77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis 2008
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
• Project Overview
• Current LEED Status
• LEED Accreditation Owner Assessment
• Glazing Alternative Analysis
• Green Roof Addition Analysis
• Potential Financial and LEED Status
• Questions
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Function:
Size:
Levels:
Construction Schedule:
Construction Cost:
Delivery Method:
Contractual Arrangement:
Mixed Office & Retail
344,000 SF
3 Below Grade, 11 Above
Nov. 2006 – Sept. 2008
$41,000,000
Design-Bid-Build
Cost Plus Fee with a GMP
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
PROJECT TEAM
Owner,
Project Overview
50% Joint Venture
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Brookfield Properties
Architect
Davis, Carter, Scott
ING Clarion
General Contractor
James G. Davis Construction Corporation
Structural Engineer
MEP Engineer
Fernandez and Associates
Girard Engineering
Questions
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
• Less than a half mile north of Union Station (train station)
• One mile northeast of the United States Capitol Building
• Numerous public transportation routes within close proximity
• North of Massachusetts (NoMa) development district
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Structural System:
Project Overview
LEED Status
Owner
Assessment
• 4,000 psi, 4’-0” thick mat foundation
• Below Grade: 9” reinforced flat slab
• Above Grade: 10”-11” post-tensioned two-way slab
Façade:
• Glass curtainwall
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
• Insulating vision glass
• Precast concrete panels
• EIFS system at roof penthouse
Mechanical System:
• (3) Rooftop cooling towers
• Self-contained units at each typical floor
• Limited number of VAV boxes in tenant spaces
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
LEED for Core & Shell Development
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
• LEED certification considered late in project planning
• LEED benchmark survey performed
• Fell short of Energy & Atmosphere Prerequisite Credit 2
• Only achieved 4.8% energy savings
• Significantly shy of 14% requirement
• Would require mechanical redesign and mechanical equipment
had already been ordered
• Idea of LEED accreditation abandoned
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
LEED for Core & Shell Development
Project Overview
LEED Status
4
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Sustainable Sites (SS)
15 Possible Points
Water Efficiency (WE)
5 Possible Points
Energy & Atmosphere (EA)
14 Possible Points
LEED® Green
Building Rating
SystemTM For Core
& Shell
Development,
v2.0
LEED®
Accreditation:
Certified
23-27 points
Silver
28-33 points
Materials & Resources (MR)
11 Possible Points
Gold
34-44 points
2
Indoor Environmental Quality (EQ)
11 Possible Points
Innovation & Design Process (ID)
5 Possible Points
Platinum
45-61 points
77 K STREET
Washington, DC
Commercial Office Building Assessment:
An Owner’s Perspective
Project Overview
LEED Status
Owner
Assessment
Todd Povell
Construction Management
Penn State AE Senior Thesis
Goals:
• Assess owners’ views on LEED accreditation
• Investigate the methodology for determining whether or not to pursue
accreditation
Glazing Analysis
Green Roof
Analysis
• Determine how LEED accreditation has benefited past projects
• Compare tenant agreements between LEED projects vs. non-accredited
projects
• Assess future trends in LEED accreditation within the office building market
Potential Status
Questions
Resources and Tools:
• Online survey developed and distributed via SurveyMonkey.com
• Thirteen owner representative responses were collected
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Deciding Whether or Not to Pursue Accreditation?
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
PRIMARY IMPORTANCE
SECONDARY CRITERIA
Financial Analysis
Target Tenant Profile
Financial Analysis:
Corporate Policy
Market Trends
• Most common selection procedure. A cost-performance assessment is
completed to determine if in the long run, LEED accreditation is profitable.
Corporate Policy:
• All projects pursue a minimum accreditation level.
Target Tenant Profile:
• Evaluated based on known or anticipated tenant.
Market Trends:
• Based on local market and similar projects competing for the same tenant base.
