Interstitial Space Design in Modern Laboratories Introduction Definition

Interstitial Space Design in Modern Laboratories Introduction - Definition A Research Review and Case Study of - Controversy St. Jude Children’s Research Hospital - Goals c. GMP Laboratory Facility in Memphis, TN Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other Sandra L. Vondrak - CM Analysis Integrated BAE/MAE - Conclusions CM Emphasis – Dr. Riley Research Architectural Engineering Thesis - Existing Info. The Pennsylvania State University - Survey Conclusion April 15, 2003

Presentation Outline Introduction - Definition - Controversy - Goals • Introduction Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions • Research Findings • Case Study: St. Jude c. GMP Facility Research - Existing Info. - Survey Conclusion – Interstitial Space Design – Goals of Research and Case Study – – – Architectural Considerations and Redesign Structural Considerations and Redesign Mechanical Considerations and Redesign Other Considerations Construction Management Analysis • Summary and Conclusions

Interstitial Space Design Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Definition – A fully accessible walk-through space above a ceiling and beneath the floor above, devoted to MEP distribution • Main Advantages – – – Ease of Maintenance Reduced Life Cycle Costs No Disruption to Working Spaces Energy Efficient, Flexible, Modular Design Overlapped Trades During Construction Easier MEP Zoning and Coordination

Interstitial Space Design Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Conventional (left) vs. Interstitial (right)

Importance & Goals Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study • Importance - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey • Goals Sandy Vondrak AE Senior Thesis Conclusion – Healthcare/Laboratory markets growing – Rapid technological advancements – Environmental awareness increasing – Compare advantages and disadvantages – Find best solution for St. Jude case study – Use research and survey to determine: • Industry attitude pinpoint discrepancies • Ideas and tips for interstitial projects • Future research areas

Industry Survey Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Methodology – Eight question short answer survey by mail – Population – 260 designers and contractors • Results – 70 out of 260 surveys returned (27%) – 52 of 70 know of interstitial design (74%) – 23 of 52 work for companies that have done interstitial projects (44%)

Industry Survey Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion

Industry Survey Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Project Outcomes – Overall success (83%) – Unexpected positive “side-effects” (22%) • MEP security and protection, increased productivity – Problems with penetrations (17%) • Criteria for Using Interstitial Design – Building Type, Complexity, Flexibility, Access • Survey Conclusions – Biggest disadvantage is first cost – Life cycle cost and disruption advantages almost completely overlooked – Success rates high

Case Study: St. Jude c. GMP Facility Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Project Team – Owner: St. Jude Children’s Research Hospital – Design-Build Firm: The Austin Co. • Building Background – – $29 million, 65, 000 ft 2 pharmaceutical facility In-house R&D of pediatric cancer vaccines BSL 3, class 10, 000 and 100, 000 lab spaces Part of St. Jude’s 10 yr. Campus expansion

Architectural Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro - Structural Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Interstitial Architectural Redesign – Add 4’ to 1 st and 2 nd floor plenum spaces • Increased volume by 234, 600 ft 2 (17. 6%) • Additional 6, 232 ft 2 of glass and precast façade area (15%) – Used for estimating in CM analysis

Architectural Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro - Structural Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion 20’ 16’ Mech. 2 nd Floor 1 st Floor

Architectural Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro - Structural Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion 20’ Mech. 20’ 2 nd Floor 20’ 1 st Floor • Architectural Conclusions – Meets Memphis zoning and height requirements – Minimal impact on surroundings/aesthetics

Structural Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Options for Interstitial Construction – Catwalk - cheapest, least advantageous – Suspended - frequently used but introduces vibration and coordination problems – Full Composite Floor - expensive, most advantageous • Redesign – RAM Steel redesign for c. GMP area only • LRFD design • 40 psf live load (ASCE 7 -98) – similar to maintenance catwalk • 3 ¼” light weight concrete slab on 2” deck

Structural Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study • Other Structural Issues - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey • Structural Conclusions Sandy Vondrak AE Senior Thesis Conclusion – Column size increases – Foundation size increases – Seismic and wind loads change – Main cost increase – Room for cost savings and value engineering in floor selection and frame layout – Design issues are minimal if interstitial design is selected initially

Mechanical Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Mechanical Advantages – MEP Zoning and Coordination • Efficiency and modularity in design – Maintenance and Operations • Increased productivity and little to no disruption Conventional Interstitial

