INTRODUCTION
PROJECT
BACKGROUND
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
THE GEORGE WASHINGTON UNIVERSITYTHE ELLIOTT SCHOOL
OF INTERNATIONAL AFFAIRS
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PRESENTATION OUTLINE• Introduction
• Project Overview
• Site Planning Analysis
• Curtain Wall Redesign
• Mechanical
• Acoustical
• Construction
• Research
• Conclusions
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PRESENTATION OUTLINE• Introduction
• Project Overview
• Site Planning Analysis
• Curtain Wall Redesign
• Mechanical
• Acoustical
• Construction
• Research
• Conclusions
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PROJECT OVERVIEWLOCATION
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
THE GEORGE WASHINGTON UNIVERSITYTHE ELLIOTT SCHOOL
OF INTERNATIONAL AFFAIRS
ACADEMIC COMPONENT• 8 Floors
• Classroom, Auditorium, and Office Spaces
RESIDENTIAL COMPONENT• One, Two, and Three Bedroom Suites
• 11 Floors
PARKING GARAGE• 3 Underground Levels
• Approximately 200 Vehicles
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management PROJECT TEAM
SmithGroup
Wiles Mensch Corp.
• OWNER
• ARCHITECT/HVAC ENGINEER
• CIVIL ENGINEER
• STRUCTURAL ENGINEER
• ACOUSTICAL CONSULTANT
• CONSTRUCTION MANAGER
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PROJECT OVERVIEWPROJECT SIZE
• 330,000 SF
PROJECT COST
• $48 Million
PROJECT SCHEDULE
• Total Construction Schedule: 30 months
• Ground Breaking: October 2000
• Residential Completion: August 2002
• Academic Completion: April 2003
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PRESENTATION OUTLINE• Introduction
• Project Overview
• Site Planning Analysis
• Curtain Wall Redesign
• Mechanical
• Acoustical
• Construction
• Research
• Conclusions
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
SITE PLANNING ANALYSIS
PURPOSE
• Improve the Convenience, Coordination, and Safety of the Construction Project
STRATEGY
• Replace the Construction Manager’s Temporary Site Office with Two Mobile Trailers and Relocate These Within the Structure
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
SITE PLANNING ANALYSIS
COST COMPARISON
• Existing Temporary Offices – RS Means
• Proposed Trailers – GE Capital Modular
TemporaryStructure -
Parking Level
Mobile OfficeTrailers -
Ground Level
$0.00
$10,000.00
$20,000.00
$30,000.00
$40,000.00
$50,000.00
$60,000.00
$70,000.00
$ 44, 009
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
SITE PLANNING CONCLUSIONSEFFICIENCY AND COORDINATION
• Allows for Nextel Service in the CM Office
CONVENIENCE
• Proximity to Site Entrance
SAFETY
• Amongst More Construction Activities
• Ability to Monitor Site Entrance and Material Lift
COST
• $44,000 in Savings to the General Conditions
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PRESENTATION OUTLINE• Introduction
• Project Overview
• Site Planning Analysis
• Curtain Wall Redesign
• Mechanical
• Acoustical
• Construction
• Research
• Conclusions
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL OVERVIEWPURPOSE
• Reduce the Installation Schedule
• Minimize the Risk Associated with Stick-Systems
• Improve Building Environment
• Maximize Energy Efficiency
• Maintain the Intent of the Original Design
STRATEGY
• Dual-Layered Curtain Wall System Apply a Unitized
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
EXISTING CURTAIN WALL SYSTEM
• 9, 500 SF Standard DGU Curtain Wall System
INSTALLATION
• Stick-Built
COST
• $1.0 Million
SCHEDULE
• 24 Weeks to Install
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PROPOSED CURTAIN WALL SYSTEM
• Double-Skin Active WallTM Manufactured by Permasteelisa Cladding Technologies, Ltd.