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
The Current LEED Environment
Project Overview
LEED Status
Owner
Assessment
Accredited vs. Non-Accredited
Rental Agreements
5-10% More
Expensive
Potential Status
Questions
• If landlord pays, landlord saves long term
• If tenant pays, LEED is seen as a
18%
Same Price
82%
Glazing Analysis
Green Roof
Analysis
• Independent of utility agreement structure
marketing tool
• In the current market, tenants are unwilling
to pay more, unless they demand high
accreditation levels (Gold or Platinum)
Ability to Find Tenants in
Accredited vs. Non-Accredited Buildings
• LEED is a marketing tool
Equivalent
38%
Significantly
Easier
37%
Slightly
Easier
25%
• Differentiator between similar projects
• Allows a development company to gain a
competitive advantage.
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Tenant Evaluation
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
• The larger a company, the more willing they may be to pay more for LEED space.
• Larger companies and governmental agencies may have corporate policies
regarding LEED occupancy.
“Some tenants have a corporate awareness; even a corporate
directive about occupying LEED certified buildings, at a
minimum. It’s a corporate iconic statement about meeting
energy and environmental obligations.”
Potential Status
Questions
• Smaller, bottom-line driven companies may be less inclined to pay more to occupy
a LEED space even when presented with the added benefits.
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Conclusions
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
• LEED accreditation is only beginning to grow in popularity.
• LEED spaces are generally leased at equivalent prices to non-accredited spaces
with similar features.
• Accreditation is seen as a strong marketing tool.
• It is a differentiator when a tenant considers a similar space at a similar cost that is
or is not LEED accredited.
• Sustainable design is becoming more and more enticing given rising energy and
fuel costs.
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Glazing Alternative Analysis
Project Overview
LEED Status
Problem:
• Glazing system does not minimize heat transfer through the building envelope
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Solution:
• Perform a value engineering assessment to select a more efficient glazing type
that minimizes solar heat gain
• Optimize initial and life cycle operating costs
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Viracon Insulating Glass Unit Glazing Options
Project Overview
Glass Type
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
VE 1-85
Transmittance
U-Value
SHGC
$/SF
0.54
$13.30
Visible
Solar
U-V
Vis-Out
Vis-In
Solar
Winter
Summer
76%
47%
26%
12%
13%
21%
0.31
0.29
32%
20%
VRE
1-67:
29%
25%
35%
0.30
VNE
1-63:
0.27
0.37
$13.30
23%
4%
0.29
0.25
$14.80
VE 1-85:
60%
VRE 1-67
Existing glazing type
VNE 1-63
Reflectance
62%
Clear vision glass
Low-emissivity
High visible transmittance
Potential Status
Questions
WSFS Bank Center: Wilmington, DE
Glass Type: VRE 1-67
(Source: Viracon)
Hybrid, low- e coating
10%
11%
36%
Reduced solar heat gain
Solar performance of hybrid
0.28
Low transmittance of
traditional low-e coatings
Ideal for sustainable projects
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Fenestration Heat Gain Analysis:
Project Overview
Q = Qcon + Qsolar
Q = UA(tout – tin) + SHGC(Apf)(Et)
LEED Status
Owner
Assessment
Glazing Analysis
Step 1: Calculate Hourly Outside Temperature
• Collect sunrise, sunset data from United States Naval Observatory (USNO)
• Collect monthly temperatures data from the National Oceanic and Atmospheric
