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PPL Plaza Allentown, PA

PPL Plaza Allentown, PA. Timothy Stauffer Construction Management. 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

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PPL Plaza Allentown, PA

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  1. PPL PlazaAllentown, PA Timothy Stauffer Construction Management

  2. 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

  3. 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

  4. 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

  5. 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)

  6. Project Estimate

  7. Project Schedule

  8. Project Schedule • Construction Dates: Feb 1, ‘02-Mar 19, ’03 • Compressed Construction Schedule: 14 months • High liquidated damages • $15,000 per day

  9. 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

  10. 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

  11. 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

  12. Raised Access Flooring(AE Breadth) Raised Floor Design • 12” high floor • 24”x24” flooring tiles • Modular carpeting tiles Electrical/Communication • Modular Components • Control boxes • Utility boxes • Quick connect cables • Shared distribution

  13. 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° -> 65°

  14. 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

  15. Perimeter Zone 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

  16. 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

  17. 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

  18. 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

  19. 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

  20. 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

  21. 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

  22. 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

  23. 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

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

  25. 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

  26. Planting/drainage layer Filter layer Moisture Retention Matt Board insulation Separating layer Waterproofing layer Concrete slab Green Roof Construction Green Roof Composition

  27. 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

  28. 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

  29. 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

  30. Green Roof Construction • Cost Implications • Precautions are less costly than liabilities!

  31. 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

  32. Rainwater Retention System Purpose • Environmental Impact • Reduced runoff • Reduced city water usage • Public Awareness • Impact to LEED rating

  33. 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

  34. Rainwater Retention System System Design and Environmental Impact • Cistern Size: 15,000 gallons • Water Reclaimed: 550,000 gallons • Percentage of total building usage: 52%

  35. Rainwater Retention System

  36. 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

  37. 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

  38. 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

  39. Contractor Involvement for LEED Buildings • When should a contractor or construction manager become involved in LEED green building projects?

  40. 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.

  41. Contractor Involvement for LEED Buildings Results of Survey • LEED points requiring the most contractor involvement

  42. Contractor Involvement for LEED Buildings Results of Survey • LEED points requiring the most contractor involvement when cost is critical

  43. Contractor Involvement for LEED Buildings Results of Survey • LEED points requiring the most contractor involvement when schedule is critical

  44. Contractor Involvement for LEED Buildings Results of Survey • Overall timeframe for contractor involvement of a LEED project: Design Development/Construction Documents

  45. 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 roof’s chance of success while reducing the CM’s liability risk • Proper instruction of owner is critical • Rainwater Retention • Provides up to half of the Plaza’s toilet flush water • Improves public awareness of green design • Construction Manager Involvement on LEED projects • Design development is the most appropriate time for CM’s to become involved on LEED projects

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

  47. Questions?

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