Construction Today - September/October 2012 - (Page 72)

Residential | WPM CONSTRUCTION – WR SAGE WEST APARTMENT Luxurious Efficiency the »WPM saysWestsensible design of WR Sage Apartments has made constructability easier. WPM CONSTRUCTION IS USING EFFICIENT DESIGN TO DELIVER A LUXURY HIGH-RISE. BY BRIAN SALGADO T hese days, high-rise luxury apartment -CENT TH complexes often feature complicated designs with numerous angles, contortions and floor plans, which typically prove inefficient when it comes time to construct the structure. In Houston, though, the WR Sage West Apartments will feature the most luxurious FO CUS amenities with a structural and architectural design that maximizes all 580,000 square feet of space on the 10-acre site. “When you change floor plans structurally or architecturally in a high-rise, you end up losing a significant amount of useable space on the floors because you have to adjust the floor and ceiling plans to accommodate the locations of structural columns and transfer beams, as well as mechanical, electrical and plumbing (MEP) laterals for every transition floor,” says Jon Cleveland, senior project manager for WPM Construction, the general contractor for the WR Sage West Apartments. “When you standardize floor layouts straight up and down, it’s a lot more efficient. In pre-construction, you can concentrate your resources to coordinate one typical floor. During construction, you can work the problems out on your first typical floor, then copy your efforts going up. It makes for a lot smoother construction sequence and schedule, and a bigger return on investment per square foot for the developer.” Operating on a 24-month schedule, WPM Construction broke ground on the 22-story luxury apartment structure in August 2011. The Houston building will feature 300 for-rent luxury units and is aiming for LEED certification. Developed by White Peterman Properties, WR Sage West Apartments boasts high-end finishes and amenities to lure residents seeking luxury in their living space in the heart of the city. Cleveland says the project will feature a first-floor lobby with custom millwork, solid wood paneling on the walls, imported stone, an interior water feature, and 15-foot-high windows and ceilings. Residents will have access to a 24-hour concierge, business center, conference room and a pet wash facility. On the sixth floor, WPM Construction is building an indoor/outdoor element with a 1,900-square-foot swimming pool, a 200-square-foot hot tub and a large, fully landscaped outdoor green deck. The sixth floor also will house a fitness room, a clubhouse area and a media room. Floor plans for the apartments range from 550-square-foot suites to 1,700-square-foot corner units, which will feature large windows with views of the city. Most units will have 10-foot ceilings, private balconies, large soaking bathtubs, bamboo flooring in the kitchen and living spaces, tile in the bathrooms and carpeting in the bedrooms. U R SO AL al engineer of record, for the project’s efficient and sensible design that has helped make the constructability of the structure easier despite the tight job site constraints. Along with columns and beams having to be reconfigured, a standard design for all residential floors saves time and money on MEP installation. “When you have changes in the floor plans and interior layouts, you have to adjust not just for the structure, but also the MEP systems have to be adjusted laterally to route them to new locations,” he notes. “You need new pipe chases and additional drop ceiling spaces at the least.” Adjusting floor plans in a multifamily high-rise structure can prove costly for any developer. But in this case, Cleveland estimates the developer will recognize significant savings to the square foot costs by maintaining a consistent design throughout the multiple residential floors. “Every foot they lose that they can’t use or rent out is lost revenue for them,” Cleveland says. “Efficiency of core space is critical.” Interior Partition Walls and Exterior Balcony Balancing Although construction has gone smoothly and WPM Construction remains on schedule to deliver the final product in August 2013, there have been minor challenges along the way. For instance, Cleveland says that with an efficiency-driven design, dedicated MEP chases were kept to a minimum, and the majority of the MEP risers are located in the interior partition walls, as close to the end point of use as possible. Efficient Spaces Cleveland praises Mitchell Carlson Stone Inc., the architect of record for WR Sage West Apartments, and SCA Consulting Engineers, the structur- 72 CONSTRUCTION-TODAY.COM SEPTEMBER/OCTOBER 2012 http://www.CONSTRUCTION-TODAY.COM

Table of Contents for the Digital Edition of Construction Today - September/October 2012

Construction Today - September/October 2012
Construction Law
Green Construction
Best Practices
Lighting Technology
HDC Development Cos.
NorthPoint Development
Cornish & Carey Commercial Newmark Knight Frank – Moffett Towers
Demar Plumbing Corp.
Howard S. Wright – Tony Nelssen Equestrian Center
Rommel Cos.
NOW Specialties Inc.
NOW Specialties Inc.
Sioux Chief Manufacturing Co.
Victor International
Starwood Land Ventures
LaValley Building Supply
Congress Construction
McCormack Baron Salazar Inc.
Related California – The Village at Santa Monica
Ricco Construction
Taisei Construction Corp.
WPM Construction
WPM Construction – WR Sage West Apartments
Flagger Force
Miami International Airport – North Terminal improvements
Graham Construction and Engineering – Wastewater Treatment Plant Upgrade
Hydrema US Inc.
CARCON Industries
Dennis’ 7 Dees
G.W. Peoples Contracting Co. Inc.
International Airport Development Co. Ltd. – Argyle International Airport
TL Wallace Construction Inc.
TL Wallace Construction Inc.
Morrison Hershfield – Newfoundland
APEX Block Corp.
Teqton Inc. U.S.
Dakota Transload
Empyrean Services
West Side Tractor Sales Co.
U.S. General Services Administration/VCC – FBI field building
Kohler Ronan LLC
Turner Construction – Martin Army Community Hospital
Last Look

Construction Today - September/October 2012