possess the
resources and skills required to complete large complex projects, allowing the
modular industry to compete head-to-head against sophisticated site contractors
in many circumstances.
The use of permanent modular construction to complete the Arlington project was
not the only aspect that enabled the district to achieve their goals in the
desired time frame. Incorporating the design-build project delivery method
became critical in getting the project on track to meet the districts
commitments.
This 'alternative' contracting method is becoming increasingly more common for
publicly funded projects, providing entities such as school districts the
flexibility in obtaining the best project value instead of just the lowest
price. Forty-two states now allow design-build contracts in varying forms for
publicly funded projects.
Under a design-build contract, a single entity is contracted to provide both
the design and construction. This 'singularity of responsibility' puts the
design-builder at-risk for the cost, schedule, quality and management of the
project.
According to the Design-Build Institute of America, this integrated services
concept recognizes that outstanding quality is attainable only when a single
entity controls both the design and construction. The benefits to educational
institutions using this method include:
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The elimination of disputes since the school only has to work with one company,
eliminating the finger-pointing common with other contract types.
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The owner is considered an integral part of the team and participates in the
design process, allowing for input on costs early in the design process which
minimizes unexpected civil, architectural, or construction cost surprises.
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Reduced completion times are usually achieved as efficiencies are achieved in
each phase, particularly during the design phase.
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Lower design costs when compared to traditional architectural firm fees and a
guaranteed maximum price (GMP) that is furnished before a construction contract
is finalized.
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Improved control over costs since the designs reflect the means and methods of
the contractor.
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The owner is shielded from most design flaws since the design-build contractor
is responsible for correcting any design defects.
Through the continued development of the infrastructure required to complete
complicated projects like the one for Arlington I.S.D., today's modular
companies offer the ability to design and build the educational facilities
required for the 21st century.
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