San Diego Community College District: Lean and Green Construction

LEAN AND GREEN CONSTRUCTION

CCFC Presentation November 4, 2009

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The Speakers

Dave Umstot, PE

John P. Messick

Ralph Roesling, Architect FAIA

Vice Chancellor, Facilities Management, San Diego Community College District

Project Director Sundt Construction

Principal Roesling Nakamura Terada Architects

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THE OWNER’S PERSPECTIVE

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OWNER’S PERSPECTIVE: San Diego Community College District  Three Colleges (City, Mesa and Miramar)  Six Continuing Education Campuses  Students – 150,522 in Academic Year 2007-2008  Employees – 4,900  District Square Footage – 2,218,031

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OWNER’S PERSPECTIVE: Why Use Lean?  Traditional delivery is not working.  All parties are interest-based rather than project-centric.  We continue to spend inordinate amount of time on change management, which is wasteful.  As a public agency we are stuck with lowest responsive, responsible bidder regardless of past performance history.

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OWNER’S PERSPECTIVE: What Can I Get for My Money? Reduce Waste/Inefficiency Construction Lags Behind Other Industries

Manufacturing

Manufacturing

Redesign Rework Claims/Litigation Improper Sequencing of Work

Construction

Delayed Submittals and Approvals Image Space

 Source: Construction Industry Institute.

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OWNER’S PERSPECTIVE: Design Build California Community Colleges  Community Colleges can use design build as of January 1, 2008, under SB614.  Must be at least $2.5M in value  Requires project-specific Board resolution

 Need to evaluate the project based on five minimum criteria.  Price (10%)  Technical Experience (10%)  Life cycle cost over 15 years (10%)  Skilled Labor Force (10%)  Safety Record (10%)

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OWNER’S PERSPECTIVE: Why Use Design Build?  Advantages: Qualifications-based selection with consideration of price. Match firm past experience and performance with project need. Greater opportunity to select project manager and superintendent. Save money by consolidating CM owner agent, general conditions and supervision into one contract. Best value with target budgeting Historically lower change order rates.

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OWNER’S PERSPECTIVE: Integrated Project Delivery

Image Space

http://www.aia.org/ipdg 9

OWNER’S PERSPECTIVE: IPD – What Is It? Project delivery approach that integrates people, systems, business structures, and practices to optimize project results, increase value to the owner, reduce waste and maximize efficiency of project delivery. Distinguished by highly effective collaboration among the owner, prime designer and prime constructor commencing at early design through project completion.

Sandra LeDrew: sledrew@childsmascariwarner.com

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OWNER’S PERSPECTIVE: IPD – Why Do It?

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OWNER’S PERSPECTIVE: Target Costing

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OWNER’S PERSPECTIVE: BIM! BIM! BIM!  Build it in model space before you build it in real space.  Reduce conflicts using Revit and NavisWorks clash detection.  Energy efficiency evaluation.  Walk the end user through the space.  With schedule integration, a 4D model can be developed.

 With cost estimates, a 5-D model can be developed.

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OWNER’S PERSPECTIVE: Design Build with Elements of Lean  City College General Classroom/Parking Structure Project.  Elements of Integrated Project Delivery  Building Information Modeling  List/prequalify all major trade contractors  List/prequalify all major engineering consultants  Target Budgeting

 11 proposals received; top 5 teams shortlisted for interview.

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OWNERS’S PERSPECTIVE: Basis of Design Build Programming

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OWNER’S PERSPECTIVE: Design Build Proposal Evaluation Factors Price (20%) – 200 points total Proposer’s Price = General Conditions Cost + (OH&P% X $37,750,000) Lowest Proposal Price times 200 the Proposer’s Price

Non-Price Factors (80%) – 800 points total Technical Expertise (300 points) Life Cycle Costs (100 points) Skilled Labor Force Availability (100 points) Commitment to Diversity (50 points) Safety Record (100 points) Design Excellence (150 points) 16

OWNER’S PERSPECTIVE: Design Build Proposal Evaluation Factors

 Technical Expertise (300 points)  General Firm Information  Firm Experience  Team Member Experience

