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Ventana Condominiums

Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 20001 2005 Senior Thesis. Ventana Condominiums. Presentation. Introduction Analysis #1 – Owner’s Perception of Construction Management

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Ventana Condominiums

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  1. Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Ventana Condominiums

  2. Presentation • Introduction • Analysis #1 – Owner’s Perception of Construction Management • Analysis #2 – LEED design • Analysis #3 – Façade analysis • Conclusions • Questions Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  3. Project Overview Building Functions: Condominiums (Residential) Retail Stores (Commercial) Parking Size: 120,000 SF (12 stories) Cost: $17.8 Million Schedule: March 2004 – October 2005 Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  4. Project Team Owner: Douglas Development Owner’s Rep: Faison Associates CM / GC: Davis Construction Architect: Shalom Baranes Mechanical Engineer: Metropolitan Structural Engineer: Tadjer-Cohen-Edelson Civil Engineer: Wiles Mensch Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  5. Building Overview Foundation: Piles, pile caps and grade beams Structure: Cast in place concrete with two way flat plate slabs and supporting columns Mechanical: Individual split system heat pumps Architectural: 3 historic townhouses on site to be renovated Glass curtain wall and brick veneer with portions stone Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  6. Cost Challenges • Redesign from apartments to condominiums • Project funding • Market downturn • Soaring materials cost • Value engineering Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs • Goal: Determine areas where value can be added to the project to make it more marketable to potential buyers LEED Analysis Introduction Building Façade Analysis Conclusions

  7. Analyses Introduction • Analysis • Owner’s perception of construction management • Goal • Determine owner’s current perceptions of construction managers and their value on projects • Method • Two questionnaires, one general, one project specific • Expected Results • Determination of owner’s perception of CM value, especially during design • Find areas where CMs add value to projects • Find variables that effect CM performance Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  8. Owner’s Perception of CM • CMs involvement on Ventana • Early involvement for input on foundation system, other early design decisions • Separated from project during redesign from apartments to condominiums • Rejoined project after GMP document completion • Extensive value engineering input after design completion Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis • Result: • Delay in the beginning of construction of at least 6 to 7 months • Cost to the owner of hundreds of thousands of dollars in financing costs, rising cost of materials Conclusions

  9. Owner’s Perception of CM Owner’s Perception Questionnaire Distribution: To owners through Davis and the suggestion of various industry professionals Responses: 11 total received All respondents have worked with CMs Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  10. Owner’s Perception of CM • Findings • All but one respondent believes that CMs should be brought onto projects ASAP • Most believe large cost savings possible, nearly the same savings in schedule • Most do not believe quality changes • Criteria for using CMs: 3 – Always • 1 – Never • 6 – When Project Is Complicated • 5 – Quality Savings • 4 – Cost Savings • 4 – Time Savings Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  11. Owner’s Perception of CM • Positives • Manage client’s expectations • Realize time and cost savings • Identifying design problem areas • Presenting alternatives Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs • Negatives • Divisive • Bring own problems and issues to project team • Impediment to decision making • Overpaid and overvalued • Of little value on small, uncomplicated projects LEED Analysis Introduction Building Façade Analysis Conclusions

  12. Owner’s Perception of CM • Project Specific Questionnaire • 12 project responses received • 8 from projects with CMs, 4 without • For CM projects, all but one brought CM onto project ASAP Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  13. Owner’s Perception of CM • Areas of positive CM impact • Design and redesign efficiency • Project coming in on budget • Ease of owner’s role in construction process • Number and severity of construction disputes Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  14. Owner’s Perception of CM • Areas with little CM impact • Quality Issues: Building turnover • Building performance • Building maintenance • Overall satisfaction • Overall project delivery speed, construction speed • Number of undesirable design changes made Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis • Potential factor affecting CM performance • Contract type: lump sum vs. cost plus Conclusions

