Toyota Corporate Toyota Corporate Real Estate and Real Estate and Facilities Facilities Jennifer Drilling Jennifer Drilling Construction Management Construction Management April 15, 2003 April 15, 2003 Senior Thesis Presentation Senior Thesis Presentation
51
Embed
Toyota Corporate Real Estate and Facilities Jennifer Drilling Construction Management April 15, 2003 Senior Thesis Presentation.
This document is posted to help you gain knowledge. Please leave a comment to let me know what you think about it! Share it to your friends and learn new things together.
Transcript
Toyota Corporate Toyota Corporate Real Estate and Real Estate and
FacilitiesFacilities
Jennifer DrillingJennifer DrillingConstruction ManagementConstruction Management
April 15, 2003April 15, 2003Senior Thesis PresentationSenior Thesis Presentation
Addressed by energy optimization tools & where Addressed by energy optimization tools & where the contractor can play a significant rolethe contractor can play a significant role
ScheduleScheduleCritical move-in dateCritical move-in date
Current Construction: Sept. 1, 2001 – April 17, 2003Current Construction: Sept. 1, 2001 – April 17, 2003
Desires to move in sooner if possibleDesires to move in sooner if possible
Addressed by evaluating critical path for Tenant Addressed by evaluating critical path for Tenant Fit-OutFit-Out
Budget Budget Annual loan payment must meet current lease Annual loan payment must meet current lease paymentspayments
Addressed by life cycle and annual costsAddressed by life cycle and annual costs
Owner Assumption:Owner Assumption:Under Ceiling Walls are more Under Ceiling Walls are more Sustainable and less costly to remove Sustainable and less costly to remove - - INVESTIGATEINVESTIGATE
Type A– Exterior Part of BuildingType A– Exterior Part of BuildingType N – Interior Type N – Interior Type B – Interior & ExteriorType B – Interior & Exterior
Additional Materials Above Ceiling Grid no yes (minimal) yesMetal Bracing yes yes noGalvinized L Trim yes no noExact dimensional cuts to drywall yes no yes (minimal)
Acoustical sealant no no yesSupply and Return ducts considered no no yes
Every wall has comparative Every wall has comparative advantage and disadvantagesadvantage and disadvantages
Energy OptimizationEnergy Optimization Mechanical AnalysisMechanical Analysis LightingLighting
ResearchResearch Contractor’s Role on a Green BuildingContractor’s Role on a Green Building
Final RecommendationsFinal Recommendations
Mechanical AnalysisMechanical Analysis
GoalGoalTo assess the best energy efficient To assess the best energy efficient mechanical system for the Toyota mechanical system for the Toyota ProjectProject
To gain maximum LEED Points = 10To gain maximum LEED Points = 10
Basis for InvestigationBasis for InvestigationResearch showed successful Research showed successful geothermal systems in California geothermal systems in California
Mechanical AnalysisMechanical Analysis
Advantages Geo-thermal Systems Advantages Geo-thermal Systems BringBring
Mechanical equipment and space Mechanical equipment and space reducedreduced
Maintenance costs halvedMaintenance costs halved
Piping would be reduced due to localized Piping would be reduced due to localized zoning systemszoning systems
Extremely quiet systemExtremely quiet system
Can be put virtually anywhereCan be put virtually anywhere
Mechanical Mechanical InvestigationInvestigation
Investigation of both systems on Investigation of both systems on the Energy Modeling Tool for the Energy Modeling Tool for California Buildings California Buildings
EQuestEQuest
Set up ZoningSet up Zoning
3D Model3D Model
System FlowSystem Flow
DiagramDiagram
Detailed SystemDetailed System
Geothermal SystemGeothermal System
Based on Based on 25 systems 25 systems each…each…
10 x 2 well 10 x 2 well configurationconfigurationss
Vertical WellsVertical Wells
15 foot 15 foot spacingspacing
Internal Internal ZoningZoning
Geothermal SystemGeothermal System
Reasons for why geothermal was not idealReasons for why geothermal was not idealGround temperatures much warmer in So. CA Ground temperatures much warmer in So. CA ~ 55°~ 55°
Need 1/3 longer vertical loops than a northeastern Need 1/3 longer vertical loops than a northeastern systemsystem
Runs solely on electrical energy, 1:8.7 ratio of Runs solely on electrical energy, 1:8.7 ratio of gas to electrical cost in CA gas to electrical cost in CA
Reasons why absorption chiller favorsReasons why absorption chiller favorsUnusually high COP (.9 compared to .6)Unusually high COP (.9 compared to .6)Very low wet bulb So. CAVery low wet bulb So. CAOnly need direct (gas-fired) evaporation, Only need direct (gas-fired) evaporation, adiabatic = low energy useadiabatic = low energy use
Electrical Energy (kwh) MBtu (Gas) Annual Utility RateChiller System 5,806,800 30,084 $729,876Geothermal Heat Pump 7,156,700 0 $912,100
ResearchResearch Contractor’s Role on a Green BuildingContractor’s Role on a Green Building
Final RecommendationsFinal Recommendations
Contractor’s Role on a Contractor’s Role on a Green BuildingGreen Building
Literature ReviewLiterature ReviewVery little information gear towards the Very little information gear towards the contractor’s rolecontractor’s role
GoalGoalTo develop guidelines of valued added To develop guidelines of valued added activities a contractor may perform activities a contractor may perform during a green projectduring a green project
Pre-ConstructionPre-Construction
ConstructionConstruction
Where is their role most significant?Where is their role most significant?
