Michael Abbondante
Construction Management
Presentation Outline
Project Overview
Sustainability Systems
Procurement Methods
Window Efficiency Re-design
Structural Steel Column Re-design
Conclusions
Question & Answer
Michael Abbondante
Construction Management
PROJECT OVERVIEW
Project Overview
Name:
American Speech Language – Hearing National Headquarters
Sustainability
Systems
Location:
Procurement
Methods
Rockville, MD
Function:
Office Space
Window Efficiency
Re-design
Size:
137,000 sq. ft.
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Stories:
5 Stories above grade; 7 Total stories
Construction Dates:
July 1, 2006 – October 15, 2007
PROJECT OVERVIEW
Project Overview
Sustainability
Systems
Procurement
Methods
Project Team
Owner:
American Speech Language – Hearing Association
Construction Manager:
Davis Construction
Development Team:
Window Efficiency
Re-design
AtSite Construction
Building Architect:
Structural Steel
Column Re-design
Conclusions
Boggs and Partners Architecture
Structural Engineer:
Cagley and Associates
MEP Engineer:
Q&A
Michael Abbondante
Construction Management
Vanderweil Engineers
PROJECT OVERVIEW
Project Overview
Relevant Background Information
Sustainability Rating:
Sustainability
Systems
LEED Silver Rating: 33 – 38 Points
Procurement Method:
Procurement
Methods
Window Efficiency
Re-design
Traditional: Design – Bid – Build
Architectural Façade:
• Three types of pre-caste concrete walls with metal panels
• Glass Curtain wall using seven different types
Mechanical System:
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
• (2) 200 ton chillers with condenser and evaporator
• (2) Cooling Towers
• Four assorted sized Air Handling Units
Structural System:
• Slab on Grade with C.I.P. Piers, foundation walls, grade beams
• Structural steel columns used above grade
Sustainability Systems
Sustainability Systems
Project Overview
Problem:
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
Lack of one standard sustainable building rating system
•
Multiple rating systems used for different reasons
•
Which system is most progressive for the future of sustainability
Research:
•
Analysis and comparison of LEED and Green Globes
•
Industry surveys of owners and contractors on each
•
ASHA LEED point and Green Globes Point Comparison
•
University of Minnesota’s courthouse case study analysis
Goals:
•
•
Determine rating system aligned with owner’s goals
Determine most progressive system to be used in the future
Sustainability Systems
Project Overview
LEED Analysis
Certification:
Sustainability
Systems
• 26 – 69 Points
Procurement
Methods
• 4 Levels:
• Certification
• Silver
• Gold
• Platinum
Window Efficiency
Re-design
• Scored on:
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
•
•
•
•
•
Sustainable Sites
Water Efficiency
Energy and Atmosphere
Materials and Resources
Indoor Environmental Quality
Innovation and Design Process
• Most widely used system
Sustainability Systems
Green Globes Analysis
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Certification:
• 350 – 1000 Points
• 4 Levels:
• 1 Globe
• 2 Globes
• 3 Globes
• 4 Globes
• Scored on:
•
•
•
•
•
•
•
Project Management: Policies and Practices
Site
Energy
Water
Resources, Building Materials, & Solid Wastes
Emissions and Effluents
Indoor Environment
• Distribution began in 2004 by the GBI
• ANSI accreditation in 2005
Michael Abbondante
Construction Management
Sustainability Systems
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
LEED & Green Globes Comparison
80% of Green Globes represented in LEED
85% of LEED represented in Green Globes
LEED:
• Popularity in industry due to history
• System developed by Consensus of those in the USGBC
• Vast knowledge of point system required creating a
“complexity label” to the system
• Points scored solely on completion of project
• Can be expensive
Green Globes:
•
•
•
•
New system introduced to the U.S. in 2004
ANSI accredited in 2005
Online system that is considered “simple”
Points awarded for not only completion but also
design
Sustainability Systems
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Industry Surveys
Interviews of Owners & General Contractors
• LEED most popular system between both
• Most common in industry
• Wishing to remain competitive
• Many GC’s have LEED certified individuals
• Complexity of rating still a concern
• Green Globes not well known
• Not widely used
• Worries of staying power of Green Globes
• Simplicity and cost peaked interests
Sustainability Systems
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
ASHA Analysis
Sustainability Systems
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
ASHA Analysis
Sustainability Systems
Project Overview
University of Minnesota Case Study
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
• LEED focuses primarily on Materials
• Green Globes also focuses on “durability” of materials
• Green Globes focuses on Energy
• No Management or Emission Effluents for LEED scorecard
Michael Abbondante
Construction Management
Sustainability Systems
Project Overview
Conclusion
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
LEED currently controls sustainability due to popularity
•
Green Globes presents more points as well as a simpler
system
•
Green Globes may allow for higher scores and ratings
while being the only ANSI accredited system
Procurement Methods
Procurement Methods
Project Overview
Problem:
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
The industry’s lack of progression involving procurement
•
Lack of knowledge and potential savings of Design - Build
•
Which projects could greatly benefit from Design - Build
Research:
•
Analysis and comparison of Design – Bid – Build and Design –
Build methods
•
Industry surveys of owners and contractors on each
Goals:
•
Determine procurement method aligned with owner’s goals
•
Will Design – Build make a strong influence in the future?
