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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

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

Ventana

Condominiums


Introduction

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


Introduction1

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


Introduction2

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


Introduction3

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


Introduction4

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


Introduction5

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


Introduction6

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


Introduction7

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


Introduction8

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


Introduction9

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


Introduction10

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


Introduction11

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


Introduction12

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


Introduction13

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


Introduction14

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


Introduction15

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


Introduction16

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


Introduction17

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


Introduction18

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


Introduction19

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


Introduction20

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


Introduction21

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


Introduction22

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


Introduction23

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


Introduction24

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


Introduction25

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


Introduction26

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


Introduction27

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


Introduction28

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


Introduction29

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


Introduction30

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


Introduction31

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


Introduction32

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


Introduction33

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


Introduction34

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


Introduction35

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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