Establish industry comments, concerns, Establish industry comments, concerns, and knowledge of issueand knowledge of issue
Contractor’s Role on a Contractor’s Role on a Green BuildingGreen Building
EstablishedEstablished network of green network of green professionals professionals around countryaround country
Ranking of 94 Ranking of 94 potential possibilities potential possibilities
Many comments Many comments providedprovided
16 Contractors16 Contractors
3 Design-Builders3 Design-Builders
5 Architects5 Architects
3 Consultants3 Consultants
4 A/E Managers4 A/E Managers
1 Owner1 Owner
Contractor’s Role on a Contractor’s Role on a Green ProjectGreen Project
Group Average Ranking
Owner 3.48A/ E Managers 3.22Design-Builders 3.13Contractors 2.87Architects 2.63Consultants 2.51
Pre-Construction
Group Average Ranking
Owner 3.48Design-Builders 3.13A/ E Managers 2.86Architects 2.63Contractors 2.59Consultants 2.51
Pre-Construction
Questionnaire Ranking: Questionnaire Ranking: 1=1= Contractors have little Contractors have little significance in this rolesignificance in this role
4 =4 = Contractor has significant impact to this role Contractor has significant impact to this role
ALL ALL PARTICIPANTSPARTICIPANTS
EXPERIENCED EXPERIENCED PARTICIPANTSPARTICIPANTS
Group Average Ranking
Owner 3.66A/ E Managers 3.64Contractors 3.42Consultants 3.41Design-Builders 3.31Architects 3.24
Construction
Group Average Ranking
Owner 3.66A/ E Managers 3.58Consultants 3.41Contractors 3.33Design-Builders 3.31Architects 3.24
Construction
Design-Build Design-Build high, more high, more aware of aware of potential of potential of early early involvementinvolvement
Architects & Architects & Consultants Consultants rate low, feel rate low, feel pre-con and pre-con and finishing design finishing design is not where is not where the contractor the contractor should have a should have a big impactbig impact
Less Less experienced experienced people scored people scored high. More high. More experienced experienced people knew people knew more of what more of what a contractor a contractor could actually could actually accomplishaccomplish
Contractor’s Role on a Contractor’s Role on a Green ProjectGreen Project
Highest Ranked Highest Ranked AreasAreas HIGHHIGH
Help owner and Help owner and engineer to engineer to produce estimates produce estimates of possible LEED of possible LEED
pointspoints Locate a recycle Locate a recycle facility that can facility that can provide the provide the resources to recycle resources to recycle
all types of materialsall types of materials
LEED Area Role(s) of Highest Rank
1 Waste Management Locate a recycle facility that can provide the resources to recycle all types of materials
2 General Help owner and engineer to produce estimates of possible LEED points Provide suggestions to enable efficient deconstruction
3 Building Materials Provide value engineering and constructability suggestions which reduce material waste
LEED Area Role(s) of Lowest Rank
1 Energy & Atmoshpere
2 Planning & Sitework
3 Water Conservation
Highest Ranked Areas Pre-Construction:
Lowest Ranked Lowest Ranked Areas for Pre-Areas for Pre-ConstructionConstruction
LEED Area Role(s) of Highest Rank1 Indoor Air Quality HVAC Protection- Seal all HVAC inlet and outlet units from dust and moisture
Soure Control - Keep building materials dry to avoid the introduction of mositure to building 2 General Assemble and maintain records necessary to document a building’s compliance with LEED requirements Conduct weekly meetings with subcontractors to discuss methods to improve IAQ (Indoor Air Quality) onsite
3 Waste Management Provide adequate training of construction waste recycling for all workers on site Encourage recycling by signage and posting measurable percentage goals
4 Education As CM or GC, effectively educate subcontractors- (1) in identifying vendors and materials that meet requirements and minimize cost, (2) in minimizing risk
LEED Area Role(s) of Lowest Rank1 Energy & Atmoshpere
2 Air Pollution Prevention
3 Building Materials
4 Planning & Sitework
Construction:Highest Ranked Areas
LEED Area Role(s) of Highest Rank1 Indoor Air Quality
2 General
3 Waste Management
4 Education
LEED Area Role(s) of Lowest Rank1 Energy & Atmoshpere Full System Building Commissiong- Develop design intent and basis of design documentation, engage a
commissioning authority2 Air Pollution Prevention Review services provided by outside vendors for potential impact on air quality. Examine pest control
