Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Interstitial Space Design in Modern Laboratories A Research Review and Case Study of St. Jude Children’s Research Hospital cGMP Laboratory Facility in Memphis, TN Sandra L. Vondrak Integrated BAE/MAE CM Emphasis – Dr. Riley Architectural Engineering Thesis The Pennsylvania State University April 15, 2003

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Presentation Outline Introduction –Interstitial Space Design –Goals of Research and Case Study Research Findings Case Study: St. Jude cGMP Facility –Architectural Considerations and Redesign –Structural Considerations and Redesign –Mechanical Considerations and Redesign –Other Considerations –Construction Management Analysis Summary and Conclusions

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion Interstitial Space Design Definition –A fully accessible walk-through space above a ceiling and beneath the floor above, devoted to MEP distribution Main Advantages –Ease of Maintenance –Reduced Life Cycle Costs –No Disruption to Working Spaces –Energy Efficient, Flexible, Modular Design –Overlapped Trades During Construction –Easier MEP Zoning and Coordination Sandy Vondrak AE Senior Thesis

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Interstitial Space Design Conventional (left) vs. Interstitial (right) Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion Sandy Vondrak AE Senior Thesis

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Importance & Goals Importance –Healthcare/Laboratory markets growing –Rapid technological advancements –Environmental awareness increasing Goals –Compare advantages and disadvantages –Find best solution for St. Jude case study –Use research and survey to determine: Industry attitude  pinpoint discrepancies Ideas and tips for interstitial projects Future research areas Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion Sandy Vondrak AE Senior Thesis

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Industry Survey Methodology –Eight question short answer survey by mail –Population – 260 designers and contractors Results –70 out of 260 surveys returned (27%) –52 of 70 know of interstitial design (74%) –23 of 52 work for companies that have done interstitial projects (44%) Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion Sandy Vondrak AE Senior Thesis

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Industry Survey Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Industry Survey Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Industry Survey Project Outcomes –Overall success (83%) –Unexpected positive “side-effects” (22%) MEP security and protection, increased productivity –Problems with penetrations (17%) Criteria for Using Interstitial Design –Building Type, Complexity, Flexibility, Access Survey Conclusions –Biggest disadvantage is first cost –Life cycle cost and disruption advantages almost completely overlooked –Success rates high Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Case Study: St. Jude cGMP Facility Building Background –$29 million, 65,000 ft 2 pharmaceutical facility –In-house R&D of pediatric cancer vaccines –BSL3, class 10,000 and 100,000 lab spaces –Part of St. Jude’s 10 yr. Campus expansion Project Team –Owner: St. Jude Children’s Research Hospital –Design-Build Firm: The Austin Co. Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion Sandy Vondrak AE Senior Thesis

