Safer Spaces for Some of Our Most Vulnerable

Several years ago, Washington State completed a seismic safety assessment for more than 200 public K-12 schools, identifying concerns with areas of Einstein Elementary. To address these issues efficiently, LWSD selected a GC/CM delivery approach, seeking a General Contracting partner in February 2024 to reinforce key sections of steel framing in the gymnasium, kindergarten, music, and kitchen areas. The project also involved removing and restoring interior finishes to access structural components for retrofitting, along with minor updates to electrical, plumbing, and fire safety systems.

Once selected for the project in March, GLY joined forces with Bassetti and PCS, integrating into a cohesive team that streamlined permitting and maintained the project’s momentum, ensuring safer spaces for students and staff by the scheduled August 2024 completion.

Beating the Clock: A True Team Effort

For school renovations, summer break is the prime construction window. At Einstein Elementary, the team had just three months to complete design and permitting before work began in June. The GC/CM delivery method fostered collaboration, enabling the team to meet an ambitious preconstruction timeline and set the stage for a smooth-running 10-week construction period.

• Collective Expertise for Creative Solutions. Each firm brought unique strengths to the project. For example, PCS leveraged Sure-Board, an innovative reinforcement material that optimized both budget and schedule. Meanwhile, GLY adapted the construction schedule to allow for a “rolling” punch list, allowing us to turn over priority areas of the school before the project’s substantial completion.
• Due Diligence for Precision. Early investigation drives both cost savings and project efficiency. During spring break, GLY conducted an initial assessment by opening and patching walls to evaluate structural details, confirm the design intent, and provide trade partners with accurate pricing information.
• Proactive Communication for On-Time Delivery. Clear communication and flexibility were critical with such a compressed schedule. On-site meetings helped resolve questions, while open lines of communication between GLY, LWSD, and the design team allowed us to address potential issues before they could impact the schedule. Revisiting expectations throughout the project kept everyone aligned and helped the project stay on course.

Delivering Results: Cost Savings + Efficiency

The team’s collaborative efforts delivered impressive results, reducing anticipated construction costs from $3 million to just $1 million through the use of Sure-Board. This approach not only streamlined the schedule but also allowed for additional enhancements. The outcome: zero punch list items, significant cost savings, and a reliable completion date well in advance of the new school year.

The Surety of Sure-Board

During the team’s initial site visit, PCS identified an opportunity to use Sure-Board—a cost-effective, lightweight, sheet-metal-backed drywall—as a reinforcement alternative to strengthening deficiencies in the older steel brace frames. This approach minimized disruption to the building's interior finishes as well as exterior, as the team could complete all work from the inside. Not only did the team save costs by avoiding additional repairs, this more efficient method also proved advantageous given the project’s tight timeline.

Although Sure-Board has been available since the early 2000s, it's not always the first solution considered for seismic upgrades. However, both PCS and Bassetti have successfully integrated Sure-Board in several projects. While it doesn’t replace larger steel structures, it has proven invaluable in smaller-scale projects, enhancing both design and construction processes.

PCS not only bypassed the extensive analysis and detailing required to upgrade the existing brace frames but also avoided the lengthy process of welding or attaching steel. This streamlined approach allowed installation to proceed as quickly as standard drywall.

Not So Scary Changes

Seismic improvements may not be glamorous, but they are essential for safety and building longevity. While there can be concerns about tearing into a building's core structure, having a skilled team alleviates many of these worries.

GLY dedicated equal care and precision to both demolition and refinishing. Reflecting on the experience, Bassetti’s Brittney Denning, AIA, LEED Green Associate, noted,

I was genuinely surprised at how smoothly the demolition and salvage work went. It was the first sign that the project would be a success. I’ve never seen a demo crew take such care with salvage items or communicate so effectively with the owners and users about work boundaries.

10 Weeks in 30 Seconds

Watch the Einstein Elementary seismic improvement process unfold across multiple locations in this brief timelapse video below. 

Looking Ahead

This is not the first seismic improvement project for any of our three firms, and it certainly won’t be the last! GLY and Bassetti are already collaborating on the University of Washington’s upcoming seismic improvements, which span across multiple Seattle campus buildings. Meanwhile, PCS is wrapping up design and construction for seismic upgrades at Tacoma’s historic Oakland High School and has conducted hundreds of other seismic evaluations for schools across western Washington in the past two years—helping multiple districts prepare for their own Einstein Elementary School moment.

Have questions about the Einstein Elementary Seismic Improvement project? Or seismic improvements in general? Please reach out to me on LinkedIn!

Header Image: Courtesy of Lake Washington School District.