Administration (NOAA)
Green Roof
Analysis
Questions
Temperature (°F)
Potential Status
June Daily Temperature Gradient
85
80
75
70
65
0:00
6:00
12:00
Hour
18:00
0:00
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Step 2: Calculate Total Surface Irradiance (Et)
Project Overview
Total Irradiance = Direct Irradiance + Diffuse Irradiance + Ground Reflected Irradiance
Et = ED + Ed + Er
LEED Status
Owner
Assessment
ED
Glazing Analysis
Green Roof
Analysis
Ed
Potential Status
Questions
Er
Ground
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Step 2: Calculate Total Surface Irradiance (Et)
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Total Irradiance = Direct Irradiance + Diffuse Irradiance + Ground Reflected Irradiance
Et = ED + Ed + Er
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Step 2: Calculate Total Surface Irradiance (Et)
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Total Irradiance = Direct Irradiance + Diffuse Irradiance + Ground Reflected Irradiance
Et = ED + Ed + Er
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Step 2: Calculate Total Surface Irradiance (Et)
Project Overview
Total Irradiance = Direct Irradiance + Diffuse Irradiance + Ground Reflected Irradiance
Et = ED + Ed + Er
LEED Status
Owner
Assessment
Total Surface Irradiance
3000
Glazing Analysis
Potential Status
Questions
Daily BTU/ft 2
Green Roof
Analysis
2500
2000
1500
North
1000
South
500
0
East
West
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Project Overview
Step 3: Perform Solar Heat Gain Analysis
Q = UA(tout – tin) + SHGC(Apf)(Et)
LEED Status
January Fenestration Analysis
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
CONDUCTION = Q cond = UA( Δt)
time
0:00
1:00
2:00
3:00
4:00
5:00
6:00
7:00
8:00
9:00
10:00
11:00
12:00
13:00
14:00
15:00
16:00
17:00
18:00
19:00
20:00
21:00
22:00
23:00
To
41.0
40.0
38.7
37.5
36.3
35.5
35.0
35.3
36.8
39.3
42.3
45.5
50.0
51.2
51.0
50.3
49.3
48.5
47.3
46.2
45.0
44.0
42.9
42.0
Ti
60
60
60
60
60
60
70
70
70
70
70
70
70
70
70
70
70
70
70
70
70
60
60
60
ΔT
-19.0
-20.0
-21.3
-22.5
-23.7
-24.5
-35.0
-34.7
-33.2
-30.7
-27.7
-24.5
-20.0
-18.8
-19.0
-19.7
-20.7
-21.5
-22.7
-23.8
-25.0
-16.0
-17.1
-18.0
VE 1-85
-143009.2
-150536
-160320.84
-169353
-178385.16
-184406.6
-263438
-261179.96
-249889.76
-231072.76
-208492.36
-184406.6
-150536
-141503.84
-143009.2
-148277.96
-155804.76
-161826.2
-170858.36
-179137.84
-188170
-120428.8
-128708.28
-135482.4
VRE 1-67
-138396
-145680
-155149.2
-163890
-172630.8
-178458
-254940
-252754.8
-241828.8
-223618.8
-201766.8
-178458
-145680
-136939.2
-138396
-143494.8
-150778.8
-156606
-165346.8
-173359.2
-182100
-116544
-124556.4
-131112
SOLAR RADIATION = Q sol = SHGC(A)(E t )
VNE 1-63
-133783
-140824
-149978
-158427
-166876
-172509
-246442
-244330
-233768
-216165
-195041
-172509
-140824
-132375
-133783
-138712
-145753
-151386
-159835
-167581
-176030
-112659
-120405
-126742
Et,N
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
6.73
22.32
32.09
38.21
40.97
40.37
36.42
29.07
17.68
0.37
0.00
0.00
0.00
0.00
0.00
0.00
Et,S
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
54.81
172.50
241.55
283.70
302.54
298.46
271.43
220.48
138.67
3.12
0.00
0.00
0.00
0.00
0.00
0.00
Et,E
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
6.73
22.32
32.09
38.21
42.93
41.41
36.42
29.07
17.68
0.37
0.00
0.00
0.00
0.00
0.00
0.00
Et,W
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
86.02
189.16
181.69
133.82
67.28
92.24
153.80
190.75
172.65
5.59
0.00
0.00
0.00
0.00
0.00
0.00
VE 1-85
0
0
0
0
0
0
0
0
510730
1342815
1608417
1627135
1491941
1554675
1641798
1549764
1146461
31310
0
0
0
0
0
0
VRE 1-67
0
0
0
0
0
0
0
0
368861
969811
