battles won, lessons learned: large-scale sustainable office building renovations
TRANSCRIPT
Battles Won, Lessons Learned: Large-Scale Sustainable Office Building Renovation
construction strategy and collaboration
introduction to Constitution Center
architectural vision and strategic planning
HVAC system design and coordination
PROJECT LOCATION
S I T E
U.S. CAPITOLU.S. CAPITOLNATIONAL MALLNATIONAL MALL
WASHINGTON MONUMENT
WASHINGTON MONUMENT
WASHINGTONCHANNEL
WASHINGTONCHANNEL
U.S. CAPITOL BUILDING
U.S. CAPITOL BUILDING
CONSTITUTION CENTER
CONSTITUTION CENTER
COLONIAL PERIOD & THE L’ENFANT PLAN
WHITE HOUSEWHITE HOUSE
CONSTITUTION CENTER
CONSTITUTION CENTER
WHITE HOUSEWHITE HOUSE
CONSTITUTION CENTER
CONSTITUTION CENTER
U.S. CAPITOLU.S. CAPITOL
THRIVING COMMUNITY, 1800s – 1940s
POTOMACRIVER
POTOMACRIVER
WASHINGTON MONUMENT
WASHINGTON MONUMENT
U.S. CAPITOLU.S. CAPITOL
ANACOSTIA RIVER
ANACOSTIA RIVER
URBAN RENEWAL
1952 URBAN RENEWAL PLAN 4,800 STRUCTURES DEMOLISHED
1952 URBAN RENEWAL PLAN 4,800 STRUCTURES DEMOLISHED
S I T E
RLA COMPETITION & DEVELOPMENT BY DNA, 1965 - 1970
RLA COMPETITION & DEVELOPMENT BY DNA, 1965 - 1970
DAVID NASSIF BUILDING OPENS, 1970
ORIGINAL PENTHOUSE & AIR-COOLED ROOFTOP UNITS (x40)
ORIGINAL PENTHOUSE & AIR-COOLED ROOFTOP UNITS (x40)
DAVID NASSIF BUILDING, 2007
DIRECT ACCESS TO METRO WITHIN THE FOOTPRINT
15 ACRES OF PARKING BELOW GRADE
DAVID NASSIF BUILDING, 2007
HYSTERISIS IN ACTION
architectural vision and strategic planning
• Most Secure private building in DC• Greenest private building in DC• Flexible for the future• Total transformation into Class A+
OWNERSHIP GOALS
And, by the way – stay on budget!
SECURITY: DESIGNING IN LAYERS
ALL HVAC INTAKES & EXHAUSTS AT ROOF LEVEL
GARAGE INTAKES FROM PRIVATE COURTYARDGARAGE INTAKES FROM PRIVATE COURTYARD
M
MM
HARDENED LOBBIES
PROTECTED LOADING
INDEPENDENT TENANTLOBBIES
PROTECTED RAMPS
ENTRANCE CONTROLS
PROTECTED METRO PUBLIC SPACE
THREAT
SECURITY: ADAPTING EXISTING CONSTRUCTION
UNPROTECTED EXISTING WAFFLE SLAB ABOVE GARAGE
WEIDLINGER & ASSOCIATES
THREAT
PROTECTED EXISTING WAFFLE SLAB ABOVE GARAGE
2 LAYERS OF CARBON FIBER2 LAYERS OF CARBON FIBER
SECURITY: ADAPTING EXISTING CONSTRUCTION
FINITE ELEMENT ANALYSIS
PROTECTED COLUMNEXISTING CONCRETE COLUMNWEIDLINGER & ASSOCIATES
½” STEEL JACKET½” STEEL JACKET
SUSTAINABILITY: LARGE SCALE URBAN ADVANTAGES
19.6% Energy Savings22.4% Cost Savings
tonnage of waste diverted
tonnage of waste diverted
% of all waste diverted
% of all waste diverted
FLEXIBILITY: CURRENT MARKET VS. FUTURE-PROOFING
AMENITIES & CIRCULATIONGROUND FLOOR
MULTIPLE OFFICE TYPOLOGIESTYPICAL FLOOR
CENTRALIZED INFRASTRUCTUREPENTHOUSE & BASEMENT
90 FT WIDTH90 FT WIDTH
METROMETRO
FOOD SER VICESFOOD SER VICESCONFERENCE CTRCONFERENCE CTRLOBBYLOBBY
LOADINGLOADINGEMPLOYEE ENTRYEMPLOYEE ENTRY 4 CORNER CORES4 CORNER CORES HEATINGHEATING
COOLINGCOOLING AHU’SAHU’S
AHU’SAHU’S
TRANSFORMATION: 1960s MONUMENTAL FEDERAL VOCABULARY
TRANSFORMATION: 21ST CENTURY REBIRTH
FINAL IMAGES
FINAL IMAGES
FINAL IMAGES
FINAL IMAGES
FINAL IMAGES
FINAL IMAGES
FINAL IMAGES
FINAL IMAGES
HVAC system design and coordination
Introduction To Chilled Beams
A Chilled Beam is a sensible cooling or heating device utilizing hydronic technology.
