Lesson 1-

Traditional Design-Bid-Build DBB

 Design- architect produces drawings and specifications
 Bid- obtain pricing from contractors, owner will go with the lower bid, ensure fairness
between competing contractors
 Build- the contractors who gives the lowest big can start construction
o DBB= most common approach. Owner takes responsibility for archietectural
drawings, bid specifications
o Contractors will hire sub trades/ scheduling/ management
o ADVANTAGES
 Architect works directly for the owner
 Experienced design team can select cost effective materials
 Process yields the lowest construction cost
o DISADVANTAGES
 Lack of flexibility in design or potential for high cost overruns
 Lack of input from contractors during the design phase
 Contractors have experience and may not agree with owner’s plans

Design Build DB
 Has the design and construction aspects contracted
 Reduce the delivery schedule by overlapping the design phase and construction phase
 Partnership between constructor and architect
o ADV
 Cost for overruns is minimized, owner receives the completed project for
a defined price
o [Link]
 Owner has less control over thr quality of the building

Lesson 1-Chapter 2: Substructure

 Soil properties will determine the type of foundation
 You need to build and excavate below the frost line in ordr to prevent frost damage and
movement
 To determine the soil you can use maps, or a soil sample to determine if the soil has
sufficient strength to withstand the building’s loads

Substructure
1.) Retaining structure that resists lateral or sideways loading… ie retaining wall and sheet
piling
2.) Bearing or foundation structure that resists vertical loloading… piles and pad footings
Lateral/ Sideways Loading
 When excavating to construct a foundation, the stability of the side slopes must be
maintained
 Retaining structures are substructures that support soil adjoing an excavation—to
support the soil so that it won’t collapse.
 Example is soil nailing
o Series of horizontal reinforcing bars that are driven into sides of the foundation
and encased in concrete grout
o A steel mesh is then appied to the vertical walls and sprayed with shotcrete
o This method cannot be used with high moisture soil content
 Another example is sheet piling
o Series of corrugated steel plates driven into the ground vertically into the edge of
the excavation to hold the soil back
o Sheet piling will maintain the shape during installation
o Greater expense compared to soil mailing
 Shallow Foundation
o Used for low-rise building, where the ground can support its vertical load on its
own
o Foundation is located below the zone of frost penetration
o Shallow foundations are composed of square or strip concrete footings with steel
reincforcing= footings are called spread footings (spread the load from the small
columbs to the larger footing surface)
 Deep Foundations
o Uses piles, piers and caissons
o Piles
 Vertical elements driven down the ground to transfer the load from the
building above
 Usually uses timber or round steel pipe, hollow steel piles are filled with
concrete
 The piles goes down until it hits stable soil or a bedrock
 Need special equipment to drill down the piles
 Pile group= pile, pile cap and column= the building load is distributed
equally over the pile group, stabilizes the load and strength
o Caissons
 Similar to piles
 Cylindrical site-cast concrete foundation that penetrates through soil and
rests on a rock o satisfactory soil
Measured the soil bearing capacity= TSF= tonnes per sq ft. (higher the number= able to
withstand the load
Concrete Installation
 Concrete admixtures and agents are used to give concrete a wide range of uses
o Accelerating= used in cold weather
 Air entraining
o Prevent segregation of particles by making a more workable concrete with less
water
 Retarding
o Extend the setting times

Lesson 2- Superstructure
 Dead load- relatively static and would not change by any significant extent.. the self
weight of the structure ie walls, lights, ducts, furniture
 Live load- use of the structure, occupants

Forces- BCSTT
1.) Compression
a. Squeeze a material together
2.) Tension
a. Force that pulls the material apart
3.) Shear
a. Distort, ie turn into a parallelogram or earthquake (sliding past each other0
4.) Torsion
a. Rotation or twisting
5.) Bending
a. Combination of forces, tension, compression and shear simultaneously

Systems as a whole
 Substructure
 Superstructure
 Exterior finish
 Interior finish
 HVAC
 Plumbing
 Electrical
 Mechanical

Wind Damping
 Dynamic response of a tall building
 Damping is the degree of energy dissipation that a structure can provide

Building Aesthetics
 Style- architectural impression
 Form- builing height/ scale/ shape
 Finishing- materials used
Superstructure Materials and Construction Methods
Wood
 ADV
o High strength resisting compressiong
o Carry short term loads
o Cellular structure of wood provides a good strength to weight ratio
o Wood are treated to withstand shrinkage and fire.
o They are dried and kiln and put chemicals. treated
 DADV
o Absorb moisture through its cell structure
o Outer layers of the tree ring= more susceptible for decay/ moisture… the best is
in the middle and inner part= reduce absoption= grades of wood
 Joists= used for the floors, studs= load bearing walls, rafters= sloping roofs