1161634
1175153
1077513
1122821
1185743
1119274
827999
22613
0
0
0
0
0
0
TOTAL ENERGY TRANSFER
VNE 1-63
0
0
0
0
0
0
0
0
264823
696275
833994
843700
773599
806128
851303
803581
594461
16235
0
0
0
0
0
0
VE 1-85
-143009
-150536
-160321
-169353
-178385
-184407
-263438
-261180
260840
1111743
1399925
1442728
1341405
1413171
1498789
1401486
990656
-130516
-170858
-179138
-188170
-120429
-128708
-135482
8296813
VNE 1-63
0
0
0
0
0
0
0
0
VE 1-85
-176880
-185912
-195697
-205482
-213761
-220535
-295803
-289782
VRE 1-67
-138396
-145680
-155149
-163890
-172631
-178458
-254940
-252755
127032
746192
959868
996695
931833
985882
1047347
975779
677221
-133993
-165347
-173359
-182100
-116544
-124556
-131112
4958938
VNE 1-63
-133783
-140824
-149978
-158427
-166876
-172509
-246442
-244330
31055
480110
638953
671190
632775
673753
717520
664870
448708
-135151
-159835
-167581
-176030
-112659
-120405
-126742
2547364
SAVINGS (Cooling Only)
VRE 1-67
0
0
0
0
0
0
0
0
133808
365550
440057
446033
409572
427290
451442
425707
313435
0
0
0
0
0
0
0
3412895
VNE 1-63
0
0
0
0
0
0
0
0
229785
631633
760972
771538
708630
739418
781269
736616
541948
0
0
0
0
0
0
0
5901809
February Fenestration Analysis
CONDUCTION = Q cond = UA( Δt)
time
0:00
1:00
2:00
3:00
4:00
5:00
6:00
7:00
To
36.5
35.3
34.0
32.7
31.6
30.7
30.7
31.5
Ti
60
60
60
60
60
60
70
70
ΔT
-23.5
-24.7
-26.0
-27.3
-28.4
-29.3
-39.3
-38.5
VE 1-85
-176879.8
-185911.96
-195696.8
-205481.64
-213761.12
-220535.24
-295803.24
-289781.8
VRE 1-67
-171174
-179914.8
-189384
-198853.2
-206865.6
-213421.2
-286261.2
-280434
SOLAR RADIATION = Q sol = SHGC(A)(E t )
VNE 1-63
-165468
-173918
-183071
-192225
-199970
-206307
-276719
-271086
Et,N
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Et,S
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Et,E
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Et,W
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
VE 1-85
0
0
0
0
0
0
0
0
VRE 1-67
0
0
0
0
0
0
0
0
TOTAL ENERGY TRANSFER
VRE 1-67
-171174
-179915
-189384
-198853
-206866
-213421
-286261
-280434
VNE 1-63
-165468
-173918
-183071
-192225
-199970
-206307
-276719
-271086
SAVINGS (Cooling Only)
VRE 1-67
0
0
0
0
0
0
0
0
VNE 1-63
0
0
0
0
0
0
0
0
77 K STREET
Washington, DC
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Step 3: Perform Solar Heat Gain Analysis
Q = UA(tout – tin) + SHGC(Apf)(Et)
Todd Povell
Construction Management
Penn State AE Senior Thesis
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Step 4: Calculate Cooling Load Cost Savings
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
$
yr
=
(BTU/yr)($/kWh)
(SEER)(1,000 W/kW)
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
LEED Impact:
Project Overview
LEED Status
Owner
Assessment
# of Credits
2-8
Glazing Analysis
Green Roof
Analysis
1-2
1
Potential Status
Questions
1
1-4
LEED Credit
Likely
Possibly
Energy and Atmosphere 1.0
X
Optimizing Energy Performance
Materials and Resources 4.1, 4.2
X
Recycled Content
Indoor Environmental Quality 8.1
Daylight and Views
Indoor Environmental Quality 8.2
Daylight and Views
Innovation & Design Process 1.1-1.4
Innovation in Design
Contributor
X
X
X
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Green Roof Addition Analysis
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Green Roof Benefits:
• Reduce energy demands
• Protect the waterproofing membrane and extend its lifespan
• Contribute LEED points
• Reduce storm water runoff
• Decrease the urban heat island effect
• Increase oxygen filtration and production
• Improve sound insulation
• Add recreational space
• Increase property value
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
What Type of Green Roof?
