Michael Abbondante Construction Management

Michael AbbondanteConstruction Management

Michael Abbondante

Construction Management

Presentation Outline

Project Overview

Sustainability Systems

Procurement Methods

Window Efficiency Re-design

Structural Steel Column Re-design

Conclusions

Question & Answer

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

PROJECT OVERVIEW

Name:American Speech Language – Hearing National Headquarters

Location:Rockville, MD

Function:Office Space

Size:137,000 sq. ft.

Stories:5 Stories above grade; 7 Total stories

Construction Dates:July 1, 2006 – October 15, 2007

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

PROJECT OVERVIEW

Project Team

Owner:American Speech Language – Hearing Association

Construction Manager:Davis Construction

Development Team:AtSite Construction

Building Architect:Boggs and Partners Architecture

Structural Engineer:Cagley and Associates

MEP Engineer:Vanderweil Engineers

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

PROJECT OVERVIEW

Relevant Background Information

Sustainability Rating:LEED Silver Rating: 33 – 38 Points

Procurement Method:Traditional: Design – Bid – Build

Architectural Façade:

• Three types of pre-caste concrete walls with metal panels• Glass Curtain wall using seven different types

Mechanical System:• (2) 200 ton chillers with condenser and evaporator• (2) Cooling Towers• Four assorted sized Air Handling Units

Structural System:• Slab on Grade with C.I.P. Piers, foundation walls, grade beams• Structural steel columns used above grade

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Problem:

• Lack of one standard sustainable building rating system

• Multiple rating systems used for different reasons

• Which system is most progressive for the future of sustainability

Research:

• Analysis and comparison of LEED and Green Globes

• Industry surveys of owners and contractors on each

• ASHA LEED point and Green Globes Point Comparison

• University of Minnesota’s courthouse case study analysis

Goals:• Determine rating system aligned with owner’s goals• Determine most progressive system to be used in the future

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


LEED Analysis

Certification:

• 26 – 69 Points

• 4 Levels:• Certification• Silver• Gold • Platinum

• Scored on:• Sustainable Sites• Water Efficiency• Energy and Atmosphere• Materials and Resources• Indoor Environmental Quality• Innovation and Design Process

• Most widely used system

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Green Globes Analysis

Certification:

• 350 – 1000 Points

• 4 Levels:• 1 Globe• 2 Globes• 3 Globes • 4 Globes

• Scored on:• Project Management: Policies and Practices• Site• Energy• Water• Resources, Building Materials, & Solid Wastes• Emissions and Effluents• Indoor Environment

• Distribution began in 2004 by the GBI

• ANSI accreditation in 2005

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


LEED & Green Globes Comparison

80% of Green Globes represented in LEED

85% of LEED represented in Green Globes

LEED:• Popularity in industry due to history• System developed by Consensus of those in the USGBC• Vast knowledge of point system required creating a “complexity label” to the system• Points scored solely on completion of project• Can be expensive

Green Globes:• New system introduced to the U.S. in 2004• ANSI accredited in 2005• Online system that is considered “simple”• Points awarded for not only completion but also design

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Industry Surveys

Interviews of Owners & General Contractors

• LEED most popular system between both• Most common in industry• Wishing to remain competitive• Many GC’s have LEED certified individuals• Complexity of rating still a concern

• Green Globes not well known• Not widely used• Worries of staying power of Green Globes• Simplicity and cost peaked interests

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


ASHA Analysis

Michael Abbondante


Project Overview


Procurement Methods




University of Minnesota Case Study

• LEED focuses primarily on Materials

• Green Globes also focuses on “durability” of materials

• Green Globes focuses on Energy

• No Management or Emission Effluents for LEED scorecard

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Conclusion

• LEED currently controls sustainability due to popularity

• Green Globes presents more points as well as a simpler system

• Green Globes may allow for higher scores and ratings while being the only ANSI accredited system

Procurement Methods

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Procurement Methods

Problem:

• The industry’s lack of progression involving procurement

• Lack of knowledge and potential savings of Design - Build

• Which projects could greatly benefit from Design - Build

Research:

• Analysis and comparison of Design – Bid – Build and Design – Build methods

• Industry surveys of owners and contractors on each

Goals:• Determine procurement method aligned with owner’s goals

• Will Design – Build make a strong influence in the future?

