GOLD MEDAL AWARD WINNER
The Building of America
Cadet Residence Hall at Massachusetts Maritime Academy www.constructionreviews.com
Leading the Way in Innovation and Sustainability KONE Corp. is a widely recognized leader with the objective to offer the best people flow experience by developing and delivering solutions that enable people to move smoothly, safely, comfortably and without waiting in buildings in an increasingly urbanizing environment. KONE provides its customers with industry-leading elevators, escalators and innovative solutions for modernization and maintenance. KONE employs approximately 32,500 employees. In 1994, KONE acquired Montgomery Elevator Company, which made the Finnish company a major player in North America. KONE will install products into new buildings, modernize, and provide maintenance for vertical transportation equipment. A key component to KONE’s ideology is to focus on the building as a whole. The company meets with customers to fully understand their needs and provide solutions that are centered on the entire life cycle of the product. KONE’s Care for Life program conducts a full analysis of the current installation and prepares a modernization plan to raise the equipment to modern safety, accessibility, performance and aesthetics standards On a more local level, KONE has recently acquired several major players in the New England area during the past three years. In the summer of 2006, Elevator Technologies in Syracuse, N.Y., was acquired, and in March 2008, Arundel Elevators in Maryland became a KONE family member as well. Most recently, KONE acquired IEC (International Elevator Company) in High Bridge, N.J., taking on approximately 50 field employees, 12 office staff and 1,200 units on maintenance.
Sustainability Meets Innovation Machine-room-less (MRL) technology, which eliminates the need for a machine room, is an innovation that KONE was the first elevator company to develop. MRL elevators are 50 percent more energy efficient than traditional traction elevators and up to 70 percent more efficient than hydraulics. In fact, MRL elevators are so superior that the company announced that it would no longer manufacture hydraulic elevators. KONE now replaces hydraulic elevators with its EcoSpace EB™ MRL solution in existing hoistways. In addition
to being more energy efficient, KONE’s EcoSpace elevators are more environmentally friendly than hydraulics, eliminate the need for drilling holes and using oil, are quieter, and provide a smoother ride for tenants. ®
Technical Expertise Within its industry, KONE provides experts on Leadership in Energy and Environmental Design (LEED ) certification and experts who are members of the National Elevator Industry, a group that works on safety and code-related issues. When it comes to maintenance and products, the company has its own training facility, which provides the best of classroom and on-site training. It also has experts who specialize in competitors’ equipment and who are available to be on site if any problems arise. ®
Leading the Way KONE has innovative products and services that are unique to the elevator and escalator industry, offering solutions that its competition cannot. It is able to deliver environmentally focused products, while providing the quality that customers deserve. Its service solutions also provide efficient maintenance and cut down on wasted time, delivering products on time and on budget. Sustainable building construction and facility operations are two of the most prominent ways in which the industry is evolving. But this doesn’t just include energy efficiency and LEED certification. Sustainability in construction and design refers to the building in its entirety. This is exemplified by product and service providers that are pushed to develop ways to demonstrate how they contribute to this growing concern. Although sustainability has been a part of KONE for years within its product offerings, the company has recently declared that the sustainability “movement” is a top priority for KONE worldwide. It has recently added personnel in the research and development (R&D) department to focus on sustainable products and services, and it plans to continue growing in this area as well as within the company’s internal organization. ®
One KONE Ct.