INSTALLATION
• Prefabricated Unit System
COST
• Approximately $1.4 Million
SCHEDULE
• 20 Weeks to Install
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PROPOSED CURTAIN WALL MECHANICAL COMPONENTS AND SYSTEM OPERATION
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL PERFORMANCETHERMAL INSULATING PROPERTIES
• U-Value Dramatically Reduced
• Return Air Cavity and U-Value Allow Interior Surface to be Maintained Within 2˚F of the Room Air
ACOUSTICAL INSULATING PROPERTIES
• STC Rating is Greatly Improved
• Sits Along Four Lanes of Traffic Congested E Street
PERFORMANCE CRITERIA EXISTING DGU WALL PROPOSED ACTIVE WALLTM
U-Value (BTU/HrFt2?F) 0.625 0.100
STC Rating 32 40
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL PERFORMANCEMECHANICAL SYSTEM REDUCTIONS
• Thermal Insulation Allows for Nearly 100 Existing Fin Tube Radiators to be Eliminated
724.5 MBH Reduction
• Elimination of Fin Tube Radiators Allows for Reduction in Gas Fired Boiler
2000 MBH 1200 MBH
• Mechanical Blinds Replace Existing Shades
MECHANICAL COST REDUCTIONS
• Decrease Associated Mechanical Cost by $100,000
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL PERFORMANCEORIGINAL DESIGN INTENT
• Components are Custom Manufactured – Materials and Sizes – in Conjunction With Architectural Design
- Architectural Aesthetics Upheld
- Daylighting Levels Unchanged
• Air Cavity Added Within the Existing Framing System in Area Occupied by Existing Radiators
- Square Footages Maintained
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL CONSTRUCTIONPROJECT DELIVERY
• Complex System Requires Complete Integration of Building Systems as well as the Project Team
Earlier Involvement of the Construction Manager
Subsequent Involvement of Façade Engineer/Supplier, Through Detailed
Performance Specification
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL CONSTRUCTIONPROJECT DELIVERY
6 MONTH
S
EXISTING
PROPOSED
8 MONTH
S
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL CONSTRUCTIONCONSTRUCTION SCHEDULE
• Unit System Reduces Required Installation Time
EXISTING
PROPOSED4
WEEKS
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CURTAIN WALL CONSTRUCTIONSYSTEM COST ANALYSIS
• Added Initial Cost
• Offset Slightly by Mechanical System Reductions
• Performance and Efficiency Long-Term Payback
Existing DGU Wall &Fin Tube Radiation
Proposed Dual-Layered Wall
$0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
$ 283, 364
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management CURTAIN WALL CONCLUSIONSMECHANICAL AND ACOUSTICS
• Improved Environment at Building Perimeter
• Mechanical System Reductions
PROJECT DELIVERY
• Increased Involvement and Integration
CONSTRUCTION SCHEDULE
• Installation Reduced by 4 Weeks
SYSTEM COST ANALYSIS
• Added Premium
• Long-Term Payback Period Appropriate
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PRESENTATION OUTLINE• Introduction
• Project Overview
• Site Planning Analysis
• Curtain Wall Redesign
• Mechanical
• Acoustical
• Construction
• Research
• Conclusions
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
RESEARCH OVERVIEWPURPOSE
• Investigate the Emerging Technology of Dual-Layered Glass Facades
- Applicable Projects
- Delivery Method
- Installation
- Cost and Value
STRATEGY
• Case Studies
• Internet, Journal, and Periodical References
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
RESEARCH METHODOLOGYCASE STUDIES
• Levine Hall – The University of Pennsylvania• Justice Center – Seattle, Washington• Manulife Building – Boston, Massachusetts
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
RESEARCH RESULTSAPPLICABLE PROJECTS
• Designs Requiring All-Glass Facades
• Sustainable Design and Construction – LEED
DELIVERY METHOD
• Design-Build Complete Project Integration
INSTALLATION
• Prefabricated Unit Components
COST AND VALUE
• Added Initial Cost
• Long-Term Pay-Back Period
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PRESENTATION OUTLINE• Introduction
• Project Overview
• Site Planning Analysis
• Curtain Wall Redesign
• Mechanical
• Acoustical
• Construction
• Research
• Conclusions
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CONCLUSIONSSITE PLANNING
• More Convenient
• Allows Better Coordination Between CM and Trades
• Improves the Safety Monitoring Capabilities
• $44,000 in General Conditions Savings
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CONCLUSIONSCURTAIN WALL REDESIGN
• Improved Environment – Thermally and Acoustically
• Maintains Original Architectural Design Intent
• Requires Increased Project Integration
• Reduces Installation Schedule by 4 Weeks
• Added Initial Cost Recouped Through Energy Savings
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
CONCLUSIONSRESEARCH
• Viable Option for Improved Envelope Performance
- Design/Build Projects
- Initial Cost Not the Primary Concern
• Unit Installation Decreased Installation Time
• More Appropriate As Energy Costs Increase and Familiarity is Gained with Design and Construction
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
ACKNOWLEDGEMENTSTHE PENNSYLVANIA STATE UNIVERSITY DEPARTMENT
OF ARCHITECTURAL ENGINEERING
Jonathan DoughertyMoses Ling
Dr. John MessnerDr. David Riley
Dr. Michael Horman
THE GEORGE WASHINGTON UNIVERSITYDave Wellman
Art Bean
THE RIDGEVIEW GLASS COMPANY
Dave Allerdings
PERMASTEELISA CLADDING TECHNOLOGIES, LTD.
THE GILBANE BUILDING COMPANY
Ben AlexanderCorey SarverDerek Meyer
Larry HardestyWayne Bishop
Bill CrossBill DeStefano
Andy FaberDwight MacGee
MY FAMILY
THE REST OF THE 2003 AE THESIS CLASS
Kate JenningsJoe DiIenno
Chris ChampagneAll the CM’s
242 South Atherton
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
QUESTIONS ?
