ARCHITECTURAL ENGINEERING CONSTRUCTION MANAGEMENT THESIS
Jennifer Drilling 9/12/2002 Advisor: Riley
TOYOTA
Real Estate & Facilities Corporate Headquarters
Torrance, CA
OVERALL EXISTING CONDITIONS REPORT
Executive Summary
The information gathered for the Overall Existing Conditions Summary resulted in a general overview of various systems and features of the building. It does not indicate all detailed facts and information to its extent yet. While I was able to contact some contractors and engineers, a number of my questions and emails have not been returned yet due to their extensive work and time constraints on this project.
· Primary Project Team
o Owner Representatives
§ Toyota Motor Sales, USA
o General Contractor
§ Turner Construction
o Architect
§ LPA, Inc.
o Engineers
§ Mechanical/Plumbing: Glumac
§ Electrical: Konsortium
§ Structural: Culp &Tanner
· Dates of Construction (Start-Finish)
o August 1, 2001 - March 1, 2003
o The building will finish in phases.
§ A1 & A2 will be ready to move in December 2002.
§ B1, B2, & B3 will be ready to move in March 2003.
· Cost Information
Cost Breakdown / Money (in millions)Total Direct Costs and Reserve / 73.5
Total Buildings (A1,A2, B1, B2, &B3) Cost / 54.5
On site Improvements / 11.1
Off Site Improvements / 3.5
Construction Reserve / 3.1
LEEDS Items / 1.3
Total Indirect Costs / 7.8
General Conditions / 3.1
Liability Insurance (OCIP) / 0.5
Construction Service Fees / 1.8
Additional Evaluation Costs / 2.4
Total Construction Costs / 81.3
· Building Function and Primary Uses
o Buildings B1, B2, & B3: Financial Service Center
o Buildings A1, A2: Customer Service
o Mostly Open Office Space
o Additionally there are Private Offices, Conference Rooms, & Copy Centers
o Atrium/Lobby acts as an Automobile Showroom
o Building A1 1st Floor: Kitchen/Cafeteria and Dining Area
· Location and Site Features
o Located a half a mile south of 405 Freeway on Western St. and 2 miles west
of the Harbor 110 Freeway
o Its located in Torrance, the southern part of Los Angeles County
o Located in Commercial/ Industrial Area
o Existing Toyota Buildings are located west of the sight
o An industrial railroad track runs north west of the site
o The building sits on 50 acres of land
o The five office buildings, interconnected lobby, and Central Plant (Electrical
and Mechanical spaces) total 644,000 SF
· Architecture (Design and Functional Components)
o There are five main buildings B1, B2, B3, A1, & A2 that are all
interconnected by a lobby. All buildings and lobby are 3 stories in height.
Additionally, there are two Central Plant Buildings that consume all of the
main Electrical and Mechanical Equipment.
o Lobby/Atrium is equipped with two car stages, a plasma screen video, glass
handrails for stairs, and stone & cherry wood finishes
Landscaping Architecture is a high expense for the building including an
outdoor fountain with a car pedestal.
o Elliptical-walled dining area in building A1 with elliptical carpet designs and
a soffited ceiling
· Major National Model Codes
o California Building Code (Including Title 24) 1998 Edition
o Uniform Building Code 1997 Edition
o Uniform Mechanical Code 1997 Edition
o Uniform Plumbing Code 1997 Edition
o Uniform Electrical Code 1997 Edition
o Uniform Fire Code 1997 Edition
o National Electric Code 1996 Edition
o Americans With Disabilities Act
· Zoning and Historical
o Zoning is Commercial (Non-Residential)
o No Significant Historical Features. Former barren land used for storing
micellaneous items
· Project Delivery System and Methods
o For Contract between Owner and Turner:
§ Cost Plus % Fee. This is basically identical to a GMP but with less risk.
Turner is responsible for the contract and changes to the contract but
receive a % fee for all changes
o For Contract between Turner and Subcontractors
§ Lump Sum
· Labor
o 90% of the job is Union Labor
o 10% is Non-Union Labor (Turner is a Non-Union Company)
· Building Envelope
o 3 Story Cast-In-Place Concrete Tilt-up Panels
§ 15 different set-ups
§ Common dimensions: 45’ tall x 30’ long x 11” wide
§ Seismic Considerations: All panels are interlocked at panel joints to
produce a 300 foot shear wall for the long lengths of the buildings.
