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Toyota Corporate Real Estate and Facilities

Toyota Corporate Real Estate and Facilities. Jennifer Drilling Construction Management. April 15, 2003 Senior Thesis Presentation. Presentation Agenda. Project Background Critical Path Investigation Interior Partitions Energy Optimization Mechanical Analysis Lighting Research

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Toyota Corporate Real Estate and Facilities

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  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

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