— Corporate Profile n
Moline, IL 61265
n
309-743-5050
n
fax: 309-743-5469
n
www.kone.com
Facts & Figures Owner: Massachusetts State College Building Authority Type of Project: Dormitory expansion and upgrades Size: 32,200 square feet Cost: $13.6 million
Buzzards Bay, Massachusetts
Cadet Residence Hall at Massachusetts Maritime Academy
Construction Time: January 2006 - July 2007 The Need: Expanded residential facilities to house the growing student population The Challenge: Building additional floors over existing, occupied dormitories while ensuring safety and equal housing accommodations for all cadets
Gold Medal Award-winning Team Members Photo courtesy of Bruce T. Martin
Tishman Construction Company Owner’s Representative
In 2006, as enrollment con-
Prellwitz/Chilinski Associates, Inc. Architect
tinued to grow at Massachusetts
Erland Construction, Inc. Construction Manager
students occupied the 1960s dor-
Maritime Academy (MMA), 1,000 mitories that were designed to
Fernandes Masonry, Inc. Masonry Contractor
accommodate 880 beds. Because even more students were expect-
KONE Inc. Elevators
ed to enroll in the fall of 2007, the Massachusetts State College Building Authority developed a plan that would add residential space to the campus. Located at the mouth of the scenic Cape Cod Canal, the small MMA campus consisted of nearly a dozen buildings all tightly clustered together. The structures included one residence hall that was divided into six cadet sections arranged in companies numbered one through six, each with four floors of double-occupancy bedrooms. The residence hall was laid Photo courtesy of J. Watkins
gold medal award winner
continued on page 5
new england edition
The Owner’s Perspective with Captain Allen Hansen, Vice President of Operations, Massachusetts Maritime Academy Q: What is the most innovative aspect of the project (or of the design/ construction process, financing, environmental)? What could others learn from? AH: A. Coordination, communication and flexibility required of all principals to build while all other dormitories were 110 percent occupied. B. Revision of the roof design late in the project to accommodate the addition of an 81 kW photovoltaic array on the roof. C. The Massachusetts State College Building Authority’s commitment to sustainable design challenged the design and construction team to create a building that has been filed for certification as LEED® gold. D. Construction was financed through bonds that are paid for solely through student activity fees and rents.
Q: How did the strengths and experience of the project team contribute to the success of the project? AH: Architect — Provided a well-planned design that included the construction process and unique needs of the academy in the design process. Contractor — Managed the project/process with foresight and flexibility. The PCA/Erland/MSCBA team was easily the most effective construction management team we have worked with.
Q: Was there anything in the project’s process from beginning to end that was different than what you had anticipated? AH: The owner, college, design team and construction manager collaborated on a study examining the challenges and solutions to building a two-story addition along with existing building upgrades versus building a new dormitory building. The team agreed to a roadmap that addressed goals, budgets, process and schedule for whatever scenario was chosen. The result of early planning was a “way” that was followed throughout design and construction. As details emerged, they were addressed in light of maintaining goals, budgets and schedule. The process was able to drive the project.
Q: In all your experiences as an owner, what were some of the best lessons you have learned? AH: The entire team focused on what was needed, and the design and construction team was empowered to use their expertise to its fullest. The results were a variety of thoughtful solutions that were not preconceived. The team was not captivated by a physical solution early, but continued to approach the project challenges with new, effective ideas. The solution to build a two-story addition met benefits that far exceeded our expectations. Now any new systems that were proposed for the addition benefitted the entire dormitory complex. For example, an elevator for a new building would have only served the building occupants, but an elevator in the present complex was a benefit to the entire complex. The economy of scale allowed us to renovate the entire complex for not much more than a new building for a smaller group.
Photo courtesy of E. Stevenson
101 Academy Dr. Buzzards Bay, MA 02532 508-830-5063 fax: 508-830-5057 www.maritime.edu
continued from page 3
out horizontally and all companies
to the fourth company open for
amenities, size and finishes to
of Fernandes Masonry, Inc., the
were interconnected.
future needs and keep the dorm
the existing rooms, layout of the
project’s masonry contractor.
rooms equitable, the build-over
lower floors was mimicked on the
“The build-over option came
option was chosen.
“We were faced with two choices…build over existing dormitories
upper levels. Additionally, inte-
with a lot of challenges,” noted
or utilize space adjacent to the
The project added two floors to
rior and exterior upgrades were
Karen Dubrovsky, RA, associate,
fourth company, the last space
the existing company one and two
done on all six company build-
project architect for Prellwitz/
on campus that could be devel-
buildings. However, because the
ings. “Working to expand upon
Chilinski Associates, Inc., the proj-
oped,” said Captain Allen Hansen,
school wanted to build an addi-
and integrate an existing struc-
ect’s architect. “It required a lot
vice president of operations for
tion that enhanced and improved
ture with a new one” was the
of creativity to construct it from a
Massachusetts Maritime Academy.