practices, cleaners used by janitorial services, and equipment maintenance.3 Building Materials Suggest the use of low maintenance and easily replaced materials
Identify indoor air quality concerns that may impact material selection (Select low-toxic alternatives to 4 Planning & Sitework Consider milling wood from land-clearing debris into building materials
Lowest Ranked Areas
Lowest Ranked Lowest Ranked Areas for Areas for ConstructionConstruction
LEED Area1 Energy & Atmoshpere
2 Planning & Sitework
3 Water Conservation
LOWLOWEncourage Encourage conservation of conservation of existing natural existing natural features within a site features within a site
Common & Interesting CommentsCommon & Interesting Comments““A Design/Build Project delivery system A Design/Build Project delivery system would enhance the impact of the would enhance the impact of the Construction Professional in Construction Professional in Material/Equipment selection process” Material/Equipment selection process” – – Art HunkeleArt Hunkele
““This industry really won’t change until This industry really won’t change until the design and construction process the design and construction process begin to function as a seamless whole.”begin to function as a seamless whole.” - - Bill ReedBill Reed
Contractor’s Role on a Contractor’s Role on a Green ProjectGreen Project
Suggested Future ResearchSuggested Future ResearchProduce with the LEED guidelines a list of Produce with the LEED guidelines a list of CM servicesCM services
Developed a sustainable CII ProcessDeveloped a sustainable CII Process
This Research will be used towards This Research will be used towards articles forarticles for
Smart and Sustainable Built Environment- Smart and Sustainable Built Environment- (International Conference –Australia)(International Conference –Australia)
United Nations Environmental ProgrammeUnited Nations Environmental Programme
ResearchResearch Contractor’s Role on a Green BuildingContractor’s Role on a Green Building
Final RecommendationsFinal Recommendations
Final Final RecommendationsRecommendations
Change Under Ceiling Walls to Full Height Change Under Ceiling Walls to Full Height Walls to accelerate schedule by 2 weeks per Walls to accelerate schedule by 2 weeks per floorfloor
Saves money of life cycle by reduced installation Saves money of life cycle by reduced installation and general conditions (Not offset by demolition and general conditions (Not offset by demolition costs)costs)
Reduced lighting fixture package amount by Reduced lighting fixture package amount by $300,000$300,000Reduced annual utility costs by $40,000Reduced annual utility costs by $40,000
Addition of light shelves would increase Addition of light shelves would increase interior day light and is worth consideringinterior day light and is worth consideringEmphasize contractor’s significant role onEmphasize contractor’s significant role on
Waste ManagementWaste Management Indoor Air QualityIndoor Air Quality EducationEducation
Final Final RecommendationsRecommendations
ChallengesChallengesInterior Walls might not meet sustainable Interior Walls might not meet sustainable environmental needs to reduce waste environmental needs to reduce waste during the demolition phaseduring the demolition phaseGeothermal Heat Pump will not be Geothermal Heat Pump will not be beneficial in high electrical priced beneficial in high electrical priced environmentenvironmentHard to investigate energy analysis with Hard to investigate energy analysis with light shelf due to limited energy modeling light shelf due to limited energy modeling systemssystemsA contractor’s role on a green project is A contractor’s role on a green project is challenging to define, varying with the challenging to define, varying with the opinion of different project team membersopinion of different project team members
Special ThanksSpecial Thanks
FacultyFacultyDavid Riley David Riley
Dan MatternDan Mattern
Andy LauAndy Lau
Richard MistrickRichard Mistrick
Kenneth Kenneth DavidsonDavidson
Moses LingMoses Ling
John MessnerJohn Messner
Toyota Facilities Director: Sandy SmithToyota Facilities Director: Sandy SmithANDAND
ALL OF THE TOYOTA PROJECT STAFF (MANY FROM TURNER CONSTRUCTION)ALL OF THE TOYOTA PROJECT STAFF (MANY FROM TURNER CONSTRUCTION)
Industry ConsultantsIndustry ConsultantsKim PextonKim Pexton
Chris LeyenbergerChris Leyenberger
Andy PkacikAndy Pkacik Jim BlintJim Blint
Research Research ParticipantsParticipants
Family & FriendsFamily & Friends
Questions?Questions?