Types of Chilled Beams Include:
Passive Chilled Beams (Cooling Only)
Active Chilled Beams (Cooling and Heating)
Multiple Service Beams (Passive or Active)
Air Flow Pattern
Passive Beams – Advantages / Disadvantages
• Does not use primary air to cool (ventilation separately supplied)• Lowest energy use for cooling due to no fans• Silent operation• Suits high rooms – Limited to approximately 20 feet (so down draft is not prevalent)• Air flow path required above• Not suited to return air plenums• Can not be used to heat – cooling only
Active Chilled Beams
Cooling / Heating
Air Flow Pattern
Active Chilled Beams – Advantages / Disadvantages
• Higher Capacity than Passive Beams• Integrated Cooling and Ventilation• Heating Available • Integrates with Ceiling & RA Plenum• Controllable Discharge Air Pattern• More efficient than VAV or Fan-Coils• Accepts Lower Supply Water Temp• Higher First Cost
Multi-Service Chilled Beams
WaterPipe1-1/2” Diameter
Air ductFlow Cross Section
18”x18”
Energy comparison air/water
Cooling capacityTemperature difference
DensitySpecific thermal capacity
Volume flow rate
Velocity in the tubeFlow cross sectionDiameter
Capacity (=0,8 resp. 0,4)Pressure difference
Air Water Air/WaterAir Water Air/WaterKühlleistung W 1000 1000 1Temperaturdifferenz K 8.0 3.0 2.7Dichte kg/m³ 1.2 1000 0.0012spez. Wärmekapazität J/kgK 1000 4180 0.24Volumenstrom m³/h 375 0.287 1306
Geschwindigkeit im Rohr m/s 4.0 1.0 4.00Strömungsquerschnitt cm² 260 0.80 327Durchmesser mm 182 10.1 18Druckdifferenz kPa 0.8 50.0 0.02Förderleistung (=0.8 bzw.=0. 4) W 104 10.0 10
Cooling capacity
Temperature difference
DensitySpecific thermal capacityVolume flow rate
Velocity in the tubeFlow cross section
DiameterDiameterPressure difference
Capacity (=0,8 resp. 0,4)
1306:1
18
10:1
Energy Transport
Duct: 18”x18” ( 2,500 CFM ) = 54 MBH @ 20 F Delta
Pipe: 1-1/2” ( 22 GPM ) = 55 MBH @ 5 F Delta
Chilled beams at Constitution CenterTYPICAL FLOOR W/MARKET-RATE CONVENTIONAL VAV SYSTEM
CORE MECHANICAL ROOMS + SHAFTSCORE MECHANICAL ROOMS + SHAFTS
SATELLITE HVAC ROOMS + O/A SHAFTSSATELLITE HVAC ROOMS + O/A SHAFTS
PERIMETER FANCOIL UNITSPERIMETER FANCOIL UNITS
RIBBON WINDOWS W/30” SILL HTRIBBON WINDOWS W/30” SILL HT
TYPICAL FLOOR W/CHILLED BEAMS
SHAFTS & VALVES ONLY – NO ROOMSSHAFTS & VALVES ONLY – NO ROOMS
FLOOR-TO-CEILING GLASSFLOOR-TO-CEILING GLASS
UNENCUMBERED USABLE AREAUNENCUMBERED USABLE AREA
Chilled beams at Constitution CenterANATOMY OF A SMALL CEILING PLENUM
• SEPARATE PERIMETER AND INTERIOR ZONES
• MATCH AIRFLOW TO OUTSIDE AIR REQUIREMENTS
• USE LOW PRESSURE AIR DISTRIBUTION TO CHILLED BEAMS
• SCALE ENABLES ALL ENERGY RECOVERY OPTIONS
• Sensible Reheat
• Energy Recovery Wheels
LARGE-SCALE ENERGY RECOVERY INFRASTRUCTURE – AIRSIDE SYSTEMS