 Firm & Team References

 Life Cycle Costs (100 points)  First cost, estimated life, annual maintenance cost, operation cost and projected replacement timeline for:  Mechanical systems  Electrical systems  Vertical transportation

 Energy consumption based on 40 year project life escalated at current CPI. 17

OWNER’S PERSPECTIVE: Total Cost of Ownership Example  50 year design life  100,000 square foot classroom building  Design and construction cost - $30 million  Capital Renewal: 2 percent of current replacement value (APPA benchmark)  O&M Budget $5.69/square foot  Inflation: 3 percent

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OWNER’S PERSPECTIVE: Savings in O&M Capital Renewal

Total Cost of Ownership

11%

Save 5% in  Cap. Renewal 53% 36%

Save 10% in O&M

D&C: Cap.R: O&M: Total:

$30M $101M $149M $280M

Savings Total NPV $ 5M $1.1M $15M $3.4M $20M $4.4M

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OWNER’S PERSPECTIVE: Green Building Policy  The Board of Trustees is committed to environmental stewardship as a fundamental operational objective and integral to the strategy of fulfilling our educational mission.  The Board of Trustees further recognizes its fiscal responsibility to use taxpayers' dollars wisely for the long-term, eschewing the short-term economy where there is a better long-range investment.  The goal of this policy is to provide District students, faculty and staff with working and learning environments that are healthy, thermally, visually and acoustically comfortable; energy efficient; material efficient; water efficient; easy to maintain and operate; safe and secure and sited in an environmentally responsible manner.

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OWNER’S PERSPECTIVE: Green Building Policy Implementation: Performance Goals

Exceed Title 24 of California Code of Regulations energy efficiency standards by at least 10%. Ten percent of the energy utilized by the project must be renewable with at least 5 percent generated on site. Divert at least 75% of construction and demolition debris from landfills. Pursue formal LEEDTM certification with a minimum of 33 points resulting in a LEEDTM Silver rating, with a goal of LEEDTM Gold on applicable projects.

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OWNER’S PERSPECTIVE: Green Building Policy Implementation: Methodology

 Incorporate life-cycle costing that includes initial construction costs, operating costs, maintenance repair and replacement costs to evaluate the long-term investment value of design alternatives.  Integrated design so that buildings systems are designed to perform as a whole rather than as component parts with an emphasis on efficiency and performance.  Perform enhanced commissioning and facility performance evaluations to assure that the building systems meet the occupant requirements and design intent.

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OWNER’S PERSPECTIVE: Environmental Sustainability Policy  Environmental sustainability is an essential goal of the District. Global warming, diminishing resources and escalating costs of energy and rubbish disposal require that management at all levels focus on the efficient and effective use of energy and resources. This policy expresses the Board’s intent to implement a Districtwide Environmental Sustainability program within the constraints of current staff authorization.

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OWNER’S PERSPECTIVE: Sustainability Proclamation

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OWNER’S PERSPECTIVE: Sustainability Proclamation WHEREAS, the San Diego Community College District is a regional leader of sustainability and green applications; WHEREAS, greenhouse gas emissions endanger the San Diego environment, health, and economy;

WHEREAS, clean air and water are critical issues for all San Diegans, and transportation-related (e.g., automobile, truck, train, and ship) air pollution has a negative impact on public health and the environment; WHEREAS, sustainability, by definition, is a fundamental issue of importance in the 21st century; and

WHEREAS, there is tremendous mutual benefit for the institutions of the San Diego Community College District and the region to develop and implement policies supporting environmental sustainability outreach ad integration; NOW, THEREFORE, BE IT RESOLVED, that the San Diego Community College District proclaims that as an institution of higher education, it will exercise leadership, both on campus and throughout the community ; by modeling sustainability practices in daily activities,; by influencing future campus plans that promote sustainable applications; and by sharing knowledge of and expertise in environmental sustainability issues.

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OWNER’S PERSPECTIVE: LEEDTM  Leadership in Energy and Environmental Design (LEEDTM) provides standards for environmentally sustainable construction. New Construction: LEED-NC is designed to guide and distinguish highperformance commercial and institutional projects, including office buildings, high-rise residential buildings, government buildings, recreational facilities, manufacturing plants and laboratories. Existing Buildings: LEED-EB addresses whole-building cleaning and maintenance issues (including chemical use), recycling programs, exterior maintenance programs, and systems upgrades. Commercial Interiors: LEED-CI applies to commercial interiors for the tenant improvement market. Core and Shell: LEED-CS applies to base building elements such as structure, envelope and the HVAC system and is meant to be compatible with CI.

