To Renovate and Preserve or Replace The Real Dilemma... 21 st - - PowerPoint PPT Presentation

21st Century Housing

UNC Greensboro Quad Housing

To Renovate and Preserve

• r Replace

The Real Dilemma...

To Renovate and Preserve

• r Replace

21st Century Housing

The Real Dilemma...

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

UNC Greensboro Quad Housing

Presented By

• Fred A. Patrick, AIA, PE, LEED AP – UNC Greensboro

– Director of Facilities Design and Construction

• Johnny Rankin, LEED AP BD+C – Balfour Beatty Construction

– Executive Vice President Raleigh Operations

• Kenn Bullock, RLA, ASLA – Woolpert Design

– Vice President and National Practice Leader Higher Education

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Important Project Facts

Seven Building 239,257/SF Renovation Design Period 8 Months Construction Period 14 Months 603 Total Beds Included In Renovation $205/SF Renovation Cost $81,159 Per Bed Cost

CONTRACTS CONTRACT FEE CHANGE ORDERS / AMENDMENTS SUBTOTAL Single Prime Contract $3,367,796 $45,571,059 $48,938,855 14 Actual Change Orders 4.5% $2,194,571 $0 Plumbing Contract $0 $0 $0 HVAC Contract $0 $0 $0 Electrical Contract $0 $0 $0 Elevator Contract $0 $0 $0 Other Contract(s) $0 $0 $0 Design Contract $4,205,215 $50,702 $4,255,917 Owner Costs N/A N/A $1,343,923

Total Contract

$7,573,011 $45,621,761 $54,538,695

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Design Team

• Team was a cross functional team of design and engineering firms.

1. UNC Greensboro Facilities & Housing 2. Balfour Beatty Construction 3. Woolpert Design 4. SKA Consulting Engineers, Inc. 5. Stanford White 6. Hanbury Evans Wright Vlattas + Company

• The Design Team’s renovation effort was a focused, comprehensive

process to preserve the integrity of the quad while providing “state-of-the- art” living/learning experiences.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

University Driven Directives

 The dormitories at the Quad have space-shaping significance which creates a sense of place and enhances the character of the campus.  Strive to preserve important buildings, campus wide.  Plan for phasing of all improvement projects.

• The initial directive for the renovation of the Quad Housing came from the

2007 Campus Master Plan…

• The public debate over renovation verses new construction…

 Preserve existing architectural details & design elements.  Preserve Alumni Heritage of the Quad Housing Project for future donations.  Students expectations demand 21st Century facilities.  Obtain Administration & Chancellor buy-in for the renovation process.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

What The Conditions Were Like

Dated and Tired Residential Housing and Spaces

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

What The Conditions Were Like

1968

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

What The Conditions Were Like

2012

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

As-Built Information and Laser Scanning

• Utilized laser scanning for determining

existing conditions…

• 1. Obtains fast, accurate results of as-built

information.

• 2. Provides complete measurement data of

the entire surface of the interior and exterior spaces and surfaces.

• 3. Incorporates the information into CAD

and BIM models where no model exists.

• 4. Develops data of the whole so assemblies

can be digitally put together in BIM, revealing inaccuracies and interferences.

Scanning To Model Coordination

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

As-Built Laser Scanning and BIM

As-Built Laser Scan Model and BIM Information Generation

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Project Goals

• Key project goals included:
• 1. Project to be delivered on time and within budget.
• 2. Design of the project was to be a collaboration

between the design team, the UNCG Facilities team and the user.

• 3. Re-program the space to obtain the maximum

number of beds possible.

• 4. Design for systems and technology to meet the

21st Century student needs.

• 5. Work toward the highest LEED accreditation

standard.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Overall Design Philosophy

• The Design Team’s key directive was to exceed UNCG’s expectations:
• 1. Improve the aesthetic and functional qualities
• f the quad housing area.
• 2. Achieve LEED Gold.
• 3. Improve the environmental performance of the

spaces.

• 4. Preserve the historic landscape.
• 5. Preserve the historical image of the quad

area buildings.

• 6. Provide phasing where necessary.
• 7. Support the 2007 Master Plan directives.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Detailed Design Philosophy

• Preservation of the historical character while

upgrading the facilities.