Post and Beam Construction

o Uses heavier members with larger spacing between them
o Load are transferred to the foundation by columns
o Flexible in construction
o Fast
o However, it is not good for commercial buildings due to:
o Lower fire residtance compared to steel and concrete
o Can’t be used for long spans
o Potential shrinkage
o Weak compared to steel and concrete

Steel
o Isotropic (same physical properties in all dimensions)
o Flexiblity in design since you can configure it/ weld it
o Fast assembly
o Able to use long spans, allowing for large open office and retail floors
o DADV= extreme heat can lose its ability to resist… could be expensive, and can oxidize

Concrete
o ADV
o Easy to obtain
o Low cost and high durability
o Non combustible
o Concrete can be reinforced with steel rods
o Can be custom designed
o DADV
o High carbon emissions when you produce cement
o Deteriorate overtime
 o Mixture of sand, aggregate, cement and water

Concrete Framing Construction Systems

o Most typical for high rise comm building
o Cost effective
o High rate of fire protection
o Reinforced concrete superstructures with horizontal beams
o Uses formwork

Lesson 3- Chapt 4: Building Envelope

Building envelope is design to resist transfer of water, air, water vapour, sound from the exterior
to interior environments… in order to do that.. it must have resistant cladding, air barrier,
vapour barrier and insulation

Thermal Performance
 Maintain a certain temperature within a building
 Many sources of energy loss
 Regulating heat flow is dependent on the outside temperature
 The rate of colling is proportional to the difference in temperature
 Heat can flow through by:
o Conduction= two touching solids
o Convection= hot liquid or gas rising to be replaced by cooler liquid or gas
o Radiant flow= heat waves flowing off hot objects to cooler zone
 Stratification of temperatures horizontally within the building= stack effect
 Thermal conductivity= ability of the building enclosure to moderate heat flow
o U value= coefficient of heat transfer.. how well the material conducts heat.
Amount of energy is lost over a given area. High value is a good conductor and a
poor insulator
o R value= Resistance value. Inverse of the U.
 Thermal Gradient= gradual change in the temperature within the wall that results from
one side being warmer, and the other is cooler
 Thermal mass= building components that absorb excess heat and radiate it back to the
space
 Thermal bridging= building components with higher thermal conductivity that conduct
heat more rapidly through an insulated building assembly
 Radiant barriers= ie low emissivity glazing is a coating glass that reduces the amount of
heat transfers

Moisture Resistance
 Gravity= water flows downhill
 Capillary action= sucked in through cracks, water will flow into small holes and can be
sucked up in the wall
  Air pressure= water vapour is carried by the airthe difference in pressure. Air flows from
a high pressure to low pressure. If the interior has a lower pressure, it will flow from
outside to in.

Rain screen
 Controlling the entry of external moisture into a building, forced into wall cavity by wind
and differential air presure
 Pressure- equalized wall system. Walls systems are very robust in terms of keeping water
out of the building
 The exterior cladding is separated from the main structural wall with a cavity that is
pressure equalized with the outside pressure.
 ADV
o Space behind the BV for drainage and drying
o Capillary break between the veneer cladding and wall backup to limit the
capillary action of moisture
o Air pressure differential is a major consideration in forcing humidity into the
building envelope
o Cavity is pressure equalized to the exterior, the moisture will not be pulled into
the building. Rather the moisture will fall to the bottom of the cavity where it will
drain through weep holes and diverted away from the building

Building Evelope Systems

 Vertical systems
o Window wall
o Curtain wall
o EIFS (exterior insulation finish system)
o Metal panel system
o Masonry
 Horizontal
o Built-up tar and gravel
o Single-ply membrane
o Green roofs
o Sloped overhead glazing/ skylights

Lifecycle Approach to design and material selection

 Time value of money principles
 Total cost of these materials goes beyond installation, including maintenance and
replacement cost over time

Elevators
 Powered by electric motors that either drive traction cables or counterweight systems ie pump
hydraulic fluid to raise a cyclindrical piston
  Hydraulic elevators= used for low rise building since they are slow
 High rise= cable driven elevators that operate at much higher speeds
HVAC
Heating and Cooling loads
 Thermal energy that must be supplied or removed from a building
 Thermal Storage- storage of excess thermal energy that can be used for a later date

When you want to heat your home, you switch on the boiler with
an electric switch. A valve opens, gas enters a sealed combustion chamber in
the boiler through lots of small jets, and an electric ignition system sets them
alight. The gas jets play onto a heat exchanger connected to a pipe carrying
cold water. The heat exchanger takes the heat energy from the gas jets and
heats the water to something like 60°C (140°F).

