Toyota Corporate Real Estate and Facilities Jennifer Drilling Construction Management April 15, 2003...

Toyota Corporate Toyota Corporate Real Estate and Real Estate and

FacilitiesFacilities

Jennifer DrillingJennifer DrillingConstruction ManagementConstruction Management

April 15, 2003April 15, 2003Senior Thesis PresentationSenior Thesis Presentation

Presentation AgendaPresentation Agenda

Project BackgroundProject Background Critical Path InvestigationCritical Path Investigation

Interior PartitionsInterior Partitions

Energy OptimizationEnergy Optimization Mechanical AnalysisMechanical Analysis

LightingLighting

ResearchResearch Contractor’s Role on a Green BuildingContractor’s Role on a Green Building

Final RecommendationsFinal Recommendations

Project BackgroundProject Background

Toyota Project Toyota Project culminates the leasing culminates the leasing of 10 other facilities of 10 other facilities

Predominantly Open Predominantly Open Office Space - 565,000 Office Space - 565,000 SF SF

Food Court – 35,000SFFood Court – 35,000SF

Grand Lobby EntranceGrand Lobby Entrance

3 Story Cast-In Place 3 Story Cast-In Place Concrete Tilt-Up Panels Concrete Tilt-Up Panels braced by steelbraced by steel

Site LayoutSite Layout

LocationLocationTorrance, Southern Torrance, Southern CaliforniaCalifornia

5 Buildings 5 Buildings

50 Acres50 Acres

LobbiesLobbies

2 Central 2 Central PlantsPlants

Existing Toyota Existing Toyota FacilitiesFacilities

Construction Construction FenceFence

Future Toyota Future Toyota LotLot

Project DeliveryProject Delivery

ARCHITECT/ ENGINEERS

CM AT RISK(Cost Plus Fee)

SUBCONTRACTORS

(Lump Sum)

OWNER CM AGENT

LEED CONSULTANT /

COMMISIONNING AGENT

SUBCONTRACTORS

(Design-Build)

Client GoalsClient Goals

GoalsGoalsQualityQuality

LEED Certification - GOLD LEED Certification - GOLD

Addressed by energy optimization tools & where Addressed by energy optimization tools & where the contractor can play a significant rolethe contractor can play a significant role

ScheduleScheduleCritical move-in dateCritical move-in date

Current Construction: Sept. 1, 2001 – April 17, 2003Current Construction: Sept. 1, 2001 – April 17, 2003

Desires to move in sooner if possibleDesires to move in sooner if possible

Addressed by evaluating critical path for Tenant Addressed by evaluating critical path for Tenant Fit-OutFit-Out

Budget Budget Annual loan payment must meet current lease Annual loan payment must meet current lease paymentspayments

Addressed by life cycle and annual costsAddressed by life cycle and annual costs



Critical Path InvestigationCritical Path InvestigationInterior PartitionsInterior Partitions


LightingLighting



Interior Partition Interior Partition InvestigationInvestigation

Typical Floor Plan Typical Floor Plan

Owner Assumption:Owner Assumption:Under Ceiling Walls are more Under Ceiling Walls are more Sustainable and less costly to remove Sustainable and less costly to remove - - INVESTIGATEINVESTIGATE

Existing Conditions –Existing Conditions –Interior PartitionInterior Partition

Type A– Exterior Part of BuildingType A– Exterior Part of BuildingType N – Interior Type N – Interior Type B – Interior & ExteriorType B – Interior & Exterior


Assessment of Assessment of ScheduleSchedule

RiskyRisky – Short interval – Short interval critical path activities critical path activities gives rise to delaysgives rise to delays

Flow of workFlow of work is is stoppedstopped

CoordinationCoordination- greater - greater efforts needed efforts needed

Loss production timeLoss production time – mobilize and tear-– mobilize and tear-down twice down twice

SolutionSolutionUse over ceiling walls Use over ceiling walls to accelerate to accelerate scheduleschedule


CONSTRUCTABILITY ISSUESUnderCeiling

Walls (Type A)6" Above Ceiling

(Type N)Full Height (Type B)

Additional Materials Above Ceiling Grid no yes (minimal) yesMetal Bracing yes yes noGalvinized L Trim yes no noExact dimensional cuts to drywall yes no yes (minimal)

Acoustical sealant no no yesSupply and Return ducts considered no no yes

Every wall has comparative Every wall has comparative advantage and disadvantagesadvantage and disadvantages

All should be consideredAll should be considered

Wall TypeINSTALLATION

SAVINGS

Underceiling none 6" Above Ceiling $2,548Full Height $39,368

Full Height Full Height

Reduced Reduced Schedule- 2 Schedule- 2 weeks per floorweeks per floor


New Schedule New Schedule

Flow of work is Flow of work is enhancedenhanced

Saves time & Saves time & money on general money on general conditionsconditions

Investigation is not complete until Investigation is not complete until walls are demolished. walls are demolished.