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OWNER’S PERSPECTIVE: LEEDTM Scoring There are 69 points available for LEEDTM new construction projects in these categories: Sustainable Site (14 possible points)

Water Efficiency (5 possible points) Energy and Atmosphere (17 possible points) Materials and Resources (13 possible points) Indoor Environmental Quality (15 possible points)

Innovation in Design (5 possible points)

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OWNER’S PERSPECTIVE: LEEDTM Prerequisites Construction activity pollution prevention. Fundamental commissioning of the building energy systems; minimum energy performance; fundamental refrigerant management. Storage and collection of recyclables. Minimum indoor air quality performance, environmental tobacco smoke control.

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OWNER’S PERSPECTIVE: LEEDTM LEVELS

 Certification: 26 - 32 points  Silver: 33 - 38 points  Gold: 39 - 51 points

 Platinum: 52 - 69 points

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THE BUILDER’S PERSPECTIVE

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BUILDER’S PERSPECTIVE: Corporate Philosophy Focus on Alternative Project Delivery Methods  Collaborative Approach  Win-Win Mentality  Celebrate Value Enhancement, Not Low Price  Long Term Perspective (high value placed on relationship with all stakeholders)

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BUILDER’S PERSPECTIVE: Decision to Go / No-Go

 Do We Have the Resources to Execute?  Tactical Fit?  Relationship With Owner?  Basis of Selection?  Can We Be Successful?

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BUILDER’S PERSPECTIVE: Realities of Design-Build  Responsible for design & performance of all systems (assume more risk)  Design to a Budget instead of budgeting a design  Responsible for Schedule, including design & coordination of building permits

DBE Assumes More Risk

 Responsible for all Errors and Omissions

Design-Build requires a Higher Level of Care and Diligence.

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BUILDER’S PERSPECTIVE: Approach to Risk Management

 Selection of Design-Build Team Design Team Specialty Contractors Risk Management

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BUILDER’S PERSPECTIVE: Fundamental Team Member Characteristics

Tenacity Talent

Trust

Temperament

Al l Team Member s Must Shar e a o C mmon Set of a V l ues, Et hi cs and Pr i nci pl es - No Except i ons!

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BUILDER’S PERSPECTIVE: Selecting the Architect of Record  Experience with Project Type & Permitting Agency  Willing to Co-Locate  Willing to Design in Revit (BIM)  Commitment to Sustainable Design

 Capacity to Perform (Actual Team Members)  Flexibility  Fun to Work With

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BUILDER’S PERSPECTIVE: Selecting the Architect of Record Long-Term Perspective  Focus on Continuous Improvement Over Multiple Projects

 Continually Course Correct and Improve Process  Build on Success

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BUILDER’S PERSPECTIVE: Sundt D/B Experience with RNTA Mater Dei | QBS Selection

San Ysidro High School | BV Selection

Moonlight Amphitheater | QBS Selection

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BUILDER’S PERSPECTIVE: Sundt D/B Experience with RNTA City College | QBS Selection  Fully Integrated Project Approach

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BUILDER’S PERSPECTIVE: Team Organization  Prime Contract Between Owner & DBE OWNER

 Architect & Select Consultants Contracted to DBE DBE

 DB Trade Contractors Hire Design Consultants  Specialty Trade Contractors Contribute to the Project Design

A/E

D/B Subs

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BUILDER’S PERSPECTIVE: Approach to Risk Management  Management of the Process Building Information Modeling (BIM) Last Planner Scheduling Risk Management

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BUILDER’S PERSPECTIVE: BIM (Building Information Modeling)

BIM allows Sundt to Work with Designers and Sub-Contractors in a Collaborative, 3D Environment During Design and Construction Benefits  Fewer RFIs  Fewer Change Orders  Fewer Delays

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BUILDER’S PERSPECTIVE: Internal Clash Survey  Building Construction Mechanical piping hits cable tray and fire protection piping in ceiling space