It All Starts With the Fuel In order to heat the water, we need a fuel source. The
flow of that fuel source will typically be controlled by a valve (the above picture is of
a gas boiler, so it has a gas valve). The fuel is then burned by the burner, which controls
the amount of air mixed with the fuel to maximize the efficiency of the combustion. The
hot gases produced from the fuel burning are then sent through a heat exchanger,
which transfers heat from the gases to the water in the tank. Depending on the type of
boiler, that water might turn into steam or just remain as hot water, but we’ll get to that in
a minute. After heating the water, the combustion gases are then vented out of the
house using a chimney or other venting system. If the venting system is not properly
designed, installed, and maintained, it may cause carbon monoxide to build up in the
home or be a fire hazard.

The fuel enters through the valve (which controls how much fuel gets mixed
with the air). The fuel is then burned by the burner to create a combustion.
The hot gases produced from the fuel burning is sent through a heat
exchanger which transfer the heat from the gases to the water in the tank. The
water turns into hot water, after the water is heated, the combustion gases are
vented out of the house.

Fuel, Valve, Burner, Combustion, Heat Exchanger, Ventilation

FVBCHV
Ventilation Requirements
 Ventilation is required or else the CO2 levels will increase= sick building syndrome
 Stack effect= influence air pressure within a building and will impact air movement
 Ventilation system= supply oxygen and dilute exhaust
Zones
 Difficult to maintain a standard temperature for the whole floor ie workspaces by the window=
needs more heating or cooling. HVAC engineers will identify zones or discrete areas where
heating and cooling loads will be different and require different distribution of HVAC ducting
 Interior HVAC unit vs perimenter unit

Lifecycle Cost
 Looks at cost and benefits over the system’s life
 Optimize the whole system for multiple benefits over the long term

Forced Air Furnaces

 Gas and oil fired furnaces heat air and circulate the heated air by forced convection using fans
 Air flows in, air gets filter, blower/ fan circulates, heat exchanger, gas valve, gas burner, air flows
down, supplies air out

Boiler
 Most common source of heating has hot water
 Burner, combustion chamber, heat exchanger and controls
 Boilers require a heat source (the burner), most heat sources are natural gas based. Fuel is
mixed with air and is ignited in the combustion chamger, the heat is transferred to the water
through the heat exchanger

Lighting
 Flurorescent lights= most popular= cost adv of energy efficiency and long life
o However it is non-white artificial light, heat generation

Building Intelligence System (BIS)

 Building automation
 ADV
o Detects problems quickly and reduces risks from fire, flooding, equipment
o Eliminates human error ie misreading gauges, delay in trouble shooting
o Reliable
o Fewer staff required
o More data collection available
 DADV
o A sensor may fail
o Failure in the communication of controllers
 o High capital cost
o Less human control

Chapter 7: Green Buildings

Green Buildings
 Energy efficiency and sustainability
o Focuses on lifecycle thinking,
o Whole system thinking
o 3 R= reduce, reuse, recycle
o Future proofing
o Local engagement
 Green buildings airm for:
o Reduce energy requirements
o Conserve water
o Maximize natural light
o Maximize fresh air
o Rainwater harvesting
o Recycle materials
 Adding triple-glazed windows help retain warmth in the winder

Building Green: Integreated design Process

 IDP includes architects, engineers, project managers. Inclusive system
 Determine the optimal package of design features that meet all of the project objective ie
budget, green rating
 Goals of IDP:
o Good planning can minimize the upfront green building premium, maximize long term
savings

Green Retrofits
 Green investment can lead to lower vacancy rates, higher rents and improved market value
 Majority of the expense is due to heating. To limit expense we should:
o Change energy efficient light to T-* or LED lights
o Smart switches
o Low emissivity glazing windows

LEED
 Aimed at new construction
 Rating system
 Assesses the sustainability of building projects
  Thinking in building design and development
 Enhance community goals/ better financial feasibility/ environment
 Watter efficiency, energy, materials, indoor quality, innovation and design, sustainable sites

BOMA
 Target at new and existing commercial construction
 Easier to apply and less expensive than LEED
 Focuses on energy, water, waste reduction, emission, indoor environment and environmental
management system
 Assessment percentage system