DemolitionDemolition

Demolition SF to demo per floor

@$2.50/SF Ceiling Materials & Replacement

(Total Bldg)Total Waste Labor TOTAL

Underceiling 7,000 $245,000.00 $5,600.00 $64,361.00 $314,961.00Full Height 7,616 $266,560.00 $9,800.00 $64,361.00 $340,721.00

LA PricesCarpenter Wage= 968 LF wall / (75ft/man.day)= 12.9 man days/Flr @ $26/hrLabor Wage= 968 LF wall / (150ft/man.day)= 6.5 man days/Flr @ $22/hrElectrician= 968 LF wall / (350ft/man.day)= 2.75 man days/Flr @ $35/hr

Labor Costs (Quoted by Wyatt, an Interiors Contractor) Total Labor Cost for both =

$64,360.8

FULL HEIGHT COST ONLY $25,760 MORE THAN UNDERCEILING

Under Ceiling wallUnder Ceiling wall4 feet replacement 4 feet replacement on each side of on each side of wallwall

Grid bends Grid bends




Energy OptimizationEnergy Optimization Mechanical AnalysisMechanical Analysis LightingLighting



Mechanical AnalysisMechanical Analysis

GoalGoalTo assess the best energy efficient To assess the best energy efficient mechanical system for the Toyota mechanical system for the Toyota ProjectProject

To gain maximum LEED Points = 10To gain maximum LEED Points = 10

Basis for InvestigationBasis for InvestigationResearch showed successful Research showed successful geothermal systems in California geothermal systems in California


Advantages Geo-thermal Systems Advantages Geo-thermal Systems BringBring

Mechanical equipment and space Mechanical equipment and space reducedreduced

Maintenance costs halvedMaintenance costs halved

Piping would be reduced due to localized Piping would be reduced due to localized zoning systemszoning systems

Extremely quiet systemExtremely quiet system

Can be put virtually anywhereCan be put virtually anywhere

Mechanical Mechanical InvestigationInvestigation

Investigation of both systems on Investigation of both systems on the Energy Modeling Tool for the Energy Modeling Tool for California Buildings California Buildings

EQuestEQuest

Set up ZoningSet up Zoning

3D Model3D Model

System FlowSystem Flow

DiagramDiagram

Detailed SystemDetailed System

Geothermal SystemGeothermal System

Based on Based on 25 systems 25 systems each…each…

10 x 2 well 10 x 2 well configurationconfigurationss

Vertical WellsVertical Wells

15 foot 15 foot spacingspacing

Internal Internal ZoningZoning

Geothermal SystemGeothermal System

Reasons for why geothermal was not idealReasons for why geothermal was not idealGround temperatures much warmer in So. CA Ground temperatures much warmer in So. CA ~ 55°~ 55°

Need 1/3 longer vertical loops than a northeastern Need 1/3 longer vertical loops than a northeastern systemsystem

Runs solely on electrical energy, 1:8.7 ratio of Runs solely on electrical energy, 1:8.7 ratio of gas to electrical cost in CA gas to electrical cost in CA

Reasons why absorption chiller favorsReasons why absorption chiller favorsUnusually high COP (.9 compared to .6)Unusually high COP (.9 compared to .6)Very low wet bulb So. CAVery low wet bulb So. CAOnly need direct (gas-fired) evaporation, Only need direct (gas-fired) evaporation, adiabatic = low energy useadiabatic = low energy use

Electrical Energy (kwh) MBtu (Gas) Annual Utility RateChiller System 5,806,800 30,084 $729,876Geothermal Heat Pump 7,156,700 0 $912,100