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Architectural Considerations Interstitial Architectural Redesign –Add 4’ to 1 st and 2 nd floor plenum spaces Increased volume by 234,600 ft 2 (17.6%) Additional 6,232 ft 2 of glass and precast façade area (15%) –Used for estimating in CM analysis Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Architectural Considerations 1 st Floor Mech. 2 nd Floor 20’ 16’ Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Architectural Considerations 20’ 1 st Floor Mech. 2 nd Floor Architectural Conclusions –Meets Memphis zoning and height requirements –Minimal impact on surroundings/aesthetics Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Structural Considerations Options for Interstitial Construction –Catwalk - cheapest, least advantageous –Suspended - frequently used but introduces vibration and coordination problems –Full Composite Floor - expensive, most advantageous Redesign –RAM Steel redesign for cGMP area only LRFD design 40 psf live load (ASCE 7-98) – similar to maintenance catwalk 3 ¼” light weight concrete slab on 2” deck Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Structural Considerations Other Structural Issues –Column size increases –Foundation size increases –Seismic and wind loads change Structural Conclusions –Main cost increase –Room for cost savings and value engineering in floor selection and frame layout –Design issues are minimal if interstitial design is selected initially Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Mechanical Considerations Mechanical Advantages –MEP Zoning and Coordination Efficiency and modularity in design –Maintenance and Operations Increased productivity and little to no disruption Conventional Interstitial Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Mechanical Considerations Additional Building Loads –HAP Analysis 5’ existing plenum compared to 9’ interstitial space Equipment loading the same in both scenarios Lighting and occupancy allowance in interstitial –Analysis Results Difference of 5.2 tons between scenarios – makes up only 1% increase in total building load Mechanical Conclusions –Not a significant increase in building load –Efficiency of design, modularity and other advantages far outweigh any load increases Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Other Considerations Lighting/Electrical –Similar to other maintenance areas –Interstitial design has a minimal direct effect on lighting and electrical systems Fire Protection –Research shows no problems with fire codes –Surveys show a need for additional fire dampers due to penetrations Acoustics –Depends on floor system selected –Isolation of MEP systems may reduce noise Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Construction Management Analysis Value Engineering –Research shows interstitial design improves quality, schedule and safety without increasing cost Constructability Overview –Overlap MEP and finishing trades Research shows 10 – 20% decrease in schedule 10% decrease found in St. Jude study –Trade zoning and coordination much easier –Safer construction working off the ground –Significant productivity increases Research shows 10-30% increase in productivity Conservative 10% used in St. Jude case study Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Construction Management Analysis Schedule Impacts –Additional Floor Construction Adds 30 days to schedule –Increased Productivity Allowance of 10% Saves 24 days total from interstitial MEP trades –Overlapped Trades Saves 21 days per floor or 42 total Interstitial Space Laboratory Space Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Construction Management Analysis First Cost Impacts –Floor Structure - $178,248 –Façade - $146,872 –Vertical Components Allowance - $3,429 –General Conditions Savings $237,600 savings ($6,600/day for 36 days) –Owner’s Priorities Difficult to quantify Time is money – $4 million per month First to market – 80% market share Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Construction Management Analysis NegativesPositives - Extra $271, extra days online - Value of 1 st to market - Life or death cases - (Financing) First Cost Conclusion Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion Given this scenario, owners unanimously chose the interstitial space option!

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Construction Management Analysis Life Cycle Cost Impacts –Based on costs/revenue for similar facilities Maintenance and utility costs $1,000,000 revenue per month with estimated one month disruption per year ConventionalInterstitial Maint. Cost ($/sf/yr)$1.94$1.80 Utility Cost ($/sf/yr)$7.14$6.74 Util./Maint. (1 yr)$590,200$555,100 Revenue Loss (1 yr w/ Disruption) $2,000,000$125,000 Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Construction Management Analysis Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Summary and Conclusions A Promising CM Solution –Value engineering at its best Quality, Schedule, Safety and Cost St. Jude Case Study –Additional $271,315 in building costs mitigated by 36 day schedule savings –Best solution in both long and short terms Research –Increasing in popularity –Tremendous first and life cycle savings –Adaptable, flexible, energy efficient design –Future research – dispel misconceptions Sandy Vondrak AE Senior Thesis Introduction - Definition - Goals Research - Survey Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Areas - CM Analysis Conclusion

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Acknowledgements God. Without Him, nothing is possible. My family and friends for their continued support. The Penn State Faculty My Advisor, Dr. Riley Dr. Hanagan, Dr. Ling, Dr. Messner, Dr. Thomas The Austin Company David Chicoine and Ty Weiss Pinto Patel, Michelle Schantz, Ron Smith, Jim Speicher Other Industry Professionals Rick Bolton of St. Jude Children’s Research Hospital Robert Cowan and Guy Ott of the FHCRC Howard Reel and Jack Grinnalds of Johns Hopkins Leif Rolfson of Abbott Laboratories Lloyd Siegel, FAIA of the Dept. of VA The 70 companies who responded to the survey

Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion Any Questions?