PPL Plaza Allentown, PA Timothy Stauffer Construction Management Tim Stauffer CM Option PPL Plaza Allentown, PA 2 Project Overview Location: Allentown, PA Location: Allentown, PA Size: 260,000 SF Size: 260,000 SF Cost: $30 million Cost: $30 million Height: 8 floors Height: 8 floors Occupancy: Commercial Office, Retail Occupancy: Commercial Office, Retail Building Features: Building Features: Downtown Location Downtown Location LEED Gold Rating (tentative) LEED Gold Rating (tentative) Green Roof Green Roof Winter Gardens Winter Gardens 8 Story Central Atrium 8 Story Central Atrium High Tech Energy Trading Floors High Tech Energy Trading Floors Tim Stauffer CM Option PPL Plaza Allentown, PA 3 Presentation Outline Existing Building Conditions Existing Building Conditions Areas of Investigation Areas of Investigation Raised Access Floor - (AE Breadth Area) Raised Access Floor - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Green Roof Construction Green Roof Construction Rainwater Retention System Rainwater Retention System Construction Manager Involvement Research Construction Manager Involvement Research Conclusions Conclusions Tim Stauffer CM Option PPL Plaza Allentown, PA 4 Presentation Outline Existing Building Conditions Existing Building Conditions Areas of Investigation Areas of Investigation Raised Access Floor - (AE Breadth Area) Raised Access Floor - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Green Roof Construction Green Roof Construction Rainwater Retention System Rainwater Retention System Construction Manager Involvement Research Construction Manager Involvement Research Conclusions Conclusions Tim Stauffer CM Option PPL Plaza Allentown, PA 5 Tim Stauffer CM Option PPL Plaza Allentown, PA 6 Project Team Owner: Liberty Property Trust Owner: Liberty Property Trust Main Tenant: PPL Resources (30 year lease) Main Tenant: PPL Resources (30 year lease) Architects: Architects: Design Architect: R.A.M Stern Architects Design Architect: R.A.M Stern Architects Architect of Record: Kendall Heaton Associates Architect of Record: Kendall Heaton Associates Engineers: Engineers: Structural: Thornton Thomasetti Engineers Structural: Thornton Thomasetti Engineers MEP: H.T. Lyons (design-build) MEP: H.T. Lyons (design-build) Construction Manager: L.F. Driscoll, Co. Construction Manager: L.F. Driscoll, Co. Project Delivery Method: CM at Risk Project Delivery Method: CM at Risk Main Contract: GMP (Guaranteed Maximum Price) Main Contract: GMP (Guaranteed Maximum Price) Tim Stauffer CM Option PPL Plaza Allentown, PA 7 Project Estimate Tim Stauffer CM Option PPL Plaza Allentown, PA 8 Project Schedule Tim Stauffer CM Option PPL Plaza Allentown, PA 9 Project Schedule Construction Dates: Feb 1, 02-Mar 19, 03 Construction Dates: Feb 1, 02-Mar 19, 03 Compressed Construction Schedule: 14 months Compressed Construction Schedule: 14 months High liquidated damages High liquidated damages $15,000 per day $15,000 per day Tim Stauffer CM Option PPL Plaza Allentown, PA 10 Presentation Outline Existing Building Conditions Existing Building Conditions Areas of Investigation Areas of Investigation Raised Access Floor - (AE Breadth Area) Raised Access Floor - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Green Roof Construction Green Roof Construction Rainwater Retention System Rainwater Retention System Construction Manager Involvement Research Construction Manager Involvement Research Conclusions Conclusions Tim Stauffer CM Option PPL Plaza Allentown, PA 11 Raised Access Flooring (AE Breadth) Existing design: Existing design: Raised access floor design floors 7 & 8 Raised access floor design floors 7 & 8 Mechanical: underfloor supply air on floor 8 Mechanical: underfloor supply air on floor 8 Why? Why? Suggested by Kendall Heaton Associates Suggested by Kendall Heaton Associates High tech energy trading floors needing frequent upgrades High tech energy trading floors needing frequent upgrades Limited to floors 7 & 8 due to cost impact Limited to floors 7 & 8 due to cost impact Tim Stauffer CM Option PPL Plaza Allentown, PA 12 Raised Access Flooring (AE Breadth) Proposed redesign: Proposed redesign: Raised access floor design extended to include all office floors (floors 2-8) Raised access floor design extended to include all office floors (floors 2-8) Mechanical: underfloor supply air on floors 2-8 Mechanical: underfloor supply air on floors 2-8 Benefits: Benefits: Simplified MEP construction Simplified MEP construction Quicker renovation Quicker renovation Reduced office churn costs Reduced office churn costs Indoor Air Quality improvements Indoor Air Quality improvements Improved occupant comfort Improved occupant comfort Tim Stauffer CM Option PPL Plaza Allentown, PA 13 Raised Access Flooring (AE Breadth) Raised Floor Design 12 high floor 12 high floor 24x24 flooring tiles 24x24 flooring tiles Modular carpeting tiles Modular carpeting tilesElectrical/Communication Modular Components Modular Components Control boxes Control boxes Utility boxes Utility boxes Quick connect cables Quick connect cables Shared distribution Shared distribution Tim Stauffer CM Option PPL Plaza Allentown, PA 14 Raised Access Flooring (AE Breadth) HVAC Design Displacement distribution system Displacement distribution system Supply at floor, return at ceiling Supply at floor, return at ceiling Convection system air rises as it warms Convection system air rises as it warms Carries contaminants away from occupants Carries contaminants away from occupants Supply Air Supply Air Lower velocity Lower velocity Higher temperature Higher temperature 55 -> 65 55 -> 65 Tim Stauffer CM Option PPL Plaza Allentown, PA 15 Raised Access Flooring (AE Breadth) HVAC Design Base building system Base building system Keep current fans and chillers Keep current fans and chillers Decreased fan load due to decreased ductwork Decreased fan load due to decreased ductwork VAV boxes with reheat required on each floor VAV boxes with reheat required on each floor Higher supply temp Higher supply temp Dehumidification Dehumidification Tim Stauffer CM Option PPL Plaza Allentown, PA 16 Raised Access Flooring (AE Breadth) HVAC Design HVAC zones at least 9 HVAC zones at least 9 Central Central Unducted Unducted Static air terminals constant volume Static air terminals constant volume Perimeter Perimeter Semi-ducted Semi-ducted VAV air terminals & reheat boxes VAV air terminals & reheat boxes Corner Corner Similar to perimeter Similar to perimeter Enclosed office (perimeter) Enclosed office (perimeter) Enclosed office (non-perimeter) Enclosed office (non-perimeter) Conference Room Conference Room Fully ducted Fully ducted Perimeter Corner Central Perimeter Zone Tim Stauffer CM Option PPL Plaza Allentown, PA 17 System Concerns Problem: Problem: Increased floor to floor height Increased floor to floor height Solution: Solution: Bulkheads around girders Bulkheads around girders Problem: Problem: Drafts/Cold feet Drafts/Cold feet Solution: Solution: Use air terminals with manual air volume control Use air terminals with manual air volume control Locate air terminals between workspaces Locate air terminals between workspaces Raised Access Flooring (AE Breadth) Tim Stauffer CM Option PPL Plaza Allentown, PA 18 Raised Access Flooring (AE Breadth) Initial Cost and Schedule Impact First Costs First Costs $3.67 per SF $3.67 per SF $820,000 total $820,000 total Schedule Schedule Raised floor construction Raised floor construction Original: 24 days Original: 24 days Revised: 94 days Revised: 94 days Additional: 70 days Additional: 70 days MEP construction MEP construction 40% mechanical and electrical labor reduction 40% mechanical and electrical labor reduction Original: 179 days Original: 179 days Revised: 145 days Revised: 145 days Savings: 34 days Savings: 34 days No impact to overall schedule No impact to overall schedule Tim Stauffer CM Option PPL Plaza Allentown, PA 19 Raised Access Flooring (AE Breadth) Churn Cost Savings Materials costs virtually eliminated Materials costs virtually eliminated 40% renovation schedule reduction 40% renovation schedule reduction Churn Cost savings: Churn Cost savings: $11.81 per SF $11.81 per SF Initial cost increase: Initial cost increase: $800,000 $800,000 Office churn costs savings: Office churn costs savings: $1 million per year $1 million per year 80% cost reduction 80% cost reduction Payback Period: Payback Period: 10 months 10 months Tim Stauffer CM Option PPL Plaza Allentown, PA 20 Presentation Outline Existing Building Conditions Existing Building Conditions Areas of Investigation Areas of Investigation Raised Access Floor - (AE Breadth Area) Raised Access Floor - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Green Roof Construction Green Roof Construction Rainwater Retention System Rainwater Retention System Construction Manager