LightingLighting



Lighting AnalysisLighting Analysis

Goal Goal To investigate the existing lighting system To investigate the existing lighting system forfor

Energy EfficiencyEnergy Efficiency

CostCost

To incorporate more daylight into the spaceTo incorporate more daylight into the space

Lighting AnalysisLighting Analysis

Existing SystemExisting SystemLinear Lighting Linear Lighting

A-B SwitchingA-B Switching

2 lamp – T5 Standard 2 lamp – T5 Standard

2900 Lumens/lamp2900 Lumens/lamp

LLF = .75LLF = .75

66 Watts/fixture66 Watts/fixture

40fc40fc 35fc35fc 30fc30fc 25fc25fc 20fc20fc

1.4 1.4 W/SFW/SF

Not Not includiincluding ng task task lightinlightingg (allow .(allow .3 3 W/SF)W/SF)

Ideal Ideal is is 1.2W/S1.2W/SFfor Ffor officeoffice

.7 .7 W/SFW/SF

Can Can use use with with day day light light onlyonly

Less Less optical optical controlcontrol

Existing LightingExisting Lighting

60’ x 42’ typical floor 60’ x 42’ typical floor spacespace

Lighting AnalysisLighting AnalysisProposed Energy Efficient Proposed Energy Efficient

DesignDesign One T5HO lamp w/Advance One T5HO lamp w/Advance

Stepped Ballast in same Linear Stepped Ballast in same Linear Light FixtureLight Fixture

Orientate Lights horizontally Orientate Lights horizontally to windowto window

1.15 Watts/SF1.15 Watts/SF

Plus task lightingPlus task lighting

40fc40fc 35fc35fc 30fc30fc 25fc25fc 20fc20fc

Day Lighting Day Lighting InvestigationInvestigation

ProposalProposal

Use of Light Shelf = Use of Light Shelf =

Better Distribution of light Better Distribution of light

Diagram Diagram Height = IlluminanceHeight = Illuminance

Distance is from windowDistance is from window

WINDOWSWINDOWS ONLYONLY LIGHT SHELF LIGHT SHELF ILLUMIN.ILLUMIN.

DIS

T. F

RO

M W

IND

OW

DIS

T. F

RO

M W

IND

OW


Existing Day lighting- south (w/out Existing Day lighting- south (w/out fluorescent lights)fluorescent lights)

Harsh glareHarsh glare

No workable area until 30’ back in spaceNo workable area until 30’ back in space

400 200 100 75fc 60fc 40fc400 200 100 75fc 60fc 40fc 35fc 30fc 25fc 20fc35fc 30fc 25fc 20fc

3D AutoCAD Model to AGI 32 Day 3D AutoCAD Model to AGI 32 Day lightinglighting


400 200 100 75fc 60fc 40fc400 200 100 75fc 60fc 40fc 35fc 30fc 25fc 20fc35fc 30fc 25fc 20fc

13’13’

25’25’

Usable occupancy space changesUsable occupancy space changes

More comfort near windowsMore comfort near windows

Cost Savings/Energy Cost Savings/Energy AnalysisAnalysis

New T5HO Design reduces material cost by $299,000New T5HO Design reduces material cost by $299,000

Annual utility costs by $40,000 Annual utility costs by $40,000

Design System Design Illuminance

Steps in lighting

Switch or Ballast

Total Energy x000

kwh% Total Energy

LightingTotal MBtu

Cooling

% Total Energy Space

Cooling Utility Bill

T5 Standard Existing 45 fc 3 Ballast 1,462 25% 30,510 85% $764,401

T5 Standard Existing 45 fc 1 Switch 1,496 26% 30,528 85% $769,653

T5HO New Design 30 fc 3 Ballast 1,197 22% 30,084 84% $729,876T5HO New - w/Shading South facing windows

30 fc 3 Ballast 1,209 22% 29,965 83% $732,537

T5HO New- w/fins Shading East & West windows

30 fc 3 Ballast 1,198 22% 30,066 84% $730,139

ANNUAL ESTIMATES

# of Total Fixtures

(4' Lengths)

Linear Cost of Fixtures

Fixture Cost# Lamps Needed

Lamp Bulb Cost

Total Lamp Costs

TOTAL

T5 Standard Existing 5,000 $56/LF $1,120,000 10,000 (28 watts) $9 $90,000 $1,210,000T5HO New Design 3,240 $66/LF $855,360 5,000 (54 watts) $11 $55,000 $910,360