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
(Source: Green Roofs for Healthy Cities)
Potential Status
Questions
Extensive Roof
Semi-Intensive Roof
(Source: Sika Sarnifil)
Intensive Roof
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Structural Design
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
One-Way Structural Slab Design
30’-0” x 30’-0” typical bay with 24” x 24” columns
Design based on Concrete Reinforcing Steel Institute Design Handbook, 2002
Slab Design:
100 PSF Live Load
60 PSF Dead Load
Factored Load = 254 PSF
Green Roof
Analysis
Potential Status
Questions
Min. Thickness = l/28 = 15’/28 = 6.4”
SLAB DESIGN THICKNESS: 6.5”
Top Bars, #5 @ 11”
Bottom Bars, #4 @ 10”
Temperature Bars, #4 @ 17”
Deflection Check: OK
Crack Control/Spacing: OK
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Beam Design:
Project Overview
LEED Status
100 PSF Live Load
141 PSF Dead Load
Factored Load = 368 PSF
Factored Line Load = 5.927 KLF
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Beam Size: 18” x 22”
Bottom Bars, (2) #10 [ln + 12”]
(1) #10 [0.875 ln]
Top Bars, (3) #14
Open Stirrups, (16)#4: 1@2”, 15@9”
77 K STREET
Washington, DC
Girder Design:
Project Overview
LEED Status
Estimate Factored Girder Load,
Owner
Assessment
Moment from Mid-Span Concentrated Load (Beam)
Glazing Analysis
Green Roof
Analysis
Equivalent Uniform Load,
Total Factored Load (for –Mu),
Factored Positive Moment,
Potential Status
Total Factored Load (for +Mu),
Questions
Todd Povell
Construction Management
Penn State AE Senior Thesis
77 K STREET
Washington, DC
Girder Design:
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Girder Size: 20” x 28”
Bottom Bars, (2) #14 [ln + 12”]
(1) #14 [0.875 ln]
Top Bars, (4) #14
Open Stirrups, (15)#5: 1@2”, 5@8”, 9@11”
Torsion Check: OK
Shear Check: OK
Bottom Bar Moment Check: OK
Todd Povell
Construction Management
Penn State AE Senior Thesis
77 K STREET
Washington, DC
Roofing One-Way Slab Structural Redesign:
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
6.5” Slab
18” x 22” Beams
20” x 28” Girders
Todd Povell
Construction Management
Penn State AE Senior Thesis
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Energy Savings:
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Q = Area * Cum. Annual Savings * Hours Per Day * Days Per Year
Q = (24,000 ft2) * (2.073 BTU / Hr. * ft2) * 24 Hrs/Day * 365.25 Days/Year
Q = 436,126,032 BTUs/Year
Annual Energy Savings: $2,073
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Cost Implications:
Project Overview
Existing Roof: 32,000 SF EPDM roofing membrane
Proposed Roof: 8,000 SF EPDM roofing membrane and 24,000 SF Green Roof
LEED Status
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Green Roof
Owner
Assessment
Component
Cost / SF
Green Roof System (curbing, drainage layer, filter cloth,
growing medium, pavers, etc.)
Plants
Installation / Labor
Total
$11.00
$3.50
$8.00
$22.50
Existing EPDM Roof System
Green Roof Redesign
32,000 SF @ $9.80/SF = $313,600
8,000 SF @ $9.80/SF = $78,400
24,000 SF @ $22.50/SF = $540,000
Total Cost = $618,400
Average Cost = $19.32/SF
Total Cost = $313,600
Average Cost = $9.80/SF
Additional Cost: $304,800
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Schedule Implications:
Project Overview
Existing Roof: 50 day schedule
Proposed Roof: 63 day schedule
Owner
Assessment
Existing
LEED Status
Green Roof
Analysis
Potential Status
Proposed
Glazing Analysis
Questions
Roofing Schedule Impact: ≈ 2.5 week increase
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Plenum Space Implications:
Project Overview
Roof height can not be raised as a result of Washington, DC height restrictions.
