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21st Century Housing
UNC Greensboro Quad Housing
To Renovate and Preserve
or Replace
The Real Dilemma...
To Renovate and Preserve
or 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 of 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
of 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 operating 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 of 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 open 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 of 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