• Preservation of the historic tree scape of the

historical quad.

• Policy adherence of “re-use vs. replacement”.
• Adaptive re-use of the access to the central

quadrangle.

• Connectivity of the quad housing to the entire

campus.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Design Challenges

• Lower floor heights to work with.
• Limited space for new HVAC systems.
• The existence of hazardous materials within the buildings.
• The challenge of the existing solid masonry wall construction of the

buildings.

• Accessibility into and out of the existing structures.
• The presence of a lot of unknown conditions that affected both cost and

schedule.

• The schedule for placing “heads upon beds” within a tight time frame.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Design Decisions

• Replacement of the existing building parapets.
• Raising of the height of the parlors.
• Opening up of the portal through Shaw Hall.
• Total project roof replacements with TPO roof membranes

and aluminum coping.

• Total project HVAC replacements.
• Updating the Chiller piping system while the quad core was

already torn up during construction.

• Upgrade the stormwater performance of the entire project

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Sustainable Design Philosophy

• Approach included the utilization of the 3-P’s
• f sustainability for the design.

– People/Planet/Profit

• Key points include:
• 1. Improvement of the quality of student life.
• 2. Include instructional facilities in the living

environment.

• 3. Reuse the existing buildings to improve environmental

performance and pollution reduction.

• 4. Provide infrastructure improvements to reduced
• perating costs (actual 42% water and 28% energy

savings).

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Detailed Site Design Concept

Quad Site Redesign Concept Ideas

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Six-Pack Floor Plans

Proposed Six Pack Dormitory Room Arrangement Existing Six Pack Dormitory Room Arrangement

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Six-Pack Design Concept

Typical Six Pack Internal Quad Elevation With Parlors

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Six-Pack Parlor Concepts

Parlor Plaza Conceptual Studies

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Six-Pack Design Concepts

Parlor Conceptual Development Options

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Shaw Hall Floor Plans

Proposed Shaw Hall Existing Shaw Hall

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Shaw Hall Design Concepts

Shaw Hall Living/Learning Component

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Sustainability Approach Key Aspects

Achieved 22 of 26 points for a sustainable site development. 36% of building materials came from 500 mile radius. 100 % of multi-occupant spaces were designed with own thermal control. Exceeded CO2 ranges as defined by ASHRAE 55-2004. Project pioneered multi-building GBCI certifications

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Building Envelope Renovation

Preserve the character of the historical façade in design. Remove existing cornice and replace with GRFC cornice applications. Remove punched windows and replace with aluminum, single hung with low-e insulated glass and screens. Install new steel head flashing at each building opening and install new jamb and sill membrane flashing and stainless steel sill pans and stile aluminum doors.

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Building Envelope Renovation

Lightweight concrete roof insulation with fleeceback TPO roof membrane replacement and aluminum coping. Opening of the portal through Shaw Hall increasing pedestrian & air circulation in core. Inclusion of continuous band of storefront windows in parlors that are the same as the individual rooms. Connectivity of new additions at Shaw via “hyphens” and clad with a stone buffer to the existing building.

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Building Envelope Renovation

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Project Social Space Needs Aspects

Project establishes a “Social Hierarchy” between both indoor and outdoor spaces. Social interaction includes, outdoor porches, parlors, kitchen/eating areas, the open green and private room spaces. Open green space encourages rest and relaxation plus student interaction. Seven building configuration works as a social unit instead

• f just living quarters.

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Project Social Space Needs Key Aspects

Open vista into campus core from perimiter walks and

• pen core of Shaw Hall provide invitations to the space.

Surrounding seven building configuration provides protection and belonging. Outdoor plaza at Shaw allows for interaction and performance activities. Historic trees provide the hometown feeling and sense of place.

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Interior Social Space Solutions

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Exterior Social Space Solutions

Quad Vistas & Internal/Exterior Flow

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Exterior Social Space Solutions

Quad Green & Pedestrian Flow

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Mechanical and Energy Key Aspects

The project design and implementation is 28% more efficient than the ASHRAE 90.1-2007 baseline. 20% energy use savings through window and lighting selections and incorporating motion sensors. Semi-instantaneous hot water systems using direct steam for heating water on demand. Demand controlled ventilation systems installed with sensors to detect and provide fresh air.