CENTRALIZED PENTHOUSE INFRASTRUCTURE
AIRSIDE SYSTEMSEASY ACCESS
NO TENANT DISRUPTIONSSECURITY OF OUTSIDE AIR
LOWER NOISE
CHILLED WATER SYSTEMSSIMPLIFIED LOOPS
EASY ACCESS TO MAJOR PUMPS & VALVESSEPARATE CHILLED WATER DISTRIBUTION SYSTEMS
Infrastructure Airside Systems
Chilled Water Systems
Condenser Water Systems
o Use Wet Bulb Properties for Free Cooling for Beams
o Consider Use of Plate & Frame Heat Exchangers
o Provide for Year Around Use of Cooling Towers
Constitution Center – Chilled Beam Design
Infrastructure Airside Systems
Chilled Water Systems
Condenser Water Systems
Heating Water Systems
o Use Separate Heating Water Distribution System
o Hot Water or Steam may be the Source for Heating
o Beams will Utilize Lower Temperature HHWS ( 100 to110F)
Constitution Center – Chilled Beam Design
Mockup at Constitution CenterFULL SCALE MOCKUPS AND TESING PROTOCOLS
ENERGY BENCHMARKING
Chilled Beams: Energy Analysis
Baseline Building Energy Usage
Constitution Center Energy Usage
0
2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
12,000,000
14,000,000
1 2 3 4 5 6 7 8 9 10 11 12
kBtu
Month
Energy Usage
Modeled Actual
Chilled Beams: Energy Usage Analysis
Chilled Beams: Energy Usage Analysis
Month Modeled Actual Difference Modeled Actual Difference Modeled Actual Difference
January 1,681,210 2,184,668 +503,458 25,822 41,300 +15,478 8,385,588 11,724,507 +3,338,919
February 1,526,758 1,445,851 -80,907 21,966 27,300 +5,334 7,463,022 7,756,064 +293,042
March 1,907,165 1,554,892 -352,273 12,939 18,878 +5,939 7,834,762 7,257,277 -577,485
April 1,687,718 1,936,648 +248,930 4,488 9,604 +5,116 6,218,948 7,600,897 +1,381,949
May 2,023,610 1,822,247 -201,363 0 7,000 +7,000 6,904,556 6,941,307 +36,751
June 2,175,771 2,307,942 +132,171 0 4,558 +4,558 7,423,732 8,345,995 +922,263
July 2,212,915 2,508,370 +295,455 0 5,247 +5,247 7,550,466 9,101,098 +1,550,632
August 2,391,555 2,243,556 -147,999 0 6,500 +6,500 8,159,986 8,327,113 +167,127
September 2,003,078 2,398,513 +395,435 0 14,200 +14,200 6,834,501 9,652,006 +2,817,505
October 1,849,576 2,072,523 +222,947 4,946 21,400 +16,454 6,818,184 9,284,208 +2,466,024
November 1,740,473 1,819,841 +79,368 7,772 22,400 +14,628 6,735,947 8,525,457 +1,789,510
December 1,620,316 1,806,982 +186,666 18,095 39,097 +21,002 7,385,089 10,208,052 +2,822,963
22,820,145 24,102,033 1,281,888 96,028 217,484 121,456 87,714,781 104,723,982 17,009,201
Total-kBtuGas-CCFElectricity-kWh
+6% +126% +19%
MOISTURE ALARM – Not Needed!
MOCKUPS – Require Mockup of Typical Chilled Beams!
POWER MONITORING – Tracked Daily…Allows Optimization!
DEMAND CONTROL – Didn’t use…would use next time!
SUPPLY CHW TEMPERATURES – Push temperatures to optimize economizer mode!