Involvement Research Construction Manager Involvement Research Conclusions Conclusions Tim Stauffer CM Option PPL Plaza Allentown, PA 21 Raised Core Structural Redesign (AE Breadth) Why? Why? Building core must be raised to be even with raised floor Building core must be raised to be even with raised floor Current Design Current Design filler slab filler slab 7 th & 8 th floors 7 th & 8 th floors Proposed new design Proposed new design Beam and girder elevation adjustment Beam and girder elevation adjustment 2 nd -8 th floors 2 nd -8 th floors Tim Stauffer CM Option PPL Plaza Allentown, PA 22 Raised Core Structural Redesign (AE Breadth) Design Beam and girder elevation increased within building core area Beam and girder elevation increased within building core area Welded angle connections between beams and girders Welded angle connections between beams and girders Beam and girder sizes remain the same Beam and girder sizes remain the same No change in live and dead loads No change in live and dead loads Fireproofing needed Fireproofing needed Poured Concrete Poured Concrete Tim Stauffer CM Option PPL Plaza Allentown, PA 23 Raised Core Structural Redesign (AE Breadth) Cost and Schedule Impact Schedule: Schedule: Increase due to field welding Increase due to field welding Reduction due to reduced slab pours Reduction due to reduced slab pours Cost: Cost: Increased labor cost Increased labor cost Tim Stauffer CM Option PPL Plaza Allentown, PA 24 Presentation Outline Existing Building Conditions Existing Building Conditions Areas of Investigation Areas of Investigation Raised Access Floor - (AE Breadth Area) Raised Access Floor - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Green Roof Construction Green Roof Construction Rainwater Retention System Rainwater Retention System Construction Manager Involvement Research Construction Manager Involvement Research Conclusions Conclusions Tim Stauffer CM Option PPL Plaza Allentown, PA 25 Green Roof Construction Green Roof Purpose Reduce rainwater runoff Reduce rainwater runoff Reduce urban heat island effect Reduce urban heat island effect Improve aesthetics Improve aesthetics Provide urban park Provide urban park Tim Stauffer CM Option PPL Plaza Allentown, PA 26 Green Roof Construction Green Roof Types Intensive Intensive Thick growth medium Thick growth medium Traditional garden plants Traditional garden plants Lawn grass, shrubs, trees Lawn grass, shrubs, trees Requires constant maintenance Requires constant maintenance Extensive Extensive Thin growth medium Thin growth medium Hardy plants Hardy plants Grasses, flowers, other low vegetation Grasses, flowers, other low vegetation Largely maintenance free Largely maintenance free Green roof on Plaza is Extensive Green roof on Plaza is Extensive Tim Stauffer CM Option PPL Plaza Allentown, PA 27 Green Roof Construction Green Roof Composition Planting/drainage layer Filter layer Board insulation Separating layer Waterproofing layer Concrete slab Moisture Retention Matt Tim Stauffer CM Option PPL Plaza Allentown, PA 28 Green Roof Construction Construction issues and difficulties Roof leakage Roof leakage High tech data floors below High tech data floors below Waterproofing layer most important Waterproofing layer most important Surface conditioner Surface conditioner Hot applied waterproofing Hot applied waterproofing Protection course Protection course Testing necessary Testing necessary Flood testing Flood testing EFVM (electric field vector mapping) EFVM (electric field vector mapping) Can be used for periodic future testing as well Can be used for periodic future testing as well Tim Stauffer CM Option PPL Plaza Allentown, PA 29 Green Roof Construction Construction issues and difficulties Freeze/thaw cycle Freeze/thaw cycle Three locations for water storage Three locations for water storage Plants Plants Growth medium (topsoil) Growth medium (topsoil) Moisture retention mat Moisture retention mat The only standing water The only standing water Roof underneath moisture retention mat functions as traditional roof Roof underneath moisture retention mat functions as traditional roof No standing water to freeze No standing water to freeze Excessive weight on structure Excessive weight on structure Avoid topsoil piling and storage on roof Avoid topsoil piling and storage on roof Tim Stauffer CM Option PPL Plaza Allentown, PA 30 Green Roof Construction Construction