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Mechanical and Energy Key Aspects

Energy efficiencies by initiating the heating, cooling and humidifying of outdoor air only when needed. Design employed an energy recovery wheel to harvest energy from each buildings exhaust and then transfer the thermal energy to incoming air. 74% gains on efficiency by pre-heating/cooling incoming fresh air with energy from outgoing air-w/o mixing air flows. Reduction of lighting power by 10% through

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Mechanical and Energy

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Overall Demolition

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Renovation Process

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Renovation Process

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Final Solutions

Shaw Hall With Open Portal, Classroom Space and Plaza Completed Residence Hall Front Doors

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Final Solutions

Learning Classroom Component of the Shaw Hall Renovation

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Final Solutions

Shaw Hall Redevelopment from the Exterior Image Shaw Hall Redevelopment with Portal Into Quad Core

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Final Solutions

Internal Quad Parlor Public Space Internal Quad Connectivity with Green Space

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Final Solutions

Vista Out of Quad Housing Complex at Shaw Shaw Hall Redevelopment Vista to Campus

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

The Final Solutions

New Living Quarters Decor Internal Finishes

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

CM At Risk Over Design Build

Allows early involvement in the design process and the ability to work with the design team. Allows for pre-cost analysis & comparisons, logistics planning, staging discussions & project approach / sequencing of construction. Allows for early packages to sub-contractors for quicker schedules. Allows for quicker construction process due to reduced time of design decisions, pricing and coordination.

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

CM At Risk Over Design Build

Allows for mock-ups prior to construction due to fast paced construction schedules. Allows for enhanced Minority Business participation through early outreach efforts for bid packaging. Better coordination of LEED Scorecard during construction. Allowed long lead time for submittals and ordering.

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UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Construction Surprises

• Floor leveling was needed when internal

walls were demolished.

• Old construction systems were concrete

with terra cotta tile.

• Care needed to be given to asbestos removal.
• While six of the seven buildings were built off of the same

plans, the buildings were significantly different.

• Not all of the buildings constructed at the same time.
• Limited to no as-built information.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Key Construction Decisions

• Spray foam insulation on solid exterior walls used.
• The preservation of the historical willow oaks was

key to the preservation vs. replacement thought.

• Updates to the steam system was done while the

quad renovation on going.

• All seven existing quad buildings were renovated at the same time.
• Classroom space was added into the design to add the opportunity
• f living/learning components for the students.
• An on-site Architect during the final six weeks of the construction

was beneficial in meeting the move-in schedule.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Lessons Learned… (The Owner’s Perspective)

• Plan for as many construction phased expenses as possible, so that

they don’t come out of the owner’s fixed percentage contingency.

• On renovations, plan for floor leveling where old walls are being

removed.

• Know that in renovation…seemingly identical buildings are probably

not identical and were most likely built differently by different crews.

• Mature trees might look great but they limit site access &

construction flow.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Lessons Learned… (The Architects/Engineers Perspective)

• Communication is primary during design, construction and commissioning.
• It is extremely important to align the budget with the design at the

beginning.

• With a multi-unit renovation project, it is important to have full time – on

site designer assistance for the contractor.

• Important to have the production architect involved with the construction

administration phase.

• Monitoring of the change order needs and process is critical.
• Shop drawing reviews for a renovation project need to happen early.
• It was important to have an excellent working relationship with the state

review/approval agencies.

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

Lessons Learned… (The CM At Risk Perspective)

• On-site designer involvement is a must for multi-faceted renovation project.
• Fast paced renovation projects (student housing) requires a lot of designer

interaction for clarification and answering of questions that occur.

• It is most critical to assess structural soundness of existing structure prior to

beginning constructions.

• The traditional change order process does not work with a fast paced project.
• A renovation project requires multiple change order processes…daily/weekly.
• There is a need for more contingency funds when as-builts are not available.
• Need more time for commissioning in the drop-dead student housing schedule.
• Mock-ups for approval need to be done during pre-con process.

The Completed Project

UNC Greensboro Quad Housing | Preservation/Renovation vs. Replacement

21st Century Housing

UNC Greensboro Quad Housing