RETURN CHW TEMPERATURE – Design for Return Chilled Water Temperature Control
Chilled Beams: Lessons Learned
construction strategy and collaboration
DEMOLITION: WORKING SAFELY IN STAGES TO RECYCLE MATERIALS EFFICIENTLY
CURVEBALL: SCOPE CHANGES AS A RESULT OF PERCEIVED MARKET DEMAND
ADD 500-SEAT AUDITORIUMSHELL SPACE / SCIF-READY
ADD COMMERATIVE SCULPTURENEW SUPPORT STRUCTURE / EXTENSIVE SHORING
TIGHT QUARTERS: CENTRALIZED PENTHOUSE INFRASTRUCTURE
SURPRISES: ORIGINAL CONSTRUCTION NOT QUITE WHAT ANYONE EXPECTED
TOLERANCE: ROUGH CONCRETE VS. BLAST-RESISTANT CURTAINWALL
INTENSIVE WORK AT CURTAINWALL ANCHORAGESCUSTOM SETTING DEVICES / PULL-TESTING FOR EVERY BOLT
LASER SCANNING FOR SLAB EDGE LOCATIONWIDE RANGE OF CONDITIONS REQUIRING CUSTOM BACKING PLATES
ON-THE-FLY DETAILING: ALTERNATIVE SETTING STRATEGIES
• 8,750 ANCHORS
• 35,000 EPOXY BOLTS
• ZERO TOLERANCE
• UNCERTAIN REBAR LOCATIONS
• EXISTING SLAB DEFLECTION
• FANTASTIC SUBCONTRACTORS!
Construction Strategy – Building Transformation Methodology
INSTALLATION: PLANNING PAYS OFF!
• 100% UNITIZED SYSTEMS
• DRY GLAZED
• 3 THICKNESS OF GLASS
• 1,236 2-STORY PANELS
• 17 UNITS/DAY INSTALLED (street)
• 1,762 1-STORY PANELS
• 30 UNITS/DAY INSTALLED (courtyd)
• ZONE TESTING FOR INFILTRATION
OPTIMAL CONSTRUCTION STRATEGY: ON TIME
• 1,400,000 GSF OFFICE
• 700,000 GSF GARAGE
• 4 QUADRANTS
• METRO STATION CLOSURE
• HEART OF DOWNTOWN
• ON-SITE NURSING SERVICE
• LARGEST PRIVATE-SECTOR OFFICE IN D.C.
• LARGEST GOLD LEED PRIVATE-SECTOR OFFICE
• FULLY TENANTED
LESSONS LEARNED (JUST A FEW!)
DESIGN• APPROVALS AGENCIES
CAN BE UNPREDICATBLE
• GET AHJs INVOLVED EARLY
• CHANGES IN SCALE NEED DESIGN LEADERSHIP
• TECHNOLOGY REPEATED 1,000s OF TIMES
• FIRST IMPRESSIONS ARE CRITICAL IN NEW WAYS
CONSTRUCTION• PRIDE IN TEAMWORK
ENCOURAGES SOLUTIONS
• BENCH DEPTH FOR UNFORSEEN CONDITIONS
• QUALITY CONTROL TIED TO INNOVATION
• SCALE = SAFETY FIRST
• CRITICAL LEED TOOLS
CLIENT• CHALLENGING IN ALL
DIRECTIONS = INNOVATION & RISK
• WILLING TO EXPLOREOPTIONS OTHERS DISCARD
• AS EXCITED AS WE ARE ABOUT DESIGN
• GENEROSITY GOES A LONG WAY
VALUE ENGINEERING: NOT ALWAYS WHAT IT SEEMS
3M lbs of structural steel
17.33 foot fields worth
of drywall
78000SF of metal panels5500 gallons of paint
101.2 miles of elevator cable
6624 chilled beams
18.9 miles of electrical conduit31 elevators
800 mini coopers worth of rebar
5000 board feet of lumber612 concrete trucks
4910CY of soil
50M lbs of recycled materials
1.4M manhours
collaborationand
teamwork
3M lbs of structural steel
17.33 football fields worth of
drywall
78,000SF of metal panels5,500 gallons of paint
101.2 miles of elevator cable
6,624 chilled beams
18.9 miles of electrical conduit31 elevators
800 mini coopers worth of rebar
5000 board feet of lumber612 concrete trucks
4,910CY of soil
50M lbs of recycled materials
1.4M manhoursFUN WITH METRICS
