Toyota Corporate Real Estate and Facilities

1. Toyota Corporate Real Estate and Facilities Jennifer Drilling Construction Management April 15, 2003 Senior Thesis Presentation

2. Presentation Agenda • Project Background • Critical Path Investigation • Interior Partitions • Energy Optimization • Mechanical Analysis • Lighting • Research • Contractor’s Role on a Green Building • Final Recommendations

3. Project Background Toyota Project culminates the leasing of 10 other facilities Predominantly Open Office Space - 565,000 SF Food Court – 35,000SF Grand Lobby Entrance 3 Story Cast-In Place Concrete Tilt-Up Panels braced by steel

4. Site Layout • Location • Torrance, Southern California 5 Buildings 50 Acres Lobbies 2 Central Plants Existing Toyota Facilities Construction Fence Future Toyota Lot Los Angeles

5. Project Delivery CM AGENT OWNER LEED CONSULTANT / COMMISIONNING AGENT ARCHITECT/ ENGINEERS CM AT RISK (Cost Plus Fee) SUBCONTRACTORS (Design-Build) SUBCONTRACTORS (Lump Sum)

6. Client Goals • Goals • Quality • LEED Certification - GOLD • Addressed by energy optimization tools & where the contractor can play a significant role • Schedule • Critical move-in date • Current Construction: Sept. 1, 2001 – April 17, 2003 • Desires to move in sooner if possible • Addressed by evaluating critical path for Tenant Fit-Out • Budget • Annual loan payment must meet current lease payments • Addressed by life cycle and annual costs

7. Presentation Agenda • Project Background • Critical Path Investigation • Interior Partitions • Energy Optimization • Mechanical Analysis • Lighting • Research • Contractor’s Role on a Green Building • Final Recommendations

8. Interior Partition Investigation • Typical Floor Plan • Owner Assumption: • Under Ceiling Walls are more Sustainable and less costly to remove - INVESTIGATE

9. Existing Conditions –Interior Partition • Type A– Exterior Part of Building • Type N – Interior • Type B – Interior & Exterior

10. Interior Partition Investigation • Assessment of Schedule • Risky – Short interval critical path activities gives rise to delays • Flow of work is stopped • Coordination- greater efforts needed • Loss production time – mobilize and tear-down twice • Solution • Use over ceiling walls to accelerate schedule

11. Interior Partition Investigation Every wall has comparative advantage and disadvantages All should be considered • Full Height • Reduced Schedule- 2 weeks per floor

12. Interior Partition Investigation • New Schedule • Flow of work is enhanced • Saves time & money on general conditions Investigation is not complete until walls are demolished.

13. Demolition • Under Ceiling wall • 4 feet replacement on each side of wall • Grid bends

14. Presentation Agenda • Project Background • Critical Path Investigation • Interior Partitions • Energy Optimization • Mechanical Analysis • Lighting • Research • Contractor’s Role on a Green Building • Final Recommendations

15. Mechanical Analysis • Goal • To assess the best energy efficient mechanical system for the Toyota Project • To gain maximum LEED Points = 10 • Basis for Investigation • Research showed successful geothermal systems in California

16. Mechanical Analysis • Advantages Geo-thermal Systems Bring • Mechanical equipment and space reduced • Maintenance costs halved • Piping would be reduced due to localized zoning systems • Extremely quiet system • Can be put virtually anywhere

17. Mechanical Investigation • Investigation of both systems on the Energy Modeling Tool for California Buildings • EQuest • Set up Zoning • 3D Model • System Flow Diagram • Detailed System

18. Geothermal System • Based on • 25 systems each… • 10 x 2 well configurations • Vertical Wells • 15 foot spacing • Internal Zoning

19. Geothermal System • Reasons for why geothermal was not ideal • Ground temperatures much warmer in So. CA ~ 55° • Need 1/3 longer vertical loops than a northeastern system • Runs solely on electrical energy, 1:8.7 ratio of gas to electrical cost in CA • Reasons why absorption chiller favors • Unusually high COP (.9 compared to .6) • Very low wet bulb So. CA • Only need direct (gas-fired) evaporation, adiabatic = low energy use

20. Presentation Agenda • Project Background • Critical Path Investigation • Interior Partitions • Energy Optimization • Mechanical Analysis • Lighting • Research • Contractor’s Role on a Green Building • Final Recommendations

21. Lighting Analysis • Goal • To investigate the existing lighting system for • Energy Efficiency • Cost • To incorporate more daylight into the space

22. Lighting Analysis • Existing System • Linear Lighting • A-B Switching • 2 lamp – T5 Standard • 2900 Lumens/lamp • LLF = .75 • 66 Watts/fixture

23. Existing Lighting Two Lamps On One Lamp On 40fc 35fc 30fc 25fc 20fc • 1.4 W/SF • Not including task lighting (allow .3 W/SF) • Ideal is 1.2W/SFfor office • .7 W/SF • Can use with day light only • Less optical control • 60’ x 42’ typical floor space

24. Lighting Analysis • Proposed Energy Efficient Design • One T5HO lamp w/Advance Stepped Ballast in same Linear Light Fixture • Orientate Lights horizontally to window • 1.15 Watts/SF • Plus task lighting 40fc 35fc 30fc 25fc 20fc

25. Day Lighting Investigation • Proposal • Use of Light Shelf = • Better Distribution of light • Diagram • Height = Illuminance • Distance is from window • DIST. FROM WINDOW • WINDOWSONLY • LIGHT SHELF ILLUMIN.