issues and difficulties Damage/death of plants Damage/death of plants Important that plants survive for success of green roof Important that plants survive for success of green roof Potential causes of death Potential causes of death Insufficient irrigation Insufficient irrigation Frost Frost Trampling Trampling Tim Stauffer CM Option PPL Plaza Allentown, PA 31 Green Roof Construction Cost Implications Cost Implications Precautions are less costly than liabilities! Precautions are less costly than liabilities! Tim Stauffer CM Option PPL Plaza Allentown, PA 32 Presentation Outline Existing Building Conditions Existing Building Conditions Areas of Investigation Areas of Investigation Raised Access Floor - (AE Breadth Area) Raised Access Floor - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Green Roof Construction Green Roof Construction Rainwater Retention System Rainwater Retention System Construction Manager Involvement Research Construction Manager Involvement Research Conclusions Conclusions Tim Stauffer CM Option PPL Plaza Allentown, PA 33 Rainwater Retention System Purpose Environmental Impact Environmental Impact Reduced runoff Reduced runoff Reduced city water usage Reduced city water usage Public Awareness Public Awareness Impact to LEED rating Impact to LEED rating Tim Stauffer CM Option PPL Plaza Allentown, PA 34 Rainwater Retention System Public Awareness Project already in the limelight due to urban redevelopment interest Project already in the limelight due to urban redevelopment interest Showcase the green designs of the Plaza Showcase the green designs of the Plaza Information Station Information Station Located next to building entrance Located next to building entrance Informational plaques Informational plaques Description of the rainwater retention system Description of the rainwater retention system Reclaimed water volume gauge Reclaimed water volume gauge Overview of the other green design aspects of the project Overview of the other green design aspects of the project Tim Stauffer CM Option PPL Plaza Allentown, PA 35 Rainwater Retention System System Design and Environmental Impact Cistern Size: 15,000 gallons Cistern Size: 15,000 gallons Water Reclaimed: 550,000 gallons Water Reclaimed: 550,000 gallons Percentage of total building usage: 52% Percentage of total building usage: 52% Cistern Size Required capacity of cistern13,626 gal 10% increase in capacity1,363 gal Design capacity of cistern15,000 gal Design volume of cistern74 cu yd Reclaimed Water Yearly Usage1,053,000 gal Yearly Rainwater Recovery550,769 gal Percentage of total usage52% Tim Stauffer CM Option PPL Plaza Allentown, PA 36 Rainwater Retention System Tim Stauffer CM Option PPL Plaza Allentown, PA 37 Rainwater Retention System Impact to LEED Impact to LEED Three possible LEED points Three possible LEED points Code Considerations Code Considerations Appeal process necessary to allow for water reuse Appeal process necessary to allow for water reuse Appeal already approved for waterless urinals Appeal already approved for waterless urinals Sustainable Sites Credit 6.1 Stormwater Management, Rate or Quantity Water Efficiency Credit 2 Innovative Wastewater Technologies Innovation & Design Process Credit 1.4 Innovation in Design: 40% water reduction Tim Stauffer CM Option PPL Plaza Allentown, PA 38 Rainwater Retention System Cost and Schedule Implications Cost Cost Total cost increase: $70,000 Total cost increase: $70, % of total building cost 0.2% of total building cost Retention system: $40,000 Retention system: $40,000 Information Station: $30,000 Information Station: $30,000 Schedule Schedule Decision to utilize the system needs to be made early Decision to utilize the system needs to be made early Tim Stauffer CM Option PPL Plaza Allentown, PA 39 Presentation Outline Existing Building Conditions Existing Building Conditions Areas of Investigation Areas of Investigation Raised Access Floor - (AE Breadth Area) Raised Access Floor - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Raised Core: Structural Redesign - (AE Breadth Area) Green Roof Construction Green Roof Construction Rainwater Retention System Rainwater Retention System Construction Manager Involvement Research Construction Manager Involvement Research Conclusions Conclusions Tim Stauffer CM Option PPL Plaza Allentown, PA 40 Contractor Involvement for LEED Buildings When should a contractor or