the existing dorm complex yet
most unique aspect of this job,
structural viewpoint and make it
In order to keep the space adjacent
kept the new rooms equal in
said Victor Fernandes, president
fit in with the rest of the complex continued on page 7
Photo courtesy of Bruce T. Martin
gold medal award winner
new england edition
The Architect’s Perspective with Karen Dubrovsky, RA, Associate, Project Architect, Prellwitz/Chilinski Associates, Inc. Q: What were some of the drivers behind the design? What design materials or concepts were used? KD: The existing dorm complex consist[ed] of six basically identical fourstory brick and concrete buildings all built in the 1960s. One of the goals of adding the additional floors to company 1 and 2 and creating the new six-story bathroom and elevator connector tower was to improve the appearance of the older complex. The design needed to fit in with the existing complex and campus, but modernize the building. Due to the harsh coastal environment and the extreme exposure to winds, a rainscreen metal panel system was selected to clad the new addition and cover the reinforcing on the existing building. By using the rainscreen system we had durable new finish, which would provide superior weather protection while contrasting with the brick and concrete. We related it to the existing building by matching the existing green window color, which was present throughout the complex. By running the metal panel over all of the braces it ties the old and new sections together vertically and makes it work as a cohesive whole. No one wanted the addition to scream addition. We wanted it to look like it could have been part of the original design for the complex….
Q: What were the greatest challenges encountered on this project, either from your firm’s point of view or as a project team? KD: The biggest challenge on the project was coordinating the build over with the existing building and the site conditions. All detailing and dimensioning had to work with the existing cast-in-place concrete building. The new six-story core had to align with every floor going up. With only
Photo courtesy of Mark Eclipse
an 8-foot, 8-inch floor-to-floor height, fitting structure and utilities in was a challenge. Additionally, the coastal environment complicated the cladding on the building. It had to be designed to withstand heavy rains and hurricane-force winds. The metal panel system was selected and then tested during construction for water and air infiltration. Additionally, the design of the [photovoltaics] PVs had to be done so as not to anchor into the new roof. Since the system was added after the roof was complete, we didn’t want to anchor into the new roof, which was under warranty. Instead, the entire roof is comprised of PV and concrete panels, which interlock to create a solid surface [that] is then tied back into an overlapping roof edge.
Q: What were some of the lessons learned from this project? KD: The most valuable thing we learned from the project was that working as a team with the owner and contractor can create a successful project. Our office always strives to work as a team with our clients, consultants and contractors, but on this job the entire team had that philosophy. Everyone’s common goal of getting this idea to work made the job run smoothly. There were no problems, only challenges for the team to figure out as a group. We all had a common goal, and it showed in the way we worked together to complete this challenging project.
221 Hampshire St. Cambridge, MA 02139 617-547-8120 fax: 617-661-4986 www.prellwitzchilinski.com
continued from page 5
architecturally,” she said. Since the
measure the team did was install
existing building had to be heav-
an 81 kW photovoltaic array on the
ily reinforced to support any seis-
new roof,” said Dubrovsky. Other
mic loads, steel cross braces were
sustainable features included recy-
added to the transverse walls and
cling construction debris, using a
shotcrete, a high-strength con-
high quantity of recycled materials,
crete, was sprayed onto the con-
and conserving water by install-
crete masonry unit (CMU) backup
ing low-flow fixtures, dual-flush
wall in order to reinforce the build-
toilets and waterless urinals on
ing. The shotcrete was then cov-
the new floors. “The school hopes
ered with a rainscreen metal panel
to use this building as a teaching
system. “By using the rainscreen
lab for their students — a place
system we had a durable new fin-
where they can learn sustainable
ish, which would provide superior
principles first hand,” she added.
weather protection while contrast-
While the original goal was simply
ing with the brick and concrete,”
to achieve certification, the project
she added. By running the metal
has accumulated enough points
panel over all the braces, it ties
for LEED® gold certification.
the old and new sections together
Among the project’s most com-
vertically and makes it work as a
plex and time-sensitive elements
cohesive whole.
was the radar scan of the exist-
Another facet of the project
ing cast-in-place roof, according to
included demolishing the one-
Richard F. Jensen, academic group
story building that connected
manager for Erland Construction,
companies one and two. This con-
Inc., the project’s construction
nector building was rebuilt into a
manager. The team had to peel
six-story bathroom and elevator
off the roof one small section at
core along the backside of the
a time to scan the area for rebar
complex. KONE Inc. of Moline, Ill.,
locations and then drill down into
furnished and installed the new
the roof, making sure to avoid
EcoSpace™ AC Gearless Machine-
reinforcing steel and provide the
Room-Less Traction Elevator in the
proper placement for the supports
facility. “It offers a faster, smooth-
to secure the new addition. In
er, quieter ride; is more energy
addition to the roof, the team
efficient; and represents a financial
also performed a radar scan on
benefit in energy savings,” said
the ground underneath the one-
Beth Fontaine, sales engineer, and
story connector building to under-
Rob Nocher, construction supervi-
stand the current condition before
sor for KONE.
it was demolished.
