Michael Abbondante Construction Management

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 Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A PROJECT OVERVIEW Name: American Speech Language – Hearing National Headquarters Location: Rockville, MD Function: Office Space Size: 137,000 sq. ft. Stories: 5 Stories above grade; 7 Total stories Construction Dates: July 1, 2006 – October 15, 2007

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A PROJECT OVERVIEW Project Team Owner: American Speech Language – Hearing Association Construction Manager: Davis Construction Development Team: AtSite Construction Building Architect: Boggs and Partners Architecture Structural Engineer: Cagley and Associates MEP Engineer: Vanderweil Engineers

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A PROJECT OVERVIEW Relevant Background Information Sustainability Rating: LEED Silver Rating: 33 – 38 Points Procurement Method: 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: (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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems Problem: 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems LEED Analysis Certification: 26 – 69 Points 4 Levels: Certification Silver Gold Platinum Scored on: Sustainable Sites Water Efficiency Energy and Atmosphere Materials and Resources Indoor Environmental Quality Innovation and Design Process Most widely used system

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems Green Globes Analysis 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 Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems ASHA Analysis

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems ASHA Analysis

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Sustainability Systems University of Minnesota Case Study 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 Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems Conclusion 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Procurement Methods Problem: 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?

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Procurement Methods 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Procurement Methods 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Sustainability Systems Industry Surveys Interviews of Owners & General Contractors Owners Prefer the traditional method 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Procurement Methods Conclusion Procurement Depends on project Speed Cost Owner ASHA Inexperienced Owner Non – profit Organization Cost highly important Back rent costs Schedule speed crucial Follow Design – Build Procurement

Window Efficiency Re-design

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Window Efficiency Re-design 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?

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Window Efficiency Re-design EQuest Window Analysis Single Low E Triple Low E

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Window Efficiency Re-design Industry Cost Analysis

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Window Efficiency Re-design Conclusion Energy vs. Cost Analysis Triple Low Energy windows Preserve 5% electrical energy but are 1.5 x more expensive LEED 15% energy increase required for addition of 1 point 20% energy increase required for addition of 2 points Final Conclusion The low energy coating is sufficient Initial costs are extremely high Unless the entire mechanical system were re- designed LEED points could not be scored

Structural Steel Column Re-design

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Structural Steel Column Re-design 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Structural Steel Column Re-design pcaColumn Analysis

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Structural Steel Column Re-design Cost Analysis Assumptions: Steel: 1” Mineral Fire Proofing Concrete: 4000 psi Square Columns Rebar in Corners

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Structural Steel Column Re-design Schedule Analysis

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Structural Steel Column Re-design Conclusion 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Conclusions 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: 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Conclusions 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 Structural Steel Column Re-design: 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Conclusions 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

Michael Abbondante Construction Management Project Overview Sustainability Systems Procurement Methods Window Efficiency Re-design Structural Steel Column Re-design Conclusions Q & A Questions?