Mechanical Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Additional Building Loads – HAP Analysis • 5’ existing plenum compared to 9’ interstitial space • Equipment loading the same in both scenarios • Lighting and occupancy allowance in interstitial – Analysis Results • Difference of 5. 2 tons between scenarios – makes up only 1% increase in total building load • Mechanical Conclusions – Not a significant increase in building load – Efficiency of design, modularity and other advantages far outweigh any load increases

Other Considerations Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study • Lighting/Electrical - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical - CM Analysis Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey • Fire Protection Sandy Vondrak AE Senior Thesis Conclusion – Similar to other maintenance areas – Interstitial design has a minimal direct effect on lighting and electrical systems – Research shows no problems with fire codes – Surveys show a need for additional fire dampers due to penetrations • Acoustics – Depends on floor system selected – Isolation of MEP systems may reduce noise

Construction Management Analysis Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Value Engineering – Research shows interstitial design improves quality, schedule and safety without increasing cost • Constructability Overview – Overlap MEP and finishing trades • Research shows 10 – 20% decrease in schedule • 10% decrease found in St. Jude study – Trade zoning and coordination much easier – Safer construction working off the ground – Significant productivity increases • Research shows 10 -30% increase in productivity • Conservative 10% used in St. Jude case study

Construction Management Analysis Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Schedule Impacts – Additional Floor Construction • Adds 30 days to schedule – Increased Productivity Allowance of 10% • Saves 24 days total from interstitial MEP trades – Overlapped Trades • Saves 21 days per floor or 42 total Interstitial Space Laboratory Space

Construction Management Analysis Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • First Cost Impacts – – Floor Structure - $178, 248 Façade - $146, 872 Vertical Components Allowance - $3, 429 General Conditions Savings • $237, 600 savings ($6, 600/day for 36 days) – Owner’s Priorities • Difficult to quantify • Time is money – $4 million per month • First to market – 80% market share

Construction Management Analysis Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • First Conclusion Negatives Positives - 36 extra days online - Value of 1 st to market - Life or death cases - (Financing) Given this scenario, owners unanimously chose the interstitial space option! - Extra $271, 315

Construction Management Analysis Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • Life Cycle Cost Impacts – Based on costs/revenue for similar facilities • Maintenance and utility costs • $1, 000 revenue per month with estimated one month disruption per year Conventional Interstitial Maint. Cost ($/sf/yr) $1. 94 $1. 80 Utility Cost ($/sf/yr) $7. 14 $6. 74 $590, 200 $555, 100 $2, 000 $125, 000 Util. /Maint. (1 yr) Revenue Loss (1 yr w/ Disruption)

Construction Management Analysis Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion

Summary and Conclusions Introduction - Definition - Goals Controversy - Goals Research - Survey Case Study - Bldg. Study Intro Case - Architectural Bldg. Intro Structural - Architectural - Mechanical Structural - Other Mechanical CM Analysis - Other Areas - Conclusions CM Analysis Research Conclusion - Existing Info. - Survey Sandy Vondrak AE Senior Thesis Conclusion • A Promising CM Solution – Value engineering at its best • Quality, Schedule, Safety and Cost • St. Jude Case Study – Additional $271, 315 in building costs mitigated by 36 day schedule savings – Best solution in both long and short terms • Research – – Increasing in popularity Tremendous first and life cycle savings Adaptable, flexible, energy efficient design Future research – dispel misconceptions

Acknowledgements Introduction • God. Without Him, nothing is possible. - Definition • My family and friends for their continued support. - Controversy • The Penn State Faculty - Goals • My Advisor, Dr. Riley Case Study • Dr. Hanagan, Dr. Ling, Dr. Messner, Dr. Thomas - Bldg. Intro • The Austin Company - Architectural • David Chicoine and Ty Weiss - Structural • Pinto Patel, Michelle Schantz, Ron Smith, Jim Speicher - Mechanical • Other Industry Professionals - Other • Rick Bolton of St. Jude Children’s Research Hospital - CM Analysis • Robert Cowan and Guy Ott of the FHCRC - Conclusions • Howard Reel and Jack Grinnalds of Johns Hopkins Research • Leif Rolfson of Abbott Laboratories - Existing Info. • Lloyd Siegel, FAIA of the Dept. of VA - Survey • The 70 companies who responded to the survey Conclusion

Any Questions? Introduction - Definition - Controversy - Goals Case Study - Bldg. Intro - Architectural - Structural - Mechanical - Other - CM Analysis - Conclusions Research - Existing Info. - Survey Conclusion