26. Day Lighting Investigation • Existing Day lighting- south (w/out fluorescent lights) • Harsh glare • No workable area until 30’ back in space 400 200 100 75fc 60fc 40fc 35fc 30fc 25fc 20fc

27. Day Lighting Investigation • 3D AutoCAD Model to AGI 32 Day lighting Usable occupancy space changes More comfort near windows 25’ 13’ 400 200 100 75fc 60fc 40fc 35fc 30fc 25fc 20fc

28. Cost Savings/Energy Analysis • New T5HO Design reduces material cost by $299,000 • Annual utility costs by $40,000

29. Presentation Agenda • Project Background • Critical Path Investigation • Interior Partitions • Energy Optimization • Mechanical Analysis • Lighting • Research • Contractor’s Role on a Green Building • Final Recommendations

30. Contractor’s Role on a Green Building • Literature Review • Very little information gear towards the contractor’s role • Goal • To develop guidelines of valued added activities a contractor may perform during a green project • Pre-Construction • Construction • Where is their role most significant? • Establish industry comments, concerns, and knowledge of issue

31. Contractor’s Role on a Green Building • Establishednetwork of green professionals around country • 32/60 surveys • 5 page questionnaire • Ranking of 94 potential possibilities • Many comments provided • 16 Contractors • 3 Design-Builders • 5 Architects • 3 Consultants • 4 A/E Managers • 1 Owner

32. Contractor’s Role on a Green Project ALL PARTICIPANTS EXPERIENCED PARTICIPANTS Design-Build high, more aware of potential of early involvement Architects & Consultants rate low, feel pre-con and finishing design is not where the contractor should have a big impact Less experienced people scored high. More experienced people knew more of what a contractor could actually accomplish • Questionnaire Ranking: 1= Contractors have little significance in this role • 4 = Contractor has significant impact to this role

33. Contractor’s Role on a Green Project Highest Ranked Areas • HIGH • Help owner and engineer to produce estimates of possible LEED points • Locate a recycle facility that can provide the resources to recycle all types of materials Lowest Ranked Areas for Pre-Construction Lowest Ranked Areas for Construction • LOW • Encourage conservation of existing natural features within a site plan • Suggest coogeneration

34. Contractor’s Role on a Green Project • Common & Interesting Comments • “A Design/Build Project delivery system would enhance the impact of the Construction Professional in Material/Equipment selection process” – Art Hunkele • “This industry really won’t change until the design and construction process begin to function as a seamless whole.” - Bill Reed • Suggested Future Research • Produce with the LEED guidelines a list of CM services • Developed a sustainable CII Process • This Research will be used towards articles for • Smart and Sustainable Built Environment- (International Conference –Australia) • United Nations Environmental Programme

35. Presentation Agenda • Project Background • Critical Path Investigation • Interior Partitions • Energy Optimization • Mechanical Analysis • Lighting • Research • Contractor’s Role on a Green Building • Final Recommendations

36. Final Recommendations • Change Under Ceiling Walls to Full Height Walls to accelerate schedule by 2 weeks per floor • Saves money of life cycle by reduced installation and general conditions (Not offset by demolition costs) • Keep existing Absorption Chiller System • Implement T5HO Light Design • Reduced lighting fixture package amount by $300,000 • Reduced annual utility costs by $40,000 • Addition of light shelves would increase interior day light and is worth considering • Emphasize contractor’s significant role on • Waste Management • Indoor Air Quality • Education

37. Final Recommendations • Challenges • Interior Walls might not meet sustainable environmental needs to reduce waste during the demolition phase • Geothermal Heat Pump will not be beneficial in high electrical priced environment • Hard to investigate energy analysis with light shelf due to limited energy modeling systems • A contractor’s role on a green project is challenging to define, varying with the opinion of different project team members

38. Special Thanks Toyota Facilities Director: Sandy Smith AND ALL OF THE TOYOTA PROJECT STAFF (MANY FROM TURNER CONSTRUCTION) • Faculty • David Riley • Dan Mattern • Andy Lau • Richard Mistrick • Kenneth Davidson • Moses Ling • John Messner • Industry Consultants • Kim Pexton • Chris Leyenberger • Andy Pkacik • Jim Blint • Research Participants • Family & Friends

39. Questions?

40. Schedule

41. Example of Interior Wall Calculations

42. Mechanical Chiller System

43. Mechanical Design Parameters • ASHRAE Commercial Ground-Source Heat Pump Engineering Manual – 1995 • ASHRAE 62-2001, Ventilation for Acceptable Indoor Air Quality • ASHRAE 90.1-1999, Energy Standard for Buildings

44. Mechanical Design Criteria

45. Mechanical Design Criteria • Example: ASHRAE 62 – Table 2- Occupancy for Office 7 ppl /1000SF =142.9; Outdoor Air Requirement 20 CFM/person

46. Mechanical Design Criteria

47. Geothermal Cost • Factors affecting cost if you were to use a geothermal • Higher installation price • Possible structural enhancement if equipment were placed at the core of each floor • The reduction of Central Plant space (possible elimination) • Must increase area slightly for main buildings

48. Energy Costs • Electrical • Summer • Peak = $.202 • Mid-Peak=$.111 • Off-Peak= $.0886 • Winter • Mid-Peak=$.123 • Off-Peak= $.08975 • Demand = $6.60 KW • Demand 50% of top • Peak=$17.95 • Off-Peak = $2.70 • Gas • $.255/therm ~ $.88/kwh

49. Energy Utility Costs for March 2003 • $.1552/kwh=$46.38/mcf ~ $5.57/mcf gas = 1:8.7 • Source: Energy User News

50. LEED Energy Optimization • Current LEED Energy Status as of March, 2003