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
MECHANICAL SYSTEM REDUCTIONSFin Tube Radiator Specifications
• 2070 BTU/Hr/Ft• 7.48 GPM• 3.5’ Length
Gas Fired Boiler Specifications• 2000 MBH Input• 86% Combustion Efficiency
2070 BTU/Hr/Ft x 3.5’ = 7245 BTU/Hr = 7.245 MBH/Radiator
7.245 MBH/Radiator x 98 Radiators = 724.5 MBH Reduction
2000 MBH x 86% = 1720 MBH Maximum Output
1720 MBH – 724.5 MBH = 995.5 MBH
995.5 MBH / 86% = 1157.6 MBH 1200 MBH Boiler
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
MECHANICAL SYSTEM SAVINGS
1999 RS Means Building Construction Cost Data
• 1960 MBH Gas Fired Boiler: $26,700
• 1200 MBH Gas Fired Boiler: $18,100
• Washington, DC City Cost Index (Mechanical): 95.9
• 2000 Historical Cost Index: 119.6
• 1999 Historical Cost Index: 117.6
$26,700 - $18,100 = $8600
$8600 x .959 x 119.6/117.6 = $8387.66 Total Adjusted Savings
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
ITEM QTYUNIT
TOTAL W/ O&P
COST INCL O&P
Fin Tube, 2-3/4" copper tube, 4-1/4" alum. fin 343 lf 82.08 $28,153.44
Copper Piping, 3/4" 900 lf 7.2 $6,480.00
Steel Shade Supports 785 lf 42 $32,970.00
Mechanically Operated Sun Shades 3780 sf 5.25 $19,845.00
Boiler Reduction - - - $8,387.66
TOTAL
$95,836.10
MECHANICAL SYSTEM SAVINGS
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
PR
OPO
SED
EX
ISTIN
G
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
ITEM QTY UNITTOTAL
INCL O&PCOST INCL O&P
Prehung 3'x7' Exterior Steel Door 3 ea 305.00 915.00Prehung Interior Lauan Passage Door 4 ea 161.80 647.20Commercial Grade 40 oz Carpet 150 sy 34.50 5175.0018 ga x 3-5/8" Metal Studs (16" OC) 2200 lf 15.60 34320.001/2" Thick Drywall (Taped and Finished) 5418 sf 1.06 5743.08Packaged AC (12,000 BTU cooling) 3 ea 1250.00 3750.002'x4' Surface Mounted 40W Lighting Fixture 19 ea 174.00 3306.00Temporary Circuit Breaker (400 Amp) 1 ea 2325.00 2325.002-Way Wall Switch (Type MC Cable) 8 ea 100.00 800.00Duplex Receptacle (Type MC Cable) 29 ea 49.00 1421.00Electrical Wiring (MC Cable) 3 clf 216.00 648.00Floor Mounted Water Closet 1 ea 276.00 276.00Wall Mounted Service Sink 1 ea 670.00 670.00Sewage Ejector 1 ea 1325.00 1325.00Plumbing Piping & Fittings 150 lf 8.70 1305.00PVC Piping & Fittings 75 lf 17.80 1335.00Miscellaneous 2"x4" Lumber 0.2 mbf 592.00 118.40Miscellaneous Plywood 10 sheet 8.75 87.50
$64,167.180.957
$61,407.99
SUM
TOTALLOCATION FACTOR
SITE PLANNING ANALYSIS
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management
ITEM QTY UNITUNIT COST
TOTAL COST
10'x32' Mobile Office Trailer 9 mo 417.50 3757.5010'x44' Mobile Office Trailer 17.5 mo 437.50 7656.25Site Delivery 2 ea 450.00 900.00Block and Level 1 ea 1995.00 1995.00Tie Down 12 ea 45.00 540.00Return Delivery 2 ea 450.00 900.00Dismantling 1 ea 1650.00 1650.00
TOTAL $17,398.75
SITE PLANNING ANALYSIS
INTRODUCTION
PROJECT
OVERVIEW
SITE PLANNING
CURTAIN WALL
RESEARCH
CONCLUSIONS
THESIS Keith J. Mondock Construction Management CURTAIN WALL – HEATING LOADPRECAST WALL – U-VALUE
EXISTING ENVELOPE LOAD – HEATING
PROPOSED ENVELOPE LOAD - HEATING
COMPONENT R-VALUE Inside Surface 0.69 0.625" Gypsum Board 0.56 2.5" Metal Studs 0.91 2.5" Rigid Insulation 8.01 0.5" Air Space 0.91 6" Precast Panel 2.02 Outside Surface 0.33 Total 13.43
EXISTING CURTAIN WALL U-VALUE WALL AREA (FT2) ΔT Q (BTU/HR) Precast Panel Wall System 0.07 21 55 80.85 DGU Curtain Wall 0.625 84 55 2887.5
Total 2968.35
PROPOSED CURTAIN WALL U-VALUE WALL AREA (FT2) ΔT Q (BTU/HR) Precast Panel Wall System 0.07 21 55 80.85 Dual-Layered Curtain Wall 0.10 84 55 462 Total 542.85