SABS Bid
The Refuge Youth
4626 W Tonopah Drive
Latest Bid
$1,888,775
Square Footage
36,153
Units
—
Scope Class
SABS + Trades
Plan Stage
Project Lifecycle
Plans & Estimates
Plan Set
Open Plan Set ↗Estimate
Open Estimate ↗Notes & Correspondence
Scope upgraded to full GC bid on the entire project (was drywall-only). Dedicated engagement session queued 2026-04-15.
Apr 15, 2026 · Jesse Fowler
Project Brief
2-story youth/church/education facility at 4626 W Tonopah Dr, Phoenix. Main bldg 25,200 SF + mezzanine 8,745 SF (architect callout) / 11,413 SF (Strata mid-floor takeoff). Roof structural panel 38,111 SF. Strata billing basis 36,153 SF UR. Skate park, accessory restroom, soccer field excluded. Owner: Imagine Nations Church Phoenix LLC. Architect: Taylor:Fracasse. Geotech (Vann) + Civil G&D (J.L.D.) received 2026-04-23.
Work Scope
ACG self-performs SABS LÏEF Block structural envelope (in lieu of PEMB) on the main building (25,200 SF footprint) + mezzanine (11,413 SF Strata structural takeoff / 8,745 SF labeled mezz) + roof structural panel (38,111 SF). Strata billing basis 36,153 SF under roof. Strata supplies SABS foam panels, SABScrete, P/U adhesive, and design — carried as $771,815 pass-through with no markup; shipping excluded. ACG self-perform: Bucket 1 SABS install labor (block stack + adhesive + SABScrete application across 1,795 blocks / 82,153 SF panel area) at $416,000; Bucket 2 post-MEP replacement labor (foam reinstall + re-SABScrete) at $74,880 (18% × Bucket 1); Footings (643 LF stem wall + interior bearing grade beams, full pour) at $135,000; Slab on grade (25,200 SF × $12.10/SF) at $304,920. ACG markup on self-perform only: 8% Overhead (incl. supervision), 5.9% TPT zeroed pending tax review, 12% Profit. Pass-through coordination $0. Grand total $1,888,775. ±22% MoE on ACG side only: $1,643,044 — $2,134,506. Excludes: skate park, accessory restroom, soccer field, shipping containers, site grading (BY OTHERS), hard rock excavation, roofing membrane, MEP, finishes, doors/windows, FF&E, fire sprinklers, elevator, building permits, design fees beyond Strata SABS engineering.
Scope Summary
v2.5 SUBMITTED 2026-05-06: SABS structural envelope (in lieu of PEMB) for main building + mezzanine. Strata material as true pass-through ($771,815 at parity, no markup). ACG self-perform = SABS install labor (2 buckets) + footings + slab on grade. 8% OH + 0% TPT (zeroed) + 12% Profit. ±22% MoE on ACG side only; Strata pass-through firm.
Internal Notes
BID SUBMITTED 2026-05-06 at $1,888,775 (v2.5 KANOPI). Strata pass-through $771,815 is firm; ACG self-perform $930,800 + markup $186,160 carries the ±22% MoE. Awaiting Owner / Architect review. Scope reduced from earlier v1 Full GC ($7.85M, retained as reference) and v2 Walls+Slab comparison ($2.91M) to main-building SABS-in-lieu-of-PEMB. Geotech (Vann) shallow basalt 1-9 ft is excluded as a change order if encountered. Strata SABS structural engineering still pending — drives the 22% MoE; hardens to ±10% with engineering complete + named ACG concrete sub. Source: Refuge-Youth/BID-2026-05-06-v2.5/build-refuge-bid-v2.5-kanopi.py + 23019-Refuge-Youth-Construction-Estimate-v2.5-KANOPI.pdf (final submitted). Strata SABS Estimate 2026-03-27 (36,153 SF UR) drives pass-through. Vann Engineering geotech Project 32285. Predecessor versions (v2.2/v2.3/v2.4) and historical Walls-Slab comparison + Full GC estimate archived in Refuge-Youth/_archived/.
Bid Versions
Order-of-magnitude estimate from 81-sheet CD set — desktop LF takeoff at 0.50 LF/SF industry factor. DRYWALL-ONLY scope. SUPERSEDED.
$700,785
Scope expanded from drywall-only to full-project GC per Jesse's 2026-04-15 directive. All 15 CSI divisions: PEMB shell, concrete, masonry, interior framing/GWB, MEP, finishes, site construction incl. outdoor skate park ($625K) and soccer field ($75K). $226.68/SF. Band: $6.67M-$9.03M (+/-15%). RETAINED AS REFERENCE — not the active deliverable per 2026-04-25 scope reduction.
$7,849,218
+$7,148,433 vs Preliminary Estimate (desktop takeoff, drywall-only)
Scope reduced per Jesse 2026-04-25 to LÏEF self-perform: SABS LÏEF Block walls (37,800 SF panel area / 2,200 LF install) + foundations + slabs (30,496 SOG + 4,131 elevated). Roof deferred pending engineering. Deliverable is head-to-head comparison vs traditional PEMB walls + slab ($1,400,164). LÏEF premium = +$1,507,342 (+107.7%) — buys structural interior bearing, continuous EPS insulation, finish-ready SABScrete coating, single-trade envelope close-in. Unit rates anchored from Scott Nelson ADU + Refuge SHELL-BID-2026-04-17. $83.97/SF building. Band +/-15%.
$2,907,506
-$4,941,712 vs v1 Full-Project GC Estimate (reference only)
FINAL SUBMITTED. Scope locked to main PEMB-replacement building (25,200 SF main + 11,413 SF mezz structural + 38,111 SF roof). Strata SABS material + design carried as TRUE PASS-THROUGH at parity ($771,815, no markup, shipping excluded). ACG self-perform = Bucket 1 SABS install $416K + Bucket 2 post-MEP replacement $74,880 (18% × Bucket 1) + Footings $135K (643 LF × $210/LF) + Slab on grade $304,920 (25,200 SF × $12.10/SF). Markup on self-perform only: 8% OH (incl. supervision) + 5.9% TPT zeroed pending tax review + 12% Profit. ±22% MoE applied to ACG side only ($930,800 direct + $186,160 markup = $1,116,960); Strata pass-through firm at parity rates. Total range: $1,643,044 — $2,134,506. $52.24/SF UR, $74.95/SF main footprint. Skate park (4,788 SF), accessory restroom (456 SF), soccer field (7,200 SF), shipping containers EXCLUDED. Hard rock excavation in footings excluded (geotech: Layer 2 basalt 1-9 ft).
$1,888,775
-$1,018,731 vs v2 LÏEF Walls + Slab Comparison