PPL Plaza Allentown, PA

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PPL PlazaAllentown, PA

• Timothy Stauffer
• Construction Management

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Project Overview

• Location Allentown, PA
• Size 260,000 SF
• Cost 30 million
• Height 8 floors
• Occupancy Commercial Office, Retail
• Building Features
• Downtown Location
• LEED Gold Rating (tentative)
• Green Roof
• Winter Gardens
• 8 Story Central Atrium
• High Tech Energy Trading Floors

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Presentation Outline

• Existing Building Conditions
• Areas of Investigation
• Raised Access Floor - (AE Breadth Area)
• Raised Core Structural Redesign - (AE Breadth
  Area)
• Green Roof Construction
• Rainwater Retention System
• Construction Manager Involvement Research
• Conclusions

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Presentation Outline

• Existing Building Conditions
• Areas of Investigation
• Raised Access Floor - (AE Breadth Area)
• Raised Core Structural Redesign - (AE Breadth
  Area)
• Green Roof Construction
• Rainwater Retention System
• Construction Manager Involvement Research
• Conclusions

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Project Team

• Owner Liberty Property Trust
• Main Tenant PPL Resources (30 year lease)
• Architects
• Design Architect R.A.M Stern Architects
• Architect of Record Kendall Heaton Associates
• Engineers
• Structural Thornton Thomasetti Engineers
• MEP H.T. Lyons (design-build)
• Construction Manager L.F. Driscoll, Co.
• Project Delivery Method CM at Risk
• Main Contract GMP (Guaranteed Maximum Price)

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Project Estimate
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Project Schedule
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Project Schedule

• Construction Dates Feb 1, 02-Mar 19, 03
• Compressed Construction Schedule 14 months
• High liquidated damages
• 15,000 per day

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Presentation Outline

• Existing Building Conditions
• Areas of Investigation
• Raised Access Floor - (AE Breadth Area)
• Raised Core Structural Redesign - (AE Breadth
  Area)
• Green Roof Construction
• Rainwater Retention System
• Construction Manager Involvement Research
• Conclusions

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Raised Access Flooring(AE Breadth)

• Existing design
• Raised access floor design floors 7 8
• Mechanical underfloor supply air on floor 8
• Why?
• Suggested by Kendall Heaton Associates
• High tech energy trading floors needing frequent
  upgrades
• Limited to floors 7 8 due to cost impact

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Raised Access Flooring(AE Breadth)

• Proposed redesign
• Raised access floor design extended to include
  all office floors (floors 2-8)
• Mechanical underfloor supply air on floors 2-8
• Benefits
• Simplified MEP construction
• Quicker renovation
• Reduced office churn costs
• Indoor Air Quality improvements
• Improved occupant comfort

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Raised Access Flooring(AE Breadth)

• Raised Floor Design
• 12 high floor
• 24x24 flooring tiles
• Modular carpeting tiles
• Electrical/Communication
• Modular Components
• Control boxes
• Utility boxes
• Quick connect cables
• Shared distribution

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Raised Access Flooring(AE Breadth)

• HVAC Design
• Displacement distribution system
• Supply at floor, return at ceiling
• Convection system air rises as it warms
• Carries contaminants away from occupants
• Supply Air
• Lower velocity
• Higher temperature
• 55 -gt 65

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Raised Access Flooring(AE Breadth)

• HVAC Design
• Base building system
• Keep current fans and chillers
• Decreased fan load due to decreased ductwork
• VAV boxes with reheat required on each floor
• Higher supply temp
• Dehumidification

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Raised Access Flooring(AE Breadth)

• HVAC Design
• HVAC zones at least 9
• Central
• Unducted
• Static air terminals constant volume
• Perimeter
• Semi-ducted
• VAV air terminals reheat boxes
• Corner
• Similar to perimeter
• Enclosed office (perimeter)
• Enclosed office(non-perimeter)
• Conference Room
• Fully ducted

Perimeter
Corner
Corner
Perimeter
Perimeter
Central
Corner
Corner
Perimeter
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Raised Access Flooring(AE Breadth)

• System Concerns
• Problem
• Increased floor to floor height
• Solution
• Bulkheads around girders
• Problem
• Drafts/Cold feet
• Solution
• Use air terminals with manual air volume control
• Locate air terminals between workspaces

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Raised Access Flooring(AE Breadth)

