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LEED TOYOTA CORPORATE REAL ESTATE AND FACILITIES Jennifer Drilling 2003 Senior Thesis Construction Management Pennsylvania State University GOLD Leadership in Energy & Environmental Design AWARD Project Background TORRANCE, CA Culminates the leasing of 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 5 Buildings 50 Acres 2 Lobby Areas 2 Lobby Areas 2 Central Plants Existing Toyota Facilities Construction Fence Future Toyota Lot Interior Partition Investigation Energy Optimization Mechanical Lighting Existing Lighting Linear Lighting Linear Lighting A-B Switching A-B Switching 2 lamp – T5 Standard 2 lamp – T5 Standard 2900 Lumens/lamp 2900 Lumens/lamp LLF =.75 LLF =.75 66 Watts/fixture 66 Watts/fixture Unnecessary high lumens of light near window Unnecessary high lumens of light near window Red bar to right shows GHP Typical Floor Plan 3 main types of walls Assumption: Under Ceiling Walls are more Sustainable and less costly to remove - INVESTIGATE Schedule Assessment (LEFT) Possible Risk – Short interval critical path activities gives greater risk to delays Flow of work on certain activities is not continuous Coordination- greater efforts needed Loss production time – mobilize and tear-down twice Potential Solution (RIGHT) Use over ceiling wall Accelerates each floor by two weeks Huge savings on general conditions of GC and subs Site Plan Feature Underceiling Wall Schedule Full Height Wall Schedule Every wall has comparative advantage and disadvantages, investigate all Investigation is not complete until walls are demolished. Under Ceiling wall 4 feet replacement on each side of wall due to accessing above the ceiling and usual grid bending Small office spaces do not give adequate savings Clear waste savings is noticed 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 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 Proposed System 25 vertical well fields 10 x 2 configuration 15 foot spacing Internal Zoning (4 zones per floor) No heating equipment needed only cooling compression coils Existing System 2700 tons of Direct Absorption Chiller Cooling Outdoor Air Economizer VAV Boxes with reheat Boilers used for heating 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 Only need direct (gas-fired) evaporation, adiabatic = low energy use Unusually high COP (.9 compared to.6) Very low wet bulb So. CA Light Shelf Existing Windows New T5HO Design reduces material cost by $299,000 Annual utility costs by $40,000 Annual utility costs by $40,000 Energy Analysis Schedule Workable area of 60 fc is moved from 25 feet from the windows to 13 feet from the window Harsh light and glare is eliminated with light shelves Why study the role of the contractor? Why study the role of the contractor? – The challenge construction companies most often face when opting to enter the new market of green construction is the learning curve – Current green research Integrated design strategies Integrated design strategies Cost Strategies Cost Strategies Formation of green teams Formation of green teams – Very little information geared towards the contractor’s role – Information provided is from a designer perspective – Issues the contractor may directly face are not thoroughly stated in any one source Research- Potential Roles of a Green Building Contractor Goal Goal – To develop guidelines of valued added activities a contractor may perform during a green project Pre-Construction Pre-Construction Construction Construction – Where is the contractor’s role most significant? – What areas can contractor’s continue to develop and improve on – Establish industry comments, concerns, and knowledge of issue for future research Methods of Research Methods of Research – First developed a list of potential roles a contractor may perform to add value to a green project Suggested Future Research Suggested Future Research – Produce with the LEED guidelines a list of CM services – Developed a sustainable CII Process – Devise demolition sustainability practices This Research will be used towards articles for – Smart and Sustainable Built Environment- (International Conference in Australia) – United Nations Environmental Programme Research information: www.arche.psu.edu/thesis/j md327 Research information: www.arche.psu.edu/thesis/j md327 – Final statistics, All Comments – Questionnaire defining contractor guidelines