Glazing Analysis
Green Roof
Analysis
Proposed Condition
Owner
Assessment
Existing Condition
LEED Status
Potential Status
Questions
Ways of Remedying the Plenum Space Issue:
1. Resize ducts to fit below proposed girders.
2. Lower the finished ceiling height.
3. Provide cutouts and reinforcing in the girders to accommodate ducts.
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
LEED Impact:
Project Overview
# of Credits
LEED Status
1
Owner
Assessment
1
Glazing Analysis
1
Green Roof
Analysis
2-8
1-2
Potential Status
1-2
Questions
LEED Credit
Sustainable Sites 6.1
Stormwater Design: Quantity Control
Sustainable Sites 7.2
Heat Island Effect: Roof
Water Efficiency 1.1
Water-Efficient Landscaping
Energy and Atmosphere 1.0
Optimizing Energy Performance
Materials and Resources 4.1, 4.2
Recycled Content
Materials and Resources 5.1, 5.2
Local and Regional Materials
Likely
Possibly
Contributor
X
X
X
X
X
X
77 K STREET
Washington, DC
Todd Povell
Construction Management
Penn State AE Senior Thesis
Equivalent Uniform Annual Cost Analysis
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Objective:
• As was discovered in the owner assessment , financial profitability is a primary
concern for many companies pursuing LEED accreditation. How do the proposed
changes perform financially?
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Equivalent Uniform Annual Cost Analysis
ROOFING
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Type
Life
Initial Cost
Annual Maintenance
Annual Energy Savings
Existing
Ballasted EPDM
20 years
$313,600
$8,000
----
Proposed
Green Roof
40 years
$618,400
$14,000
-$2,903
GLAZING
Existing
VE 1-85
25 years
$322,924
-------
Proposed
VNE 1-63
25 years
$359,344
----$12,712
(Assumes an annual interest rate of 7%.)
EUACExisting = $313,600(A/P, 7%, 20) + $8,000 + $322,924(A/P, 7%, 25)
= $65,310
EUACProposed = $618,400(A/P, 7%, 40) + $14,000 -$2,903 +$359,344(A/P, 7%, 25) - $12,712
= $72,000
$6,690 Annually = Less than $0.01 per month per square foot
Recommendation:
Pursue sustainable design objectives by incorporating a green roof and an
alternative glazing type.
Credit 9
Tenant Design & Construction Guidelines
1
Likely Poss. Contr.
77 K STREET
Washington, DC
1
Water Efficiency
1
Credit 1.1
Credit 1.2
Credit 2
Credit 3.1
Credit 3.2
Water Efficient Landscaping: Reduce by 50%
Water Efficient Landscaping: No Potable Use or No Irrigation
Innovative Wastewater Technologies
Water Use Reduction: 20% Reduction
Water Use Reduction: 30% Reduction
Likely Poss. Contr.
2
Energy & Atmosphere
1
Y
Y
Y
Prereq 1
Prereq 2
Prereq 3
5 Points
1
1
1
1
1
Todd Povell
Construction Management
Penn State AE Senior Thesis
Fundamental Commissioning of the Building Energy Systems
Minimum Energy Performance
Fundamental Refrigerant Management
14 Points
Required
Required
Required
*Note for EAc1: All LEED for Core and Shell projects registered after June 26th, 2007 are required to achieve at least two (2) points under EAc1.
2
1
Credit 1
Optimize Energy Performance
10.5% New Buildings or 3.5% Existing Building Renovations
2 14% New Buildings or 7% Existing Building Renovations
17.5% New Buildings or 10.5% Existing Building Renovations
21% New Buildings or 14% Existing Building Renovations
24.5% New Buildings or 17.5% Existing Building Renovations
28% New Buildings or 21% Existing Building Renovations
31.5% New Buildings or 24.5% Existing Building Renovations
35% New Buildings or 28% Existing Building Renovations
On-Site Renewable Energy
Enhanced Commissioning
Enhanced Refrigerant Management
Measurement & Verification - Base Building
Measurement & Verification - Tenant Sub-metering
Green Power
Potential LEED Status
Credit 2