• Initial Cost and Schedule Impact
• First Costs
• 3.67 per SF
• 820,000 total
• Schedule
• Raised floor construction
• Original 24 days
• Revised 94 days
• Additional 70 days
• MEP construction
• 40 mechanical and electrical labor reduction
• Original 179 days
• Revised 145 days
• Savings 34 days
• No impact to overall schedule

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Raised Access Flooring(AE Breadth)

• Churn Cost Savings
• Materials costs virtually eliminated
• 40 renovation schedule reduction
• Churn Cost savings
• 11.81 per SF
• Initial cost increase
• 800,000
• Office churn costs savings
• 1 million per year
• 80 cost reduction
• Payback Period
• 10 months

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Presentation Outline

• Existing Building Conditions
• Areas of Investigation
• Raised Access Floor - (AE Breadth Area)
• Raised Core Structural Redesign - (AE Breadth
  Area)
• Green Roof Construction
• Rainwater Retention System
• Construction Manager Involvement Research
• Conclusions

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Raised Core Structural Redesign(AE Breadth)

• Why?
• Building core must be raised to be even with
  raised floor
• Current Design
• filler slab
• 7th 8th floors
• Proposed new design
• Beam and girder elevation adjustment
• 2nd-8th floors

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Raised Core Structural Redesign(AE Breadth)

• Design
• Beam and girder elevation increased within
  building core area
• Welded angle connections between beams and
  girders
• Beam and girder sizes remain the same
• No change in live and dead loads
• Fireproofing needed
• Poured Concrete

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Raised Core Structural Redesign(AE Breadth)

• Cost and Schedule Impact
• Schedule
• Increase due to field welding
• Reduction due to reduced slab pours
• Cost
• Increased labor cost

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Presentation Outline

• Existing Building Conditions
• Areas of Investigation
• Raised Access Floor - (AE Breadth Area)
• Raised Core Structural Redesign - (AE Breadth
  Area)
• Green Roof Construction
• Rainwater Retention System
• Construction Manager Involvement Research
• Conclusions

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Green Roof Construction

• Green Roof Purpose
• Reduce rainwater runoff
• Reduce urban heat island effect
• Improve aesthetics
• Provide urban park

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Green Roof Construction

• Green Roof Types
• Intensive
• Thick growth medium
• Traditional garden plants
• Lawn grass, shrubs, trees
• Requires constant maintenance
• Extensive
• Thin growth medium
• Hardy plants
• Grasses, flowers, other low vegetation
• Largely maintenance free
• Green roof on Plaza is Extensive

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Green Roof Construction

• Green Roof Composition

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Green Roof Construction

• Construction issues and difficulties
• Roof leakage
• High tech data floors below
• Waterproofing layer most important
• Surface conditioner
• Hot applied waterproofing
• Protection course
• Testing necessary
• Flood testing
• EFVM (electric field vector mapping)
• Can be used for periodic future testing as well

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Green Roof Construction

• Construction issues and difficulties
• Freeze/thaw cycle
• Three locations for water storage
• Plants
• Growth medium (topsoil)
• Moisture retention mat
• The only standing water
• Roof underneath moisture retention mat functions
  as traditional roof
• No standing water to freeze
• Excessive weight on structure
• Avoid topsoil piling and storage on roof

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Green Roof Construction

• Construction issues and difficulties
• Damage/death of plants
• Important that plants survive for success of
  green roof
• Potential causes of death
• Insufficient irrigation
• Frost
• Trampling

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Green Roof Construction

• Cost Implications
• Precautions are less costly than liabilities!

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Presentation Outline

• Existing Building Conditions
• Areas of Investigation
• Raised Access Floor - (AE Breadth Area)
• Raised Core Structural Redesign - (AE Breadth
  Area)
• Green Roof Construction
• Rainwater Retention System
• Construction Manager Involvement Research
• Conclusions

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Rainwater Retention System

• Purpose
• Environmental Impact
• Reduced runoff
• Reduced city water usage
• Public Awareness
• Impact to LEED rating

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Rainwater Retention System

• Public Awareness
• Project already in the limelight due to urban
  redevelopment interest
• Showcase the green designs of the Plaza
• Information Station
• Located next to building entrance
• Informational plaques
• Description of the rainwater retention system
• Reclaimed water volume gauge
• Overview of the other green design aspects of the
  project

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Rainwater Retention System

• System Design and Environmental Impact
• Cistern Size 15,000 gallons
• Water Reclaimed 550,000 gallons
• Percentage of total building usage 52