 Survey Average Results  Man-hour Savings = 61  Delay Savings = 3 Days  Cost Savings = $30,349.00

 Number of Clashes Shown in Example = 9  Savings per Clash Resolved = $3,372.00

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BUILDER’S PERSPECTIVE: Why Use BIM? Average Savings Per Clash Resolution

 $5,934.00  3 Days

 59 Man-hours

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BUILDER’S PERSPECTIVE: Using BIM to Go Green  Explore Building Skin Alternatives  Develop Energy Model  Analyze Life Cycle Cost Options

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BUILDER’S PERSPECTIVE: Why Go Green?  Reduce Energy Consumption  Reduce Water Usage  Lower Owner’s Operating Costs IMPACTS OF US BUILDINGS ON RESOURCES

Fundamentally Good Design Incorporates Sustainable Design Features

40% 72 % 39 % 13. 6%

pr i mar y ener gy use*

el ect r i ci t y consumpt i on*

em 2 i ssi ons* CO

pot abl e wat er consumpt i on**

Sour ces: * Envi r onment al Inf or mat i on d A mi ni st r at i on ( 208) , EIA Annual n E er gy u O t l ook * * US Geol ogi cal u S r vey ( 20) , 20 dat a.

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BUILDER’S PERSPECTIVE: Project Specific Challenges & Solutions Challenge  No on-site storage for materials and equipment Solutions  BIM  Prefabrication made possible through use of BIM  LEAN Scheduling  Just-in-Time delivery (materials/equipment)

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BUILDER’S PERSPECTIVE: Benefits of Integrated Project Delivery Eliminates waste due to redesign Facilitates higher quality through pre-planning and prefabrication Optimizes project schedule Maximizes project value

Enhanced satisfaction from end-user

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THE ARCHITECT’S PERSPECTIVE

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ARCHITECT’S PERSPECTIVE: How to pick a Design Build Partner  Successful Mutual Experience with Design Build  A Committed Team Partner  Shared Business Ethics  Quality Design and Construction  Fun to Work With

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ARCHITECT’S PERSPECTIVE: Assembling the Right Team  Successful Working Relationships  Project Specific Experience  DSA Experience for Educational Projects  Design Build Experience  BIM Experience  LEED Experience

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ARCHITECT’S PERSPECTIVE: How to Create a Successful Project  What are the Site Issues?  What is Driving the Project?  Fitting into Campus Planning Guidelines  Meeting the User Program  Having a DSA Strategy  Energy Conserving Design / LEED  Low Maintenance / Durable  Security Issues  Public Accessibility  Expansion / Flexibility

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ARCHITECT’S PERSPECTIVE: How to Create a Successful Project

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ARCHITECT’S PERSPECTIVE: How to Create a Successful Project City College Campus Context

Project Site

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ARCHITECT’S PERSPECTIVE: How to Create a Successful Project

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ARCHITECT’S PERSPECTIVE: How to Create a Successful Project

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ARCHITECT’S PERSPECTIVE: BIM Integration  Design Visualization Tool  Powerful Tool for Consultant Coordination (Clash Detection)  Interface with Sub Contractors  Built in QA with Integrated Model

 BIM is Front End Time Demanding  Early Coordination and Management

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ARCHITECT’S PERSPECTIVE: “Green” Timeless Design Strategies  Building Orientation for Daylighting and Solar Control  Energy Conservation Measures  Low Water Use Landscape with Native Plant Material  Storm Drain Retention and Filtration Concepts  Cool Roof / Green Roof

 Shade Elements to Prevent “Heat Islands”  Bicycle Parking / Emphasis on Mass Transit / Pedestrian Travel 58

ARCHITECT’S PERSPECTIVE: “Green” Integration With BIM

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ARCHITECT’S PERSPECTIVE: “Green” Integration With BIM

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ARCHITECT’S PERSPECTIVE: Challenges - User Work Sessions

 Consensus Building  User Goals  Program / Scope

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ARCHITECT’S PERSPECTIVE: Challenges - Agency Approvals

 Meetings with DSA  Meetings with City Staff  Meetings with CCDC  Jurisdictional Challenges

 Start Dialogues Early

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CONCLUSION

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