Credit 3
Project Overview
Credit 4
LEED for Core and Shell v2.0
Registered Project Checklist
Credit 5.1
Credit 5.2
Credit 6
LEED Status
Project Name:
Project Address:
Glazing Analysis
1
1
1
1
1
continued…
4
6
Sustainable Sites
Y
1
1
Prereq 1
Credit 1
Credit 2
Credit 3
Credit 4.1
Credit 4.2
Credit 4.3
Credit 4.4
Credit 5.1
Credit 5.2
Credit 6.1
Credit 6.2
Credit 7.1
Credit 7.2
Credit 8
Credit 9
1
1
1
1
Construction Activity Pollution Prevention
Site Selection
Development Density & Community Connectivity
Brownfield Redevelopment
Alternative Transportation: Public Transportation Access
Alternative Transportation: Bicycle Storage & Changing Rooms
Alternative Transportation: Low-Emitting and Fuel-Efficient Vehicles
Alternative Transportation: Parking Capacity
Site Development: Protect of Restore Habitat
Site Development: Maximize Open Space
Stormwater Design: Quantity Control
Stormwater Design: Quality Control
Heat Island Effect, Non-Roof
Heat Island Effect, Roof
Light Pollution Reduction
Tenant Design & Construction Guidelines
15 Points
Required
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Y
1
1
1
1
Green Roof
Analysis
1
Water Efficiency
1
Credit 1.1
Credit 1.2
Credit 2
Credit 3.1
Credit 3.2
Water Efficient Landscaping: Reduce by 50%
Water Efficient Landscaping: No Potable Use or No Irrigation
Innovative Wastewater Technologies
Water Use Reduction: 20% Reduction
Water Use Reduction: 30% Reduction
2
Energy & Atmosphere
1
Prereq 1
Prereq 2
Prereq 3
Fundamental Commissioning of the Building Energy Systems
Minimum Energy Performance
Fundamental Refrigerant Management
Indoor Environmental Quality
Prereq 1
Prereq 2
Credit 1
Credit 2
Credit 3
Credit 4.1
Credit 4.2
Credit 4.3
Credit 4.4
Credit 5
Credit 6
Credit 7
Credit 8.1
Credit 8.2
1
1
1
1
1
Required
Required
Required
Storage & Collection of Recyclables
Building Reuse: Maintain 25% of Existing Walls, Floors & Roof
Building Reuse: Maintain 50% of Existing Walls, Floors & Roof
Building Reuse: Maintain 75% of Interior Non-Structural Elements
Construction Waste Management: Divert 50% from Disposal
Construction Waste Management: Divert 75% from Disposal
Materials Reuse: 1%
Recycled Content: 10% (post-consumer + ½ pre-consumer)
Recycled Content: 20% (post-consumer + ½ pre-consumer)
Regional Materials: 10% Extracted, Processed & Manufactured Regionally
Regional Materials: 20% Extracted, Processed & Manufactured Regionally
Certified Wood
2
5 Points
14 Points
Prereq 1
Credit 1.1
Credit 1.2
Credit 1.3
Credit 2.1
Credit 2.2
Credit 3
Credit 4.1
Credit 4.2
Credit 5.1
Credit 5.2
Credit 6
Y
Y
Likely Poss. Contr.
Y
Y
Y
Materials & Resources
11 Points
Required
1
1
1
1
1
1
1
1
1
1
1
Likely Poss. Contr.
Likely Poss. Contr.
Potential Status
1
Likely Poss. Contr.
Likely Poss. Contr.
Owner
Assessment
1 to 8
1
2
3
4
5
6
7
8
1
1
Minimum IAQ Performance
Environmental Tobacco Smoke (ETS) Control
Outdoor Air Delivery Monitoring
Increased Ventilation
Construction IAQ Management Plan: During Construction
Low-Emitting Materials: Adhesives & Sealants
Low-Emitting Materials: Paints & Coatings
Low-Emitting Materials: Carpet Systems
Low-Emitting Materials: Composite Wood & Agrifiber Products
Indoor Chemical & Pollutant Source Control
Controllability of Systems: Thermal Comfort
Thermal Comfort: Design
Daylight & Views: Daylight 75% of Spaces
Daylight & Views: Views for 90% of Spaces
11 Points
Required
Required
1
1
1
1
1
1
1
1
1
1
1
1
Likely Poss. Contr.
1
Innovation & Design Process
1
Credit 1.1
Credit 1.2
Credit 1.3
Credit 1.4
5 Points
*Note for EAc1: All LEED for Core and Shell projects registered after June 26th, 2007 are required to achieve at least two (2) points under EAc1.