ScheduleSchedule
S O N D J F M A M J J A S O N D J F2001 2002 2003
Example of Interior Example of Interior Wall CalculationsWall Calculations
Full Height (Type B) and 6" Above Ceiling (Type N) Walls
Potential Crew
Daily Output UnitMaterial* Cost/ Unit
Installation** Cost/ Unit
Total Cost/ Unit
Calculated 3rd Floor Quantity
Cost
Labor Hours (Man-days)
Estimated Days with 4 man crew
Constraint limited to days by activity
Metal Stud Non-load bearing wall framing assembly estimate
Framing : 2-1/2" @ 16" O.C 1 Carp 450 SF $0.18 $0.56 $0.74 8,680 $6,423.20 19.3 4.8 -----------Angle bracing, less than 4", 4' O.C.*** (For
Possible structural enhancement if Possible structural enhancement if equipment were placed at the core of equipment were placed at the core of each flooreach floor
The reduction of Central Plant space The reduction of Central Plant space (possible elimination)(possible elimination)
Must increase area slightly for main Must increase area slightly for main buildingsbuildings
Energy CostsEnergy Costs
Electrical Electrical SummerSummer
Peak = $.202Peak = $.202
Mid-Peak=$.111Mid-Peak=$.111
Off-Peak= $.0886Off-Peak= $.0886
WinterWinterMid-Peak=$.123Mid-Peak=$.123
Off-Peak= $.08975Off-Peak= $.08975
Demand = $6.60 KWDemand = $6.60 KW
Demand 50% of top Demand 50% of top Peak=$17.95Peak=$17.95
Energy Utility Costs for Energy Utility Costs for March 2003March 2003
$.1552/kwh=$46.38/mcf ~ $5.57/mcf gas = $.1552/kwh=$46.38/mcf ~ $5.57/mcf gas = 1:8.71:8.7
Source: Energy User NewsSource: Energy User News
LEED Energy LEED Energy OptimizationOptimization
ENERGY AND ATMOSPHEREEA.PO1 Fundamental Building Systems Commissioning REQUIREDEA.PO2 Minimum Energy Performance REQUIREDEA.PO3 CFC Reduction in HVAC&R Equipment REQUIREDEA CO1. 1 Optimize Energy Performance 7.51% 2
2a Optimize Energy Performance 12.51% 12b Optimize Energy Performance 17.51% 13a Optimize Energy Performance 22.51% 13b Optimize Energy Performance 27.51% 14a Optimize Energy Performance 32.51% 14b Optimize Energy Performance 37.51% 15a Optimize Energy Performance 42.51% 15b Optimize Energy Performance > 47.51% 1
2 Renewable Energy 7.51% (140 KW System) 13 Renewable Energy 15.51% (280 KW System) 1
EA. CO3 Additional Commissioning 1EA. CO4 Elimination of HCFCs and Halon 1EA. CO5. 1 Measurement and VerificationEA. CO6 Green Power (Renewable Energy)
Current LEED Energy Status as of Current LEED Energy Status as of March, 2003March, 2003