According to Dubrovsky, a deci-
In general, scheduling and tim-
sion was made during the design
ing were critical components of
development stage that the project
the project. Much of the work was
would seek Leadership in Energy
done while the dormitories were
and Environmental Design (LEED )
occupied. This meant extreme
certification.
was
coordination and communication
already important to the school,
were necessary to ensure no inter-
demonstrated by the wind tur-
ruption to the cadets’ everyday
bine located on campus, how-
activities and to maintain every-
ever, the school wanted to take
one’s safety on campus. In order
this mindset a step further and
to overcome these challenges, the
incorporate
into
project team, in conjunction with
the design of the new addition.
MMA personnel, mapped out a
“The most impressive sustainable
detailed site utilization plan that
®
Photos courtesy of Bruce T. Martin
gold medal award winner
Sustainability
sustainability
continued on page 11
new england edition
The General Contractor’s Perspective with Richard F. Jensen, Academic Group Manager, Erland Construction, Inc. Q: How did you work with the architect and owner to save time and/or money on the project? How was value engineering applied to your responsibility? RJ: Erland and architect Prellwitz/Chilinski Associates (PCA) were hired together as a design-build team for this project — so from the very beginning, we all worked together as a team. At the initial interview for the MMA project — which was originally just supposed to be an upgrade of the fire and life safety systems in the dorms — the Erland/PCA team demonstrated a value-added approach by proposing the use of a variety of ceiling and lighting applications that would brighten up the public areas and bring an individual identity to each of the existing six company buildings. We were the only team to bring both a cost estimator and interior designer to the interview to discuss how to seize maximal opportunities in a life safety improvement project. Our preparedness and clear ability to work well together won us the initial project and convinced the school to expand its horizons and move forward with a dormitory expansion project as well. The Erland/PCA team investigated whether MMA should build a new 250-bed dormitory building or expand its present residential complex. We created a study that
Photo courtesy of Erland Construction, Inc.
evaluated both options with complete cost estimates. It was important that the team work well together because, in addition to building this challenging addition, the school was interested in obtaining a LEED® certification. Because the school brought both the architect and the construction manager in during preconstruction, we were able to plan out all the complex sequencing of the project while also determining which LEED® points we could realistically try to obtain. The paperwork and documentation required for the LEED certification is like another full®
time job and it was critical for the architect, CM, engineers and owner to assign and own tasks and responsibilities in order to ensure that all documentation was recorded. By starting early, we were able to identify many LEED® points that we could achieve at minimal cost, and we discovered that many were things that we would have done for the project anyway — we just made sure that we properly documented them. Because of the team’s diligence and collaboration, we were able to achieve a gold rating for this project at very little extra incremental cost for the owner — a significant upgrade from the LEED® certified level they were originally looking for.
Q: What were some of the lessons learned from this project? RJ: Don’t dismiss an idea without really looking into every aspect of it. Just because something is challenging does not mean it can’t be done. At first, MMA was told that building over their existing dormitory structure would be too hard, disruptive and unsafe — but in the end, the project was a total success because MMA was able to preserve their free land while also increasing residential space. Because our project team was brought in early and given the go-ahead to research options, we were able to determine which option would be best for the school and preplan a great safety plan and schedule to ensure MMA’s constituents would be safe and minimally disturbed during construction.