Use Philips ALTO T5 Bulbs - 20,000 hours life - 2,500 days - 119 months - 9.9 years life cycle for a bulb

Lighting Package Estimated Material Cost




EnergyEnergy Optimization Optimization


LightingLighting



Contractor’s Role on a Contractor’s Role on a Green BuildingGreen Building

Literature ReviewLiterature ReviewVery little information gear towards the Very little information gear towards the contractor’s rolecontractor’s role

GoalGoalTo develop guidelines of valued added To develop guidelines of valued added activities a contractor may perform activities a contractor may perform during a green projectduring a green project

Pre-ConstructionPre-Construction

ConstructionConstruction

Where is their role most significant?Where is their role most significant?

Establish industry comments, concerns, Establish industry comments, concerns, and knowledge of issueand knowledge of issue

Contractor’s Role on a Contractor’s Role on a Green BuildingGreen Building

EstablishedEstablished network of green network of green professionals professionals around countryaround country

32/60 surveys32/60 surveys5 page questionnaire 5 page questionnaire

Ranking of 94 Ranking of 94 potential possibilities potential possibilities

Many comments Many comments providedprovided

16 Contractors16 Contractors

3 Design-Builders3 Design-Builders

5 Architects5 Architects

3 Consultants3 Consultants

4 A/E Managers4 A/E Managers

1 Owner1 Owner

Contractor’s Role on a Contractor’s Role on a Green ProjectGreen Project

Group Average Ranking

Owner 3.48A/ E Managers 3.22Design-Builders 3.13Contractors 2.87Architects 2.63Consultants 2.51

Pre-Construction


Owner 3.48Design-Builders 3.13A/ E Managers 2.86Architects 2.63Contractors 2.59Consultants 2.51

Pre-Construction

Questionnaire Ranking: Questionnaire Ranking: 1=1= Contractors have little Contractors have little significance in this rolesignificance in this role

4 =4 = Contractor has significant impact to this role Contractor has significant impact to this role

ALL ALL PARTICIPANTSPARTICIPANTS

EXPERIENCED EXPERIENCED PARTICIPANTSPARTICIPANTS


Owner 3.66A/ E Managers 3.64Contractors 3.42Consultants 3.41Design-Builders 3.31Architects 3.24

Construction


Owner 3.66A/ E Managers 3.58Consultants 3.41Contractors 3.33Design-Builders 3.31Architects 3.24

Construction

Design-Build Design-Build high, more high, more aware of aware of potential of potential of early early involvementinvolvement

Architects & Architects & Consultants Consultants rate low, feel rate low, feel pre-con and pre-con and finishing design finishing design is not where is not where the contractor the contractor should have a should have a big impactbig impact

Less Less experienced experienced people scored people scored high. More high. More experienced experienced people knew people knew more of what more of what a contractor a contractor could actually could actually accomplishaccomplish


Highest Ranked Highest Ranked AreasAreas HIGHHIGH

Help owner and Help owner and engineer to engineer to produce estimates produce estimates of possible LEED of possible LEED

pointspoints Locate a recycle Locate a recycle facility that can facility that can provide the provide the resources to recycle resources to recycle

all types of materialsall types of materials

LEED Area Role(s) of Highest Rank

1 Waste Management Locate a recycle facility that can provide the resources to recycle all types of materials

2 General Help owner and engineer to produce estimates of possible LEED points Provide suggestions to enable efficient deconstruction

3 Building Materials Provide value engineering and constructability suggestions which reduce material waste

LEED Area Role(s) of Lowest Rank

1 Energy & Atmoshpere

2 Planning & Sitework

3 Water Conservation

Highest Ranked Areas Pre-Construction:

Lowest Ranked Lowest Ranked Areas for Pre-Areas for Pre-ConstructionConstruction

LEED Area Role(s) of Highest Rank1 Indoor Air Quality HVAC Protection- Seal all HVAC inlet and outlet units from dust and moisture

Soure Control - Keep building materials dry to avoid the introduction of mositure to building 2 General Assemble and maintain records necessary to document a building’s compliance with LEED requirements Conduct weekly meetings with subcontractors to discuss methods to improve IAQ (Indoor Air Quality) onsite