§ Windows are 5’ high x 10’ long in dimension and blocked out in the
Tilt-up panels
§ Extreme reinforcing was taken into consideration around the window
for earthquake puposes. The Architect wanted the windows bigger, but
they remained at the maximum 5’ x 10’ size.
· Electrical
o Will contain the largest array of Photovoltalic Panels in California (set on the
roofs of all the buildings.
§ Payback time will be three years.
o Electrical System is based on an “Exit Strategy.” There are two Central Plant
Buildings A & B. Each building building is provided with its own service and supply energy to their respective buildings. (“A” to A1 & A2, “B” to B1, B2, B3)
o Each electrical service can sustain the entire Toyota Campus if one service
fails
o There is a back-up generator but it will not sustain the entire Toyota campus.
It will keep main building functions running such as the Call Center and the emergency systems.
o There are two main transformers, one for each electrical service, and a main
switchgear in each of the five buildings.
o All electrical service is fed from 480Y/277 and stepped down to 208Y/120
when necessary for lighting and receptacles
· Lighting
o All Open Office Lighting, which constitutes most of the buildings, is Linear
Indirect Pendants equipped with electronic dimming fluorescent ballasts.
o “T5” type ballasts are supplied that are energy efficient.
o There are motion sensors on every floor that turn the lights on and off.
o Photocells outside control the exterior lighting
· Plumbing
o Two different drainage systems: Grey water and Brown Water
o Use of reclaimed water on all sanitary systems, landscaping, and in Cooling Towers
o Waterless Urinals
§ Each urinal will save 10,000 gallons of water a year
· Mechanical
o Gas Fire Absortive Cooling (LEEDS Point for use)
§ Manufactured by Sanyo Mcqquy
o 4 Cooling Towers serve seven 450 ton Chillers (located at Central Plants)
o 7 Boilers (located at Central Plant)
o Primary Loop of hot water circulates Central Plant while Secondary Loop
feeds service to the 5 buildings and is fed to the VAV Boxes.
Air Handling Units on Roof of each of the five buildings supply fresh air that is either cooled or heated by the chillers/boilers.
· Structural
o Tilt-up Exterior and Interior Cast-In-Place Concrete Panels braced by steel flange beams to allow
45’ x 22.5’ bays of open space of no column supports.
o Heavily enforced seismic considerations.
o Special roof designed for additional weight of 6 lbs/SF to account for Solar
Panels
· Fire Protection
o Wet System with heat activated sprinkler heads (very basic system).
o The alarm system is separate and not integrated to turn the sprinklers on due
to the high computer use in the building.
· Transportation
o There are 5 elevators total, 1 at each end of the building. Since it’s a three
story building, most elevator use will be for distribution of packages and for people with disabilities.
o Off-Site improvements were made to the On/Off Ramps on the 405 Freeway
by Totyota (part of LEEDS Award Points)
o Bicycle Racks will be provided. A bike lane was made off of Western Ave.
o All Parking Lots will be equipped with Electrical Car Stations for car
charging
· Telecommunications
o CAT 5 system integrated with fiberoptics
o Controlled from Central Plant
o Internal Network System
· Special Systems, Unique Aspects
o Specialized Security System called “Shelter in Place.”
§ The Toyota Building is very close to an Oil and Gas Refinery called
ARCO. If anything catastrophic were to happen to this Refinery, the
Security Guard has a button that shuts down the intake and exhaust
systems to the outside, locks all the doors and windows, and completely
encloses the indoor environment.
· LEEDS Items
o Gold LEEDS Award
o Materials
§ Interface Carpet: Type of recycled carpet
§ Knowll Furniture: Recycled content of wood contained
o Indoor Environment during Construction
§ Cleanliness
§ Caping of all ductwork
§ Minimizing dust
o Designated Outdoor Smoking Areas
o Other items already mentioned
§ Storm Drainage/ Use of Reclaimed Water
§ Transportation Features
§ Photovoltalic Panels (Solar Panels)
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