Toyota Corporate Real Estate and Facilities

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Toyota Corporate Real Estate and Facilities

• Jennifer Drilling
• Construction Management

April 15, 2003 Senior Thesis Presentation
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Presentation Agenda

• Project Background
• Critical Path Investigation
• Interior Partitions
• Energy Optimization
• Mechanical Analysis
• Lighting
• Research
• Contractors Role on a Green Building
• Final Recommendations

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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

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Site Layout

• Location
• Torrance, Southern California

• 5 Buildings
• 50 Acres
• Lobbies
• 2 Central Plants
• Existing Toyota Facilities
• Construction Fence
• Future Toyota Lot

• Los Angeles

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

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Presentation Agenda

• Project Background
• Critical Path Investigation
• Interior Partitions
• Energy Optimization
• Mechanical Analysis
• Lighting
• Research
• Contractors Role on a Green Building
• Final Recommendations

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Interior Partition Investigation

• Typical Floor Plan
• Owner Assumption
• Under Ceiling Walls are more Sustainable and less
  costly to remove - INVESTIGATE

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Existing Conditions Interior Partition

• Type A Exterior Part of Building
• Type N Interior
• Type B Interior Exterior

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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

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Interior Partition Investigation

• Every wall has comparative advantage and
  disadvantages
• All should be considered

• Full Height
• Reduced Schedule- 2 weeks per floor

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Interior Partition Investigation

• New Schedule
• Flow of work is enhanced
• Saves time money on general conditions

• Investigation is not complete until walls are
  demolished.

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Demolition

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

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Presentation Agenda

• Project Background
• Critical Path Investigation
• Interior Partitions
• Energy Optimization
• Mechanical Analysis
• Lighting
• Research
• Contractors Role on a Green Building
• Final Recommendations

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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

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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

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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

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Geothermal System

• Based on
• 25 systems each
• 10 x 2 well configurations
• Vertical Wells
• 15 foot spacing
• Internal Zoning

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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, 18.7 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

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Presentation Agenda

• Project Background
• Critical Path Investigation
• Interior Partitions
• Energy Optimization
• Mechanical Analysis
• Lighting
• Research
• Contractors Role on a Green Building
• Final Recommendations

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Lighting Analysis

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

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Lighting Analysis

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

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Existing Lighting

• One Lamp On

• Two Lamps On

• 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

• 40fc 35fc 30fc 25fc 20fc

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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

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Day Lighting Investigation

• Proposal
• Use of Light Shelf
• Better Distribution of light
• Diagram
• Height Illuminance
• Distance is from window

• DIST. FROM WINDOW

• WINDOWS ONLY

• LIGHT SHELF ILLUMIN.

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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

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Day Lighting Investigation

• 3D AutoCAD Model to AGI 32 Day lighting

• Usable occupancy space changes
• More comfort near windows

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13
400 200 100 75fc 60fc 40fc 35fc 30fc 25fc
20fc
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Cost Savings/Energy Analysis

• New T5HO Design reduces material cost by
  299,000
• Annual utility costs by 40,000

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Presentation Agenda

• Project Background
• Critical Path Investigation
• Interior Partitions
• Energy Optimization
• Mechanical Analysis
• Lighting
• Research
• Contractors Role on a Green Building
• Final Recommendations

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Contractors Role on a Green Building

• Literature Review
• Very little information gear towards the
  contractors 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

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Contractors Role on a Green Building

• Established network 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

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Contractors 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

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Contractors 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

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Contractors 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 wont 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

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Presentation Agenda

• Project Background
• Critical Path Investigation
• Interior Partitions
• Energy Optimization
• Mechanical Analysis
• Lighting
• Research
• Contractors Role on a Green Building
• Final Recommendations

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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 contractors significant role on
• Waste Management
• Indoor Air Quality
• Education

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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 contractors role on a green project is
  challenging to define, varying with the opinion
  of different project team members

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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

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Questions?
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Schedule
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Example of Interior Wall Calculations
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Mechanical Chiller System
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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

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Mechanical Design Criteria
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Mechanical Design Criteria

• Example ASHRAE 62 Table 2- Occupancy for
  Office 7 ppl /1000SF 142.9 Outdoor Air
  Requirement 20 CFM/person

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Mechanical Design Criteria
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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

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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
• Peak17.95
• Off-Peak 2.70

• Gas
• .255/therm .88/kwh

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Energy Utility Costs for March 2003

• .1552/kwh46.38/mcf 5.57/mcf gas 18.7
• Source Energy User News

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LEED Energy Optimization

• Current LEED Energy Status as of March, 2003

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Lighting Info

• For T5HO
• LLF .752
• LLD .9 , LDD .87, BF .96