3 Waste Management Provide adequate training of construction waste recycling for all workers on site Encourage recycling by signage and posting measurable percentage goals

4 Education As CM or GC, effectively educate subcontractors- (1) in identifying vendors and materials that meet requirements and minimize cost, (2) in minimizing risk

LEED Area Role(s) of Lowest Rank1 Energy & Atmoshpere

2 Air Pollution Prevention

3 Building Materials


Construction:Highest Ranked Areas

LEED Area Role(s) of Highest Rank1 Indoor Air Quality

2 General

3 Waste Management

4 Education

LEED Area Role(s) of Lowest Rank1 Energy & Atmoshpere Full System Building Commissiong- Develop design intent and basis of design documentation, engage a

commissioning authority2 Air Pollution Prevention Review services provided by outside vendors for potential impact on air quality. Examine pest control

practices, cleaners used by janitorial services, and equipment maintenance.3 Building Materials Suggest the use of low maintenance and easily replaced materials

Identify indoor air quality concerns that may impact material selection (Select low-toxic alternatives to 4 Planning & Sitework Consider milling wood from land-clearing debris into building materials

Lowest Ranked Areas

Lowest Ranked Lowest Ranked Areas for Areas for ConstructionConstruction

LEED Area1 Energy & Atmoshpere


3 Water Conservation

LOWLOWEncourage Encourage conservation of conservation of existing natural existing natural features within a site features within a site

planplan Suggest coogenerationSuggest coogeneration

Common & Interesting CommentsCommon & Interesting Comments““A Design/Build Project delivery system A Design/Build Project delivery system would enhance the impact of the would enhance the impact of the Construction Professional in Construction Professional in Material/Equipment selection process” Material/Equipment selection process” – – Art HunkeleArt Hunkele

““This industry really won’t change until This industry really won’t change until the design and construction process the design and construction process begin to function as a seamless whole.”begin to function as a seamless whole.” - - Bill ReedBill Reed


Suggested Future ResearchSuggested Future ResearchProduce with the LEED guidelines a list of Produce with the LEED guidelines a list of CM servicesCM services

Developed a sustainable CII ProcessDeveloped a sustainable CII Process

This Research will be used towards This Research will be used towards articles forarticles for

Smart and Sustainable Built Environment- Smart and Sustainable Built Environment- (International Conference –Australia)(International Conference –Australia)

United Nations Environmental ProgrammeUnited Nations Environmental Programme




EnergyEnergy Optimization Optimization


LightingLighting



Final Final RecommendationsRecommendations

Change Under Ceiling Walls to Full Height Change Under Ceiling Walls to Full Height Walls to accelerate schedule by 2 weeks per Walls to accelerate schedule by 2 weeks per floorfloor

Saves money of life cycle by reduced installation Saves money of life cycle by reduced installation and general conditions (Not offset by demolition and general conditions (Not offset by demolition costs)costs)

Keep existing Absorption Chiller SystemKeep existing Absorption Chiller SystemImplement T5HO Light DesignImplement T5HO Light Design

Reduced lighting fixture package amount by Reduced lighting fixture package amount by $300,000$300,000Reduced annual utility costs by $40,000Reduced annual utility costs by $40,000

Addition of light shelves would increase Addition of light shelves would increase interior day light and is worth consideringinterior day light and is worth consideringEmphasize contractor’s significant role onEmphasize contractor’s significant role on

Waste ManagementWaste Management Indoor Air QualityIndoor Air Quality EducationEducation

Final Final RecommendationsRecommendations

ChallengesChallengesInterior Walls might not meet sustainable Interior Walls might not meet sustainable environmental needs to reduce waste environmental needs to reduce waste during the demolition phaseduring the demolition phaseGeothermal Heat Pump will not be Geothermal Heat Pump will not be beneficial in high electrical priced beneficial in high electrical priced environmentenvironmentHard to investigate energy analysis with Hard to investigate energy analysis with light shelf due to limited energy modeling light shelf due to limited energy modeling systemssystemsA contractor’s role on a green project is A contractor’s role on a green project is challenging to define, varying with the challenging to define, varying with the opinion of different project team membersopinion of different project team members