2
1
Credit 1
Questions
Credit 2
Credit 3
Credit 4
Credit 5.1
Credit 5.2
Credit 6
Optimize Energy Performance
10.5% New Buildings or 3.5% Existing Building Renovations
2 14% New Buildings or 7% Existing Building Renovations
17.5% New Buildings or 10.5% Existing Building Renovations
21% New Buildings or 14% Existing Building Renovations
24.5% New Buildings or 17.5% Existing Building Renovations
28% New Buildings or 21% Existing Building Renovations
31.5% New Buildings or 24.5% Existing Building Renovations
35% New Buildings or 28% Existing Building Renovations
On-Site Renewable Energy
Enhanced Commissioning
Enhanced Refrigerant Management
Measurement & Verification - Base Building
Measurement & Verification - Tenant Sub-metering
Green Power
1 to 8
1
2
3
4
5
6
7
8
1
1
1
1
1
1
continued…
Likely Poss. Contr.
4
Materials & Resources
11 Points
Credit 2
Innovation in Design: Provide Specific Title
Innovation in Design: Provide Specific Title
Innovation in Design: Provide Specific Title
Innovation in Design: Provide Specific Title
LEED® Accredited Professional
1
1
1
1
1
Likely Poss. Contr.
10 3
4
Totals (pre-certification estimates)
Certified: 23 to 27 points, Silver: 28 to 33 points, Gold: 34 to 44 points, Platinum: 45 to 61 points
61
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Potential LEED Status
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
23 pts 28 pts 34 pts
45 pts
61 pts
Existing
Certified
Silver
Gold
Platinum
Proposed
Certified
Silver
Gold
Platinum
Likely Points
Possible Points
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Existing LEED Status
Project Overview
LEED Status
Sustainable Sites (SS)
Owner
Assessment
1.0 Site Selection
2.0 Development Density & Community Connectivity
4.1 Public Transportation
7.1 Heat Island Effect, Non-Roof
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
LEED® Green
Building
Rating
SystemTM For
Core & Shell
Development,
v2.0
Water Efficiency (WE)
5 Possible Points
Energy & Atmosphere (EA)
14 Possible Points
Materials & Resources (MR)
11 Possible Points
Indoor Environmental Quality (EQ)
8.1 Daylight & Views: Daylight 75% of Spaces
8.2 Daylight & Views: Views for 90% of Spaces
Innovation & Design Process (ID)
5 Possible Points
LEED®
Accreditation:
4 Points
Achieved
2 Points
Possible
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Potential LEED Status
Project Overview
Sustainable Sites (SS)
1.0 Site Selection
2.0 Development Density & Community Connectivity
4.1 Public Transportation
6.1 Storm Water Design: Quantity Control
7.1 Heat Island Effect, Non-Roof
7.2 Heat Island Effect, Roof
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
LEED® Green
Building
Rating
SystemTM For
Core & Shell
Development,
v2.0
Water Efficiency (WE)
1.1 Water Efficient Landscaping: Reduce by 50%
Energy & Atmosphere (EA)
1.0 Optimize Energy Performance
Materials & Resources (MR)
4.1, 4.2 Recycled Content
5.1, 5.2 Regional Materials
Potential Status
Questions
Indoor Environmental Quality (EQ)
8.1 Daylight & Views: Daylight 75% of Spaces
8.2 Daylight & Views: Views for 90% of Spaces
Innovation & Design Process (ID)
1.1 Innovation in Design
LEED®
Accreditation:
10 Points
Achieved
7 Points
Possible
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Acknowledgements
Project Overview
Brookfield Properties
James Berkon
LEED Status
Davis, Carter, Scott Design
Ernest Ulibarri
Owner
Assessment
James G. Davis Construction Corporation
Dominic Argentieri
Marybeth Bulgaris
Ron Juban
Pennsylvania State University
Craig Dubler
Professor Robert Holland
Dr. Michael Horman
Moses Ling
Dr. John Messner
Professor Kevin Parfitt
Andreas Phelps
Dr. David Riley
Monica Steckroth
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions
Sika Sarnafil
Ryan Shaughnessy
Viracon, Inc.
Alissa Schmidt
77 K STREET
Todd Povell
Construction Management
Penn State AE Senior Thesis
Washington, DC
Questions
Project Overview
LEED Status
Owner
Assessment
Glazing Analysis
Green Roof
Analysis
Potential Status
Questions