construction manager become involved in LEED green building projects? When should a contractor or construction manager become involved in LEED green building projects? Tim Stauffer CM Option PPL Plaza Allentown, PA 41 Contractor Involvement for LEED Buildings Research survey of building professionals Four questions regarding LEED points Four questions regarding LEED points 1. Which phase is most appropriate for CM input and involvement? Conceptual Design Conceptual Design Schematic Design Schematic Design Design Development Design Development Construction Documents Construction Documents Construction Construction 2. Rank from 1-5 according to the importance of CM input and involvement in the main decision making process. 3. Rank from 1-5 the significance of early CM involvement with respect to the cost of earning this LEED point. 4. Rank from 1-5 the significance of early CM involvement with respect to the schedule of earning this LEED point. Tim Stauffer CM Option PPL Plaza Allentown, PA 42 Contractor Involvement for LEED Buildings Results of Survey LEED points requiring the most contractor involvement LEED points requiring the most contractor involvement Sustainable Sites Prereq 1 Erosion & Sedimentation Control Required Credit 5.2 Reduced Site Disturbance, Development Footprint 1 Materials & Resources Credit 3.2 Resource Reuse, Specify 10% 1 Tim Stauffer CM Option PPL Plaza Allentown, PA 43 Contractor Involvement for LEED Buildings Results of Survey LEED points requiring the most contractor involvement when cost is critical LEED points requiring the most contractor involvement when cost is critical Materials & Resources Credit 2.1 Construction Waste Management, Divert 50% 1 Credit 2.2 Construction Waste Management, Divert 75% 1 Indoor Environmental Quality Credit 4.3 Low-Emitting Materials, Carpet1 Tim Stauffer CM Option PPL Plaza Allentown, PA 44 Contractor Involvement for LEED Buildings Results of Survey LEED points requiring the most contractor involvement when schedule is critical LEED points requiring the most contractor involvement when schedule is critical Sustainable Sites Prereq 1 Erosion & Sedimentation Control Required Energy & Atmosphere Prereq 1 Fundamental Building Systems Commissioning Required Indoor Environmental Quality Credit 3.2 Construction IAQ Management Plan, Before Occupancy1 Credit 4.4 Low-Emitting Materials, Composite Wood1 Tim Stauffer CM Option PPL Plaza Allentown, PA 45 Contractor Involvement for LEED Buildings Results of Survey Overall timeframe for contractor involvement of a LEED project: Overall timeframe for contractor involvement of a LEED project: Design Development/Construction Documents Tim Stauffer CM Option PPL Plaza Allentown, PA 46 Conclusions Raised Access Flooring Raised Access Flooring Added value through increased re-configurability and reduced churn costs Added value through increased re-configurability and reduced churn costs System pays for itself almost immediately System pays for itself almost immediately Raised Building Core Raised Building Core Raised structural supports impractical Raised structural supports impractical filler slab is preferable solution filler slab is preferable solution Green Roof Green Roof Proper precautions will greatly increase the green roofs chance of success while reducing the CMs liability risk Proper precautions will greatly increase the green roofs chance of success while reducing the CMs liability risk Proper instruction of owner is critical Proper instruction of owner is critical Rainwater Retention Rainwater Retention Provides up to half of the Plazas toilet flush water Provides up to half of the Plazas toilet flush water Improves public awareness of green design Improves public awareness of green design Construction Manager Involvement on LEED projects Construction Manager Involvement on LEED projects Design development is the most appropriate time for CMs to become involved on LEED projects Design development is the most appropriate time for CMs to become involved on LEED projects Tim Stauffer CM Option PPL Plaza Allentown, PA 47 Acknowledgements George Schaefer George Schaefer Ed Jackowski Ed Jackowski Franz Fernley Franz Fernley George Ledwith George Ledwith Jim Bash Jim Bash Dr. David Riley Dr. David Riley Dan Mattern Dan Mattern Bill & Lois Stauffer Bill & Lois Stauffer Shannon Stonesifer Shannon Stonesifer Tim Stauffer CM Option PPL Plaza Allentown, PA 48 Questions?