Special ThanksSpecial Thanks

FacultyFacultyDavid Riley David Riley

Dan MatternDan Mattern

Andy LauAndy Lau

Richard MistrickRichard Mistrick

Kenneth Kenneth DavidsonDavidson

Moses LingMoses Ling

John MessnerJohn Messner

Toyota Facilities Director: Sandy SmithToyota Facilities Director: Sandy SmithANDAND

ALL OF THE TOYOTA PROJECT STAFF (MANY FROM TURNER CONSTRUCTION)ALL OF THE TOYOTA PROJECT STAFF (MANY FROM TURNER CONSTRUCTION)

Industry ConsultantsIndustry ConsultantsKim PextonKim Pexton

Chris LeyenbergerChris Leyenberger

Andy PkacikAndy Pkacik Jim BlintJim Blint

Research Research ParticipantsParticipants

Family & FriendsFamily & Friends

Questions?Questions?

ScheduleSchedule

S O N D J F M A M J J A S O N D J F2001 2002 2003

Example of Interior Example of Interior Wall CalculationsWall Calculations

Full Height (Type B) and 6" Above Ceiling (Type N) Walls

Potential Crew

Daily Output UnitMaterial* Cost/ Unit

Installation** Cost/ Unit

Total Cost/ Unit

Calculated 3rd Floor Quantity

Cost

Labor Hours (Man-days)

Estimated Days with 4 man crew

Constraint limited to days by activity

Metal Stud Non-load bearing wall framing assembly estimate

Framing : 2-1/2" @ 16" O.C 1 Carp 450 SF $0.18 $0.56 $0.74 8,680 $6,423.20 19.3 4.8 -----------Angle bracing, less than 4", 4' O.C.*** (For

Above Ceiling by 6" Walls) 2 Steel

Wkr265 lbs**** $0.37 $3.49 $3.86 66 braces $1,818.06 1.8 0.4 -----------

Fiberglass insulation 1 Carp 1600 SF $0.37 $0.25 $0.62 8,680 $5,381.60 5.4 1.4 -----------5/8" Gypsum drywall standard***** 2 Carp SF $0.51 $0.80 $1.31 26,414 $34,602.34 -----------

Taping and Finishing 2 Carp SF $0.08 $0.80 $0.88 26,414 $23,244.32 2 daysAcoustical Sealant (For Full Ht. Only) 1 Carp 500 LF 0.10 0.73 0.83 480 $398.40 1.8 0.4 -----------

Painting, Two coats, Roller 2 Pord 5200 SF $0.30 $0.92 $1.22 26,414 $32,225.08 5.1 1.3 2 daysBaseboard- install & Paint 1 Pord 650 LF $0.15 $0.41 $0.56 2,256 $1,263.36 3.5 0.9 2 days

TOTAL $105,356.36

Schedule Estimation for ABOVE CEILING WALLS with 4 man crew

FRAMING & INSULATION 6.6 DAYS

7 DAYS

2 DAYS

PRIMER, PAINT, BASEBOARD 4 DAYS(Days verify approximate original schedule)

*Material Cost Includes 10% profit

765 34.5 8.6

*** 4.0' from underceiling to slab, 45 degree angle = 4.0* square root of 2 = 5.66' for each brace

***** Total Cost of drywall will include 5% waste factor

**Installation includes labor & equipment plus 10% profit

DRYWALL

****Using 16 Gage Sheet Metal, .0595 in thick, 2.520 lbs/SF- Assuming angle is 6" wide when flattened, Angle Brace is 1.26 lbs/LF

TAPING & FINISHING, SEALANT (NOT INCLUDING HARD CEILING LIDS)

Example Calc of braces = 66 braces*5.66LF'/brace*1.26 lbs/LF = 471 lbs……*$3.86/lbs= $1818.06

Mechanical Chiller Mechanical Chiller SystemSystem

Mechanical Design Mechanical Design ParametersParameters

ASHRAE Commercial Ground-ASHRAE Commercial Ground-Source Heat Pump Engineering Source Heat Pump Engineering Manual – 1995Manual – 1995

ASHRAE 62-2001, Ventilation for ASHRAE 62-2001, Ventilation for Acceptable Indoor Air QualityAcceptable Indoor Air Quality

ASHRAE 90.1-1999, Energy ASHRAE 90.1-1999, Energy Standard for BuildingsStandard for Buildings