Procurement Methods
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Traditional & Design – Build Comparison
Traditional:
•
•
•
•
•
Most commonly used system
Allows owner involvement in design
Separates all aspects of construction
Simplifies bid awarding
Easily understood
Design - Build:
•
•
•
•
Allows GC to become involved in the design phase
Can allow for less change orders and mistakes during construction
Hurries schedule
Owners feel a loss of control in design phase
Procurement Methods
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Traditional & Design – Case Study Comparison
Construction Management Fundamentals by Richard Mayo:
• Low Bid regulations are firmly entrenched in most government
systems for the purpose of promoting fairness
• It is easy to justify the selection of a low bidder
• Contractors understand the system
• There is always resistance to change
DBIA Project Analysis:
•
•
•
•
•
•
Savings in unit cost of at least 6.1%
Construction speed at least 12% faster
Overall project delivery at least 35.5% faster
Cost growth at least 3.5% less
Schedule growth at least 11.4% less
Quality equal or better
Sustainability Systems
Project Overview
Industry Surveys
Sustainability
Systems
Interviews of Owners & General Contractors
• Owners
• Prefer the traditional method
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
•
•
•
•
Owners wish to have an impact on design
Understanding by all parties involved
Government Restrictions
Lack of confidence in Design – Build Savings3
Belief Design – Build allows for GC mark up
• General Contractors
• Prefer Design – Build; but are at mercy of owners
• Would allow for less change orders
• improving schedule and costs
• GMP allows project savings for both the owner and GC
Procurement Methods
Project Overview
Sustainability
Systems
Procurement
Methods
Conclusion
• Procurement
• Depends on project
• Speed
• Cost
• Owner
• ASHA
• Inexperienced Owner
Window Efficiency
Re-design
• Non – profit Organization
• Cost highly important
Structural Steel
Column Re-design
• Back rent costs
• Schedule speed crucial
Conclusions
• Follow Design – Build Procurement
Q&A
Michael Abbondante
Construction Management
Window Efficiency
Re-design
Window Efficiency Re-design
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Problem:
•
The energy absorbent windows on the curtain wall are single low
energy windows
•
With a more efficient glass energy may be saved improving long
term costs over up front costs
•
A higher LEED rating may be reached with a more efficient
system
Research:
•
EQuest analysis of different windows and their overall effect on
energy consumption
•
R.S. Means and industry analysis of new material costs
Goals:
•
Determine if the energy savings of a more efficient window
outweighs the initial costs of the materials
•
Can more LEED points be attained with the new system?
Q&A
Michael Abbondante
Construction Management
Window Efficiency Re-design
Project Overview
EQuest Window Analysis
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Single Low E
Michael Abbondante
Construction Management
Triple Low E
Window Efficiency Re-design
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Industry Cost Analysis
Window Efficiency Re-design
Project Overview
Conclusion
Energy vs. Cost Analysis
Sustainability
Systems
•
Triple Low Energy windows
•
Preserve 5% electrical energy but are 1.5 x more
expensive
Procurement
Methods
•
LEED
•
15% energy increase required for addition of 1 point
•
20% energy increase required for addition of 2 points
Window Efficiency
Re-design
Final Conclusion
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
•
•
The low energy coating is sufficient
Initial costs are extremely high
Unless the entire mechanical system were redesigned LEED points could not be scored
Structural Steel Column
Re-design
Structural Steel Column Re-design
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Problem:
•
The D.C. metro area is known for its C.I.P. construction
•
In order to increase schedule speed steel columns were used on
above grade levels
•
Concrete may increase the schedule but will lower initial costs
Research:
•
pcaColumn analysis of equivalent concrete columns to replace
the steel columns
•
ICE estimation of new column costs
•
Newly estimated schedule based upon C.I.P. Columns
Goals:
•
•
•
Determine the overall savings of converting to C.I.P.
Determine schedule and impact of paying back rent
Finalize which method would be more cost effective
Structural Steel Column Re-design
pcaColumn Analysis
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Structural Steel Column Re-design
Cost Analysis
Project Overview
Assumptions:
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Steel:
1” Mineral Fire Proofing
Concrete:
4000 psi
Square Columns
Rebar in Corners
Structural Steel Column Re-design
Schedule Analysis
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Structural Steel Column Re-design
Project Overview
Conclusion
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
Overall cost of concrete is cheaper than that of steel columns
•
If back rent of former building is less than $50,000 concrete
columns may have been an option to pursue
Conclusions
Conclusions
Project Overview
Sustainability
Systems
Sustainability Systems:
•
Green Globes is an outstanding system that with the growth of
knowledge and popularity may become the official rating system
•
LEED however controls the market and with “competition”
always important it may maintain its overwhelming popularity
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Procurement Methods:
•
Owners prefer control, and the ability to affect design while
having a simple method that everyone can understand
•
Design – Build presents many financial and scheduling
opportunities, but it will take greater knowledge and use if it is
ever going to be popular with owners
Conclusions
Project Overview
Sustainability
Systems
Window Efficiency Re-design:
•
Although windows may conserve energy on a project initial
costs must always be considered
•
The initial costs for all of the windows presented are too great
for the future energy conservation. While LEED points cannot
even be affected by the new systems
Procurement
Methods
Structural Steel Column Re-design:
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
•
The columns may present a longer schedule however the initial
savings are tremendous
•
If the project could afford the 66 day delay then perhaps a
concrete system would have been economical
Conclusions
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management
Acknowledgements
•
The Pennsylvania State University Department of Architectural
Engineering
•
Industry Professionals especially those at:
•
Davis Construction
•
Barton – Malow Construction
•
Fellow Students and Friends
•
My Family
Questions?
Project Overview
Sustainability
Systems
Procurement
Methods
Window Efficiency
Re-design
Structural Steel
Column Re-design
Conclusions
Q&A
Michael Abbondante
Construction Management