If you think your jobsite is problematic, wait until you hear what the Building Team for the 380,800-sf Ritz-Carlton Highlands resort in Lake Tahoe, Calif., had to contend with.
The project started off in mid-2006 on the wrong foot. Q&D/Swinerton, the joint venture general contractor, came in with an initial budget that was 10% higher than expected, a result of construction prices being driven up dramatically by a shortage of skilled carpenters and materials shortages, especially for concrete. These issues weighed heavily on the Building Team throughout the project.
To address the issue of the limited availability of concrete supplies and skilled carpentry trades, the general contractor ran estimates comparing the number of carpenters and the amount of material needed to build the project using concrete versus steel frame construction. Steel came out on top in this calculation, and the scales tipped for good in steel's favor when it was determined that the steel framing could be erected in a single season. Concrete construction was used for the four-level underground parking garage and the conference center above it.
Then there were the sheer physical demands of building seven thousand feet up in the Sierra Nevada. Access to the site was so limited that the team had to build a new four-and-a-half-mile access road-at an average grade of 10%-plus six bridges and tunnels before construction could begin on the hotel itself. Water mains and conduit for phones and cable were being laid at the same time, further complicating the roadwork.
In the summer, with the road only partially completed, construction crews found themselves sharing the right-of-way with mountain bikers, outdoor adventurers, trailside workers, and ski-resort repair and safety crews.
Getting 500 trade workers a day to the remote site over a three-year period meant that general contractor Q&D/Swinerton had to rent parking at nearby Truckee Tahoe Airport in the winter and at the Northstar-at-Tahoe resort in the summer and bus everyone up and down the mountain in all kinds of weather. This turned the task of scheduling and coordinating subcontractors into an intricate exercise.
The Building Team found itself working on the sensitive issue of erosion control with a community that's ultra-protective of their lake-these are the same people who bring you the "Keep Tahoe Blue" bumper stickers. The team consulted with local environmentalists and the Lahontan Conservation District on a runoff prevention plan that went well beyond the usual silt fences and waddles: the entire building site perimeter was temporarily paved to prevent soil disruption. Local regulations further stipulated that no soil could be moved from October 15 to April 15, so the team had to work around that restriction as well.
The Lake Tahoe region is blessed with an average 16 feet of snow each season, which can put the freeze on construction projects. To allow crews and materials to move around the site during winter months, snow was trucked away rather than stockpiled on the grounds.
As the building went up, it was encapsulated in plastic and heated so that construction could go on year-round. Unfortunately, this cozy environment also attracted black bears, which occasionally used the space for rent-free accommodation. Construction crews would find beds made of torn-up building insulation when they arrived in the morning.
Serving as inspiration for the five-star resort's architecture were such great historic lodges as the Ahwahnee (Yosemite National Park), the Timberline Lodge (Mt. Hood National Forest), and the Tahoe Tavern (Lake Tahoe). The new Ritz-Carlton has a steeply pitched roof, shallow eaves, shiplap siding, and a rustic base of locally sourced granite.
Inside, a modern take on the traditional lodge fireplace is constructed of weathered granite with a chimney that rises 55 feet above the hotel lobby. The massive four-sided fireplace-with its eight-sided chimney-serves as the focal point of the lobby and head-house. The chimney is not merely decorative: it is the central support column for both the head-house roof and the spiral entry staircase. The fireboxes alone took two months to build due to the intricate herringbone pattern used to lay the 200 tons of stone from which it was fashioned.
A BIM model was used to help coordinate design and construction processes. This cut down the need for frequent visits to the remote site which, along with savings on printing and mail, saved an estimated $285,000. Another $8 million in savings came from the detection of 450 design discrepancies, which the team estimates greatly reduced the number of change orders.
The Building Team of Q&D/Swinerton; East West Partners (owner); Hornberger + Worstell (architect); OZ Architects (architect of record); BraytonHughes Design Studio (interior architect); and S.A. Miro Inc. Consulting Engineers (structural engineers) and many other dedicated professionals surmounted all these challenges to create a 170-room luxury hotel and spa with 23 private residences and a 14,000-sf convention center that earned the project a Silver Award from our judging panel. The project is also awaiting LEED certification from the Green Building Certification Institute.
Although the initial cost estimate came in 10% over budget, the Building Team reworked every facet of the building, shaving almost $22 million from the price tag and bringing the project in at a construction cost of $226 million. The Ritz-Carlton Highlands opened on schedule last December, just in time for the winter ski season.
PROJECT SUMMARY
Silver Award
The Ritz-Carlton Highlands, Lake Tahoe
Truckee, Calif.
Building Team
Submitting firm: Q&D/Swinerton (joint venture GC)
Owner: East West Partners
Architect: Hornberger + Worstell
Architect of record: OZ Architects
Interior architect: BraytonHughes Design Studio
Structural engineer: S.A. Miro Inc. Consulting Engineers
MEP engineer: Beaudin Ganze Consulting Engineers
General Information
Project size: 380,800 sf
Construction cost: $226 million
Construction time: July 2006 to December 2009
Delivery method: CM at risk
Related Stories
| May 7, 2013
First look: Golden State Warriors stadium by Snøhetta, AECOM
Architects Snøhetta and AECOM have revealed their latest renderings of a new stadium for NBA basketball team the Golden State Warriors on the waterfront in San Francisco.
| May 7, 2013
Renovated bridge building will anchor Nashville riverfront master plan
Renovations to the former Nashville Bridge Company building were recently completed, including a newly-built modern wing. The facility has been re-dubbed The Bridge Building and now offers spaces for meetings, parties, weddings, and other events.
| May 7, 2013
First look: Adrian Smith + Gordon Gill skyscraper designed to 'confuse the wind'
The 400-meter-high, 116-story Imperial Tower in Mumbai will feature a slender, rounded form optimized to withstand the area's strong wind currents.
| May 6, 2013
SAFTI FIRST announces 3D Autodesk Revit models for fire rated wall, window, and door systems
SAFTI FIRST, leading USA-manufacturer of fire rated glass and faming systems, is proud to announce that Autodesk Revit models are now available for its fire rated walls, window and door systems via www.safti.com and Autodesk Seek.
| May 6, 2013
7 major multifamily residential projects in the works
A $140 million redevelopment of a landmark, 45-building apartment complex in Los Angeles is among the nation's significant multifamily developments under way.
| May 3, 2013
5 common failures in paints and coatings
As experienced designers, contractors, and owners know, most paint and coating problems are correctable, but some are especially stubborn to address. Here is a partial compendium of typical failure modes and methods for addressing the problem.
| May 3, 2013
'LEED for all GSA buildings,' says GSA Green Building Advisory Committee
The Green Building Advisory Committee established by the General Services Administration, officially recommended to GSA that the LEED green building certification system be used for all GSA buildings as the best measure of building efficiency.
| May 3, 2013
SMPS Foundation accepting applications for Ron Garikes Student Scholarship
The SMPS Foundation is now accepting scholarship applications from eligible students majoring in marketing, communications, or public relations who are planning a career in professional services marketing in the architecture, engineering, and construction industry.