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Procurement Methods

Traditional & Design – Build Comparison

Traditional:• Most commonly used system• Allows owner involvement in design• Separates all aspects of construction• Simplifies bid awarding• Easily understood

Design - Build:• Allows GC to become involved in the design phase• Can allow for less change orders and mistakes during construction• Hurries schedule• Owners feel a loss of control in design phase

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Procurement Methods

Traditional & Design – Case Study Comparison

Construction Management Fundamentals by Richard Mayo:• Low Bid regulations are firmly entrenched in most government systems for the purpose of promoting fairness• It is easy to justify the selection of a low bidder• Contractors understand the system• There is always resistance to change

DBIA Project Analysis:• Savings in unit cost of at least 6.1%• Construction speed at least 12% faster• Overall project delivery at least 35.5% faster• Cost growth at least 3.5% less• Schedule growth at least 11.4% less• Quality equal or better

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Industry Surveys

Interviews of Owners & General Contractors• Owners

• Prefer the traditional method• Owners wish to have an impact on design• Understanding by all parties involved• Government Restrictions• Lack of confidence in Design – Build Savings3• Belief Design – Build allows for GC mark up

• General Contractors• Prefer Design – Build; but are at mercy of owners• Would allow for less change orders

• improving schedule and costs• GMP allows project savings for both the owner and GC

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Procurement Methods

Conclusion• Procurement

• Depends on project• Speed• Cost• Owner

• ASHA• Inexperienced Owner

• Non – profit Organization• Cost highly important

• Back rent costs• Schedule speed crucial

• Follow Design – Build Procurement

Window EfficiencyRe-design

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Problem:

• The energy absorbent windows on the curtain wall are single low energy windows

• With a more efficient glass energy may be saved improving long term costs over up front costs

• A higher LEED rating may be reached with a more efficient system

Research:

• EQuest analysis of different windows and their overall effect on energy consumption

• R.S. Means and industry analysis of new material costs

Goals:• Determine if the energy savings of a more efficient window outweighs the initial costs of the materials

• Can more LEED points be attained with the new system?

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


EQuest Window Analysis

Single Low E Triple Low E

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Industry Cost Analysis

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Conclusion

Energy vs. Cost Analysis• Triple Low Energy windows

• Preserve 5% electrical energy but are 1.5 x more expensive

• LEED • 15% energy increase required for addition of 1 point• 20% energy increase required for addition of 2 points

Final Conclusion• The low energy coating is sufficient• Initial costs are extremely high• Unless the entire mechanical system were re-

designed LEED points could not be scored

Structural Steel ColumnRe-design

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Problem:

• The D.C. metro area is known for its C.I.P. construction

• In order to increase schedule speed steel columns were used on above grade levels

• Concrete may increase the schedule but will lower initial costs

Research:

• pcaColumn analysis of equivalent concrete columns to replace the steel columns

• ICE estimation of new column costs

• Newly estimated schedule based upon C.I.P. Columns

Goals:• Determine the overall savings of converting to C.I.P.• Determine schedule and impact of paying back rent• Finalize which method would be more cost effective

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


pcaColumn Analysis

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Cost Analysis

Assumptions: Steel: 1” Mineral Fire Proofing Concrete: 4000 psi Square Columns Rebar in Corners

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Schedule Analysis

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A


Conclusion

• Overall cost of concrete is cheaper than that of steel columns

• If back rent of former building is less than $50,000 concrete columns may have been an option to pursue

Conclusions

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Conclusions

Sustainability Systems:

• Green Globes is an outstanding system that with the growth of knowledge and popularity may become the official rating system

• LEED however controls the market and with “competition” always important it may maintain its overwhelming popularity

Procurement Methods:

• Owners prefer control, and the ability to affect design while having a simple method that everyone can understand

• Design – Build presents many financial and scheduling opportunities, but it will take greater knowledge and use if it is ever going to be popular with owners

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Conclusions

Window Efficiency Re-design:

• Although windows may conserve energy on a project initial costs must always be considered

• The initial costs for all of the windows presented are too great for the future energy conservation. While LEED points cannot even be affected by the new systems

Structural Steel Column Re-design:

• The columns may present a longer schedule however the initial savings are tremendous

• If the project could afford the 66 day delay then perhaps a concrete system would have been economical

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Conclusions

Acknowledgements

• The Pennsylvania State University Department of Architectural Engineering

• Industry Professionals especially those at:• Davis Construction• Barton – Malow Construction

• Fellow Students and Friends

• My Family

Michael Abbondante


Project Overview


Procurement Methods



Conclusions

Q & A

Questions?

Michael Abbondante Construction Management

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