  15. Owner’s Perception of CM • Conclusions • Value added – Lessening complications • - Reduce cost, schedule • - Design efficiency • - Managing expectations • CMs need to be team players and consider the needs of the owner, architect, and contractor • Distinction made by many respondents between good and bad CMs Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  16. Analysis Introduction Analysis LEED design analysis Goal To determine the building’s current compliance with LEED design standards and the steps and costs necessary to improve this rating Method Analyzing building in accordance with published LEED standards, examining initial and life cycle costs as well as benefits Expected Results Improved building marketability through improvements in mechanical performance, air quality, and a LEED building designation Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  17. LEED Analysis • What is LEED? • LEED was created to: • define "green building" by establishing a common standard of measurement • promote integrated, whole-building design practices • recognize environmental leadership in the building industry • stimulate green competition • raise consumer awareness of green building benefits transform the building market • source: www.usgbc.org Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  18. LEED Analysis Ventana Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  19. LEED Analysis • Water Efficiency • Low flow fixtures • Minimize building water usage • Utility savings • Environmentally friendly, less wasteful Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  20. LEED Analysis • Water Efficiency Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  21. LEED Analysis • Energy & Atmosphere • Reduce utility costs through improved building performance and system efficiency • Minimize effects of energy production on environment Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  22. LEED Analysis • Energy & Atmosphere Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  23. LEED Analysis • Costs • Total additional initial cost: $87,972 (0.5% construction cost) • Additional time and effort • Reduced material selection, availability Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs • Benefits • Reduced electric, water utilities • Minimum yearly savings: $38,256 Maximum payback period: 2.3 years • Improved mechanical and building performance • More environmentally friendly design • Marketable silver LEED rating LEED Analysis Introduction Building Façade Analysis Conclusions

  24. Analysis Introduction • Analysis • Building Façade Materials Analysis • Goal • To find a more economic building material to use in place of the brick veneer • Method • Analyze the current system and costs, determine possible replacement materials, and evaluate schedule and constructability concerns • Expected Results • Cost savings due to change in materials • Maintain quality of building Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  25. Building Facade • Current Systems • Brick – 18530 ft2 • Stone – 350 ft2 • Glass Curtain Wall – 13952 ft2 • Aluminum Panel – 2804 ft2 Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs • Possible Brick Alternatives • EIFS • Concrete Panels LEED Analysis Introduction Building Façade Analysis Conclusions

  26. Building Facade • EIFS • 3 layers – Insulation board • - Base coat (wire mesh and adhesive) • - Plaster finish coat • Variety of textures, colors, finishes • Light weight cladding Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  27. Building Facade • EIFS Cost Comparison Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs • Initial Savings: $103,854 • 30 Year Maintenance Costs: • Brick: $10,562 • EIFS: $20,754 LEED Analysis Introduction Building Façade Analysis Conclusions

  28. Building Facade • Energy savings Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis • 30 year life cycle savings • 2” EIFS - $128,342 • 4” EIFS - $152,162 Conclusions

  29. Building Facade • Potential Quality Issues • Water entry • Impact damage • Maintenance Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  30. Building Facade • Minimizing Water Entry • Architectural input into design and detail of joints • Qualified sealant and EIFS contractors • Qualified inspectors • Repair cracks as soon as possible if and when they are formed • Overlap reinforcement at corners, openings • Protect materials during installation • Use of flashing • Water barrier over external sheathing • Minimize snow and ice accumulation against building Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  31. Building Facade • Minimizing Impact Damage • Heavy mesh usage in high impact areas • Base coat with higher resin levels • Educate residents Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs • Maintenance • Use mild detergent for cleaning • Acrylic finishes reduce dirt pick up, help maintain system colorfastness LEED Analysis Introduction Building Façade Analysis Conclusions

  32. Building Facade • Conclusions • Life cycle savings: $125-150K, Initial savings $100K • Manufacturer and architect input, design details • Quality control procedure during design, construction • Qualified applicators Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  33. Conclusions • Owner’s perception analysis • CM strengths and weaknesses determined • Addition to project team ASAP • Complex projects • Time and cost savings • CMs need to show commitment to team • CMs need to be able to balance owner’s expectations with needs and wants of architect, contractor • Early and persistent involvement during design Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  34. Conclusions • LEED Analysis • Silver rating can be attained • Additional benefits outweigh costs • Marketing advantage through responsible design, lower utility costs, improved air quality Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs • Façade Analysis • $125-150K life cycle savings seen, initial cost lowered more than $100K • Quality control process needed during design, construction to ensure no reduction building performance LEED Analysis Introduction Building Façade Analysis Conclusions

  35. Acknowledgements Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Peter Ege Hasan Alseyegh Owner’s Perception of CMs Dr. John Messner Dr. David Riley Moses Ling LEED Analysis Introduction Building Façade Analysis Mom and Dad Michael & Stefanie My grandparents Conclusions

  36. Questions? Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

  37. LEED Analysis • Other Added Points: • Bicycle rack ($1200) • Additional commissioning • Recycle construction waste • Use materials with recycled content • Certified wood • Low VOC materials • Entryway grate • LEED accredited professional • CO2 Monitoring Systems ($50,000) • Environmental smoke prerequisite Ventana Mark Mey 912 “F” Street N.W. Construction Management Washington, D.C. 200012005 Senior Thesis Owner’s Perception of CMs LEED Analysis Introduction Building Façade Analysis Conclusions

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