Construction Today - September/October 2017 - 131
in Kissimmee, Fla. The luxurious three-story building will separate
the 104 assisted-living residences and the 24 memory care residences in two sections, each of which will have its own set of amenities.
Residents will have access to physical therapy, occupational therapy,
hair and nail salons, dining rooms, massage rooms and a courtyard
Sage Park is Williams Co.'s first project with Providence One, but
Williams Co. previously completed a 40-bed skilled nursing facility
in Orlando, Fla., and Shannon says the company will pursue similar
construction jobs in the future. "Senior living is kind of an emerging
market for us," he explains. Although senior living is a new area for
the company, its experience working in the Osceola Corporate Center development, where the facility is located, and the strength of its
project team made it the ideal general contractor to build Sage Park.
Williams Co. broke ground on the project in June and as of September had begun work on the pad level and pouring the building's
foundations. Most of the work is being completed by subcontractors,
although Williams Co. may self-perform some of the concrete pouring. The facility is expected to open in August 2018.
The biggest threat to that schedule has been the rain Williams Co.
faced in the early stages of the project. Senior Project Manager Luke
Johnson says it rained nearly every afternoon in the summer, but
the project has been able to work around obstacles so far. "We were
able to maintain our site work schedule despite the rain," he notes.
"With the right team and contractors, it's very achievable."
benefits this process offers. "What they end up with on the final
shop drawings is exactly what the machines will generate in the
field," Johnson says.
The on-site production of the steel frames necessitates closer
communication between Williams Co. and Intellisteel when it
comes to sequencing. The goal is to have panels fabricated a week
before they are erected to avoid delays. "There is a lot more upfront
coordination with them than you would have with a conventional framer," Johnson explains. This upfront coordination is what
enables the reduction of field changes, labor and what advances the
Intellisteel is fabricating the frames, but Collazo Construction
will handle the installation. Like many of the subcontractors and
suppliers on Sage Park, both companies are Florida-based, which fits
Williams Co.'s desire to work with local companies. "It's not uncommon for us to be doing projects in Tampa with Orlando contractors
and vice-versa without issues," Johnson says. "But it's beneficial
to have that labor force local and have everyone arrive on site in a
With its first ground-up assisted-living community now underway, Williams Co. sees potential in the future of the senior living
market - not only because of its business prospects, but because of
the personal satisfaction that comes with building such projects.
"It feels good to be part of something like that where you know it's
going to help people down the road," Johnson says.
Even if unpredictable weather events such as Hurricane Irma do
complicate the construction timeline, Williams Co. has a secret
weapon to keep the schedule on track. For the first time and as
a requirement of Providence One, Williams Co. is working with
Intellisteel, a company that provides mobile cold-formed structural
steel frame manufacturing and assembly. This is Intellisteel's second
project with Providence One Partners.
Intellisteel's system allows the steel frame to be fabricated on-site
under a large tent by producing pre-assembled and cut to precision
framing members. This reduces labor requirements and produces frames 35 to 50 percent more quickly than off-site production.
Further, if a flaw is discovered and a truss or wall panel needs to be
reengineered, it can be manufactured and ready to install within a
day, reducing the time and complications that occur when a truss
must be shipped from a remote factory. "It definitely allows for a faster process, less manpower, and it's a lot more flexible to allow for any
changes," Johnson says.
Johnson and Shannon are excited about the technology, but
there is a learning curve when working with Intellisteel. Space is
a concern. Intellisteel's fabrication tent takes up a 80-by-100-foot
area in the corner of the construction site, cramping an already
tight work area. However, this fabrication tent will be demobilized
prior to the completion of the project framing due to the production
speed. The process also requires reviews of more than 3,000 shop
drawings to ensure that the frames fit the openings precisely in
order to avoid field modifications and to maximize the schedule
SEPTEMBER/OCTOBER 2017 CONSTRUCTION-TODAY.COM