Mechanical Design Mechanical Design CriteriaCriteria

Outdoor Design ConditionsElevation 80'Winter Dry bulb 37 degreesSummer Dry bulb 93 degreesAnnualWet bulb 64 degrees

Indoor Design ConditionsCooling 74Heating 72

Internal Heat GainsLighting =1.4W/ SF - OfficesLighting = 1.5W/ SF Conferene RoomsRecptacles= 1.0W/ SFOther Power= 2.0 W/ SFOccupants = 245 BTU Sensible Occupants = 205 BTU Latent

Building Load SummaryTotal A Buildings= 872 tonsTotal B Buildings= 1242 tonsChiller total design capacity= 2700 tons

Building EnvelopeGlazing U=.57, SC = .56, SHGC=.49Walls U=.091 BTU/ HR.SFRoof U=.0496 BTU/ HR.SF


Example: ASHRAE 62 – Table 2- Occupancy for Example: ASHRAE 62 – Table 2- Occupancy for Office 7 ppl /1000SF =142.9; Outdoor Air Office 7 ppl /1000SF =142.9; Outdoor Air Requirement 20 CFM/personRequirement 20 CFM/person

Geothermal CostGeothermal Cost

Factors affecting cost if you were Factors affecting cost if you were to use a geothermalto use a geothermal

Higher installation priceHigher installation price

Possible structural enhancement if Possible structural enhancement if equipment were placed at the core of equipment were placed at the core of each flooreach floor

The reduction of Central Plant space The reduction of Central Plant space (possible elimination)(possible elimination)

Must increase area slightly for main Must increase area slightly for main buildingsbuildings

Energy CostsEnergy Costs

Electrical Electrical SummerSummer

Peak = $.202Peak = $.202

Mid-Peak=$.111Mid-Peak=$.111

Off-Peak= $.0886Off-Peak= $.0886

WinterWinterMid-Peak=$.123Mid-Peak=$.123

Off-Peak= $.08975Off-Peak= $.08975

Demand = $6.60 KWDemand = $6.60 KW

Demand 50% of top Demand 50% of top Peak=$17.95Peak=$17.95

Off-Peak = $2.70Off-Peak = $2.70

GasGas$.255/therm ~ $.255/therm ~ $.88/kwh$.88/kwh

0

10

20

30

40

50

60

Per

cent

age

Coal Gas Hydro

Fuel Source Used for Energy

United States

California

Energy Utility Costs for Energy Utility Costs for March 2003March 2003

$.1552/kwh=$46.38/mcf ~ $5.57/mcf gas = $.1552/kwh=$46.38/mcf ~ $5.57/mcf gas = 1:8.71:8.7

Source: Energy User NewsSource: Energy User News

LEED Energy LEED Energy OptimizationOptimization

ENERGY AND ATMOSPHEREEA.PO1 Fundamental Building Systems Commissioning REQUIREDEA.PO2 Minimum Energy Performance REQUIREDEA.PO3 CFC Reduction in HVAC&R Equipment REQUIREDEA CO1. 1 Optimize Energy Performance 7.51% 2

2a Optimize Energy Performance 12.51% 12b Optimize Energy Performance 17.51% 13a Optimize Energy Performance 22.51% 13b Optimize Energy Performance 27.51% 14a Optimize Energy Performance 32.51% 14b Optimize Energy Performance 37.51% 15a Optimize Energy Performance 42.51% 15b Optimize Energy Performance > 47.51% 1

Photo Voltaic EA.CO2. 1 Renewable Energy 2.51% (46 KW System) 1

2 Renewable Energy 7.51% (140 KW System) 13 Renewable Energy 15.51% (280 KW System) 1

EA. CO3 Additional Commissioning 1EA. CO4 Elimination of HCFCs and Halon 1EA. CO5. 1 Measurement and VerificationEA. CO6 Green Power (Renewable Energy)

Current LEED Energy Status as of Current LEED Energy Status as of March, 2003March, 2003

Lighting InfoLighting Info

For T5HOFor T5HO

LLF = .752LLF = .752

LLD= .9 , LDD = .87, BF = .96LLD= .9 , LDD = .87, BF = .96

Toyota Corporate Real Estate and Facilities Jennifer Drilling Construction Management April 15, 2003...

Documents

Transcript of Toyota Corporate Real Estate and Facilities Jennifer Drilling Construction Management April 15, 2003...