83 Second Ave. Burlington, MA 01803 781-272-9440 fax: 781-272-5908 www.erland.com
© Robert Benson Photography
© Robert Benson Photography
Fernandes Masonry, Inc., located in New Bedford, Mass., is a dynamic, family-owned masonry construction firm that is dedicated to serving a diverse clientele in New Bedford and its surrounding areas. Four brothers, Victor, Juliao, David and Jose Fernandes, were born and raised in Portugal and came to the United States when they were in their teens. After working individually for various masonry companies for a number of years, the brothers decided to combine their efforts and start a company of their own. When Fernandes Masonry, Inc. began in 1997, the brothers started with small private jobs. Gradually, they started bidding on, and winning, larger private and public work. Eleven years later, Fernandes Masonry has grown from a four-man business into a company with more than 50 full-time employees. Fernandes Masonry specializes in brick veneer, concrete masonry, architectural precast and stone veneer structures for a variety of commercial/retail, educational/institutional and industrial applications for private, public and federal contracts. Whether it’s new construction or renovation, Fernandes Masonry can get the job done. The Fernandes philosophy “Safety, quality, integrity and personalized attention are what make us unique,” says Nick Romano, project manager for Fernandes Ma-
sonry. These values have ensured the growth of the company and have helped it to become a major contributor to the success of some of the largest commercial projects in Rhode Island, Connecticut and Massachusetts. Among the awards won by Fernandes Masonry is the Excellence in Building Construction 2006-2007 Platinum Safety Award. All the employees at Fernandes Masonry are 10-hour Occupational Safety and Health Administration (OSHA) certified and most have 30-hour certifications. Fernandes Masonry is fully insured and bonded, and its safety program is administered by the company’s partner, Applegate Associates, to ensure full compliance with all local, state and federal safety requirements. Fernandes Masonry is certified by ABBA as an air/vapor barrier installer and is a MA-DCAM and CT-DAS statecertified contractor. In addition, the company operates a State of Massachusetts-compliant DAT apprentice program. According to Romano, the four brothers run the day-to-day operations of every job, ensuring that each project is completed on time and with quality craftsmanship. “When Fernandes Masonry and a general contractor enter into an agreement, we discuss what is expected and how we can work together to achieve those results. From the beginning to the end, we pride ourselves on making the client and owner satisfied,” he says.
1031 Phillips Rd. • New Bedford, MA 02745 508-998-2121 • fax: 508-935-0003 www.fernandesmasonr y.com
An example of this cooperation occurred on the Slade Elementary School project in Fall River, Mass., when the standard schedule of sequences had to be modified to accommodate unforeseen conditions. This resulted in Fernandes Masonry having to intensely coordinate with the general contractor to keep the project moving and on schedule. Such success is a reflection of the company’s determination to get the job done. “We have never defaulted on any project and always stand behind our work for 100 percent owner satisfaction,” says Romano. Other projects completed by Fernandes Masonry range in value from $100,000 to more than $4.7 million and include Bridgewater State College’s Crimson Hall, Ashland High School, Mansfield Crossing, Mashpee Commons, Fall River Fire Station, Canton Public Library and the Ocean State Job Lot in North Kingston, R.I. Fernandes Masonry prides itself on quality, safety and complete job satisfaction. More than a decade of experience building some of the area’s most unique projects — and receiving numerous awards because of it — have earned Fernandes Masonry an enviable reputation. — Corporate Profile
Photo courtesy of J. Watkins
Photo courtesy of Bruce T. Martin
10
new england edition
gold medal award winner
continued from page 7
determined the minute details of the project, including the phasing of the work, an evacuation plan for cadets and construction crew, and where to place the cranes. Furthermore, Erland fenced off the construction site, blocked off certain staircases to reroute traffic around the construction, and installed covered
walkways
outside
to
allow safe passage for pedestrians
around
the
construction.
“Erland Construction demonstrated exceptional management acumen in coordinating efforts during these split periods as well as scheduling all other work around the academy’s academic calendar,” said Hansen. The primary purpose of the construction project was to expand cadet housing by adding beds, however, as the solution developed, additional objectives surfaced. As planning progressed, objectives expanded once again to
include
increased
security
and upgraded plumbing. The project was completed on time and under budget because “all of the participants on the project were fully committed to the objective,” said Hansen. “We each afforded the flexibility to the others’ needs without sacrificing the quality of the project. Even
cadets
at
the
academy
made accommodations to their lifestyle, recognizing the future value to the institution.” Massachusetts Maritime Academy has expanded its housing from 880 to 1,042 beds, providing the much-needed accommodations for its increasing student population. Through design innovation and creativity, the goals of upgrading existing housing and improving the appearance of the older complex while blending it with the new addition have also been achieved. n — Stacey Nathanson Photos courtesy of Bruce T. Martin
gold medal award winner
new england edition
11
24445 Northwestern Hwy. Ste. 218 • Southfield, MI 48075 • 248-945-4700 • fax: 248-945-4701 • www.constructionreviews.com