Business Case for Green Value

 A developer will most likely go green if the additional cost can be quickly amortized over the
short term (ie paid off)
 Triple Bottom Line Analysis
o Social, environmental, financial
o Increase motivation to go green
o Makes trade off between economic, environmental and social goals
o Use financial metrics to measure investment decsions
 Green premium- the incremental cost of a building to make it sustainable
o can it be recovered in the operating cost

Lifecycle Costing
 Lifecycle Cost Analysis (LCCA)
o Related approaches to evaluating options for sustainable design
o Method for assessing the total cost of facility ownership
 Takes into account cost of acquiring, owning and disposing of a building
 Maximize net savings
o Takes into consideration tradeoffs
o Determine the building design that optimizes the benefits from the whole system over
thelong term

Lifecycle Assessment (LCA)

 Better understanding o the full environmental impact of products and processes
 Sees the full environmental impacts of the operations

Green Building Operational Economics

 More efficient the building- reduces their operating and maintenance expenses for tenants/
occupants= more marketable and will reduce vacancy losses
  Financial benefits for building green= higher net rent for the landlord, reduction in CAM for the
tenant , increase in building value, lead to a lower gross rent for tenants
 Green building= higher net rent, lower gross rent (lower CAM)

Chapter 7- Measurement
 Municipal zoning outlines what type of building can be built in a given location
 Zoning also outlines the maximum achieveable floor space ratios, gross building area in relation
to the site
 Contemporary leasing practice involves grossing up a tenant’s occupied space to also include a
portion of the building common areas, so that most or all building cost can be recovered
 Rentable area= total of the space occupied by the tenant and the apportioned common area
o Could be floor gross up or building gross up

Property Management
 Property manager is responsible for negotiating leases in a commercial building
 Also determine the annual operating budget for a commercial building
 Net lease= tenant pays some or all the building’s operating expenses… landlord remains
responsible for the operating costs allocated to common areas
 Gross lease= tenant pays an all-inclusive rent (landlord pays the building’s operating expenses)

BOMA
 Measurement standards for office, retail, industrial etc
 Building Owners and Managers Association—consistent approach to measurement
 Consistent approach for grossing up the measurement of the tenant’s occupied space ie the
common areas

!996 BOMA STANDARD

 Grossing up including building common areas ie hallways, washrooms, building electrical rooms,
main floor lobbies, elevator rooms, common areas that service the entire builing
 This standard fully gross up all floor and building common areas
 Measures from the gross area to specific tenant rentable area
 Useable area= area physically occupied by the tenant
 Basic rentable area= usable area of the tenant plus their proportionate share of floor common
area
 Rentable area= basic rentable area plus their proportionarte share of building common area.
(fully grossed up area)

Gross Measured Area

  Everything enclosing in the interior walls, does not include exterior wall thickness
o For single tenant buildings= use GBA (use exterior thickness)
o Measurement of store area… where there is retail space on the gorund floor of an office
building, store area includes the thickness of the exterior wall along the street frontage
 Measurement includes columns, common area, vertical benetrations etc

Major Vertical Penetrations

 Elevators, emergency stairs, vertical raceway for mechanical

Floor Rentable Area

 GMA- major vertical penetrations
 Apportion the common areas to tenants (not quiete occupied space)

Office Area
 Measured the area enclosed by the finished surface of the office side of a corridor or other
permant walls or major vertical penetration and the centerline of demising walls that separate
the office area from other office or BCA

Storea Area
 Located on the ground floor
 Street frontage
 Exterior wall that has street frontage

Common Area
 Building common area
o Services all tenants
 Floor common area
o Services only the particular floor

Floor Usable Area

 Floor Useable Area= Office Area+ store Area+ BCA
 Useable area= actual floor space for the exclusive use of the tenants

Floor R/U Ratio

  Apportion the floor common area to each tenant usable area

1996 Summary
 Apportion floor common area and building common area to tenants
 Problems with 1996 is that the volatility of the building R/U Ratio, if there are changes in the
BCA, this alters the Building R/U ratios which will affect the rentable area of every tenant. This
will result in a higher gross-up caused by the ground floor tenant
2010 BOMA
 Allows the option to apply a single load factor to the entire building, to ensure that every tenant
on every floor is grossed up by the same factor regardless of the amount of common area on
each floor
 Same process as 1996,
 More precision in terms of terminology
 Load factor for 1996 varies per floor, makes it less attractive for specific floor renting/ tenants
 2010 BOMA= equitable with a single load factor
Environmental Contamination