Cistern Size
Required capacity of cistern 13,626 gal
10 increase in capacity 1,363 gal
Design capacity of cistern 15,000 gal
Design volume of cistern 74 cu yd
Reclaimed Water
Yearly Usage 1,053,000 gal
Yearly Rainwater Recovery 550,769 gal
Percentage of total usage 52
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Rainwater Retention System
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Rainwater Retention System

• Impact to LEED
• Three possible LEED points
• Code Considerations
• Appeal process necessary to allow for water reuse
• Appeal already approved for waterless urinals

Sustainable Sites Sustainable Sites
Credit 6.1 Stormwater Management, Rate or Quantity
Water Efficiency Water Efficiency
Credit 2 Innovative Wastewater Technologies
Innovation Design Process Innovation Design Process
Credit 1.4 Innovation in Design 40 water reduction
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Rainwater Retention System

• Cost and Schedule Implications
• Cost
• Total cost increase 70,000
• 0.2 of total building cost
• Retention system 40,000
• Information Station 30,000
• Schedule
• Decision to utilize the system needs to be made
  early

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Presentation Outline

• Existing Building Conditions
• Areas of Investigation
• Raised Access Floor - (AE Breadth Area)
• Raised Core Structural Redesign - (AE Breadth
  Area)
• Green Roof Construction
• Rainwater Retention System
• Construction Manager Involvement Research
• Conclusions

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Contractor Involvement for LEED Buildings

• When should a contractor or construction manager
  become involved in LEED green building projects?

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Contractor Involvement for LEED Buildings

• Research survey of building professionals
• Four questions regarding LEED points
• Which phase is most appropriate for CM input and
  involvement?
• Conceptual Design
• Schematic Design
• Design Development
• Construction Documents
• Construction
• Rank from 1-5 according to the importance of CM
  input and involvement in the main decision making
  process.
• Rank from 1-5 the significance of early CM
  involvement with respect to the cost of earning
  this LEED point.
• Rank from 1-5 the significance of early CM
  involvement with respect to the schedule of
  earning this LEED point.

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Contractor Involvement for LEED Buildings

• Results of Survey
• LEED points requiring the most contractor
  involvement

Sustainable Sites Sustainable Sites
Prereq 1 Erosion Sedimentation Control Required
Credit 5.2 Reduced Site Disturbance, Development Footprint 1
Materials Resources Materials Resources
Credit 3.2 Resource Reuse, Specify 10 1
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Contractor Involvement for LEED Buildings

• Results of Survey
• LEED points requiring the most contractor
  involvement when cost is critical

Materials Resources Materials Resources Materials Resources
Credit 2.1 Credit 2.1 Construction Waste Management, Divert 50 1
Credit 2.2 Credit 2.2 Construction Waste Management, Divert 75 1
Indoor Environmental Quality Indoor Environmental Quality Indoor Environmental Quality
Credit 4.3 Low-Emitting Materials, Carpet Low-Emitting Materials, Carpet 1
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Contractor Involvement for LEED Buildings

• Results of Survey
• LEED points requiring the most contractor
  involvement when schedule is critical

Sustainable Sites Sustainable Sites
Prereq 1 Erosion Sedimentation Control Required
Energy Atmosphere Energy Atmosphere
Prereq 1 Fundamental Building Systems Commissioning Required
Indoor Environmental Quality Indoor Environmental Quality
Credit 3.2 Construction IAQ Management Plan, Before Occupancy 1
Credit 4.4 Low-Emitting Materials, Composite Wood 1
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Contractor Involvement for LEED Buildings

• Results of Survey
• Overall timeframe for contractor involvement of a
  LEED project
• Design Development/Construction Documents

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Conclusions

• Raised Access Flooring
• Added value through increased re-configurability
  and reduced churn costs
• System pays for itself almost immediately
• Raised Building Core
• Raised structural supports impractical
• filler slab is preferable solution
• Green Roof
• Proper precautions will greatly increase the
  green roofs chance of success while reducing the
  CMs liability risk
• Proper instruction of owner is critical
• Rainwater Retention
• Provides up to half of the Plazas toilet flush
  water
• Improves public awareness of green design
• Construction Manager Involvement on LEED projects
• Design development is the most appropriate time
  for CMs to become involved on LEED projects

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Acknowledgements

• George Schaefer
• Ed Jackowski
• Franz Fernley
• George Ledwith
• Jim Bash
• Dr. David Riley
• Dan Mattern
• Bill Lois Stauffer
• Shannon Stonesifer

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Questions?