first canadian place renewal from the outside in · first canadian place renewal from the outside...

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First Canadian Place

Renewal FromThe Outside In

16th Annual Symposiumon Building ScienceJuly 30, 2012

Halsall (A Parsons Brinckerhoff Company)

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Services

Green Planning & Design

Property Condition Assessment

Restoration Engineering

Structural Engineering

Cladding Engineering

Outline• Background• Marble Management• Building Renewal Vision• Existing Construction Evaluation• Re-Cladding Design• Energy Retrofits

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Outline• Background• Marble Management• Building Renewal Vision• Existing Construction Evaluation• Re-Cladding Design• Energy Retrofits

72STOREYS

3MSQ-FT

8,500OCCUPANTS

First Canadian Place

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1975 Construction978 ft - Tallest in Canada

Photo by Brookfield PropertiesPhoto by Clifford Restoration

6,800cornerpanels

38,200face panels

9,000 IGUs4,500 windows

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Brookfield et.alHalsallMdeAs

B+HBLWTL/RWDI

Ellis DonSota/CliffordViracon/PPGTMP/Aquila

BSC

Team

Timelines

• Marble Management(2005-2010)

• Re-Cladding Design(2007-2009)

• Energy retrofits(2008-2012)

• Re-Cladding Construction(2010-2012)

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Outline• Background• Marble Management• Building Renewal Vision• Existing Construction Evaluation• Re-Cladding Design• Energy Retrofits

Staining from Silicone Sealant

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Cracks & Panel Thickness Variations

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26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41

Freq

uenc

y(%

)

Corner Panel Thickness (mm)Measured…

Thermal Hysteresis & Strength Loss

• Anisotropic behavior withthin marble &heat/moisture

• Volumetric expansion andbowing

• Reduced density andstrength loss

• Cracking

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Bowing Marble Panels

Sister Buildings byEdward Durell Stone Architect

images by MdeAs

Amoco (Aon Centre)Chicago ‘73

GM BuildingNew York ‘68

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Amoco Re-CladdingGranite Re-clad ‘89 -’92

$80M USD

Lincoln Bank, Rochester, NYConstructed 1970 – ‘80’s Aluminum Re-clad

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Finlandia Hall, HelsinkiConstructed ‘71 – Marble Reclad ‘97-’99

Management Strategy

• Comprehensive review,testing and monitoringprogram

• Targeted replacement tomaintain acceptable safetyand progressively renew

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Flexural Strength (psi)

Freq

uenc

y(%

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112 Old Panels, f lexural st rength tested in 2006 (C880) and inspected in 2002

432 New Panels, f lexural st rength tested in 2002-2006 (C880)

Zoom in on Existing Panel St rength

Old vs New Marble Strength

Bow Measurements

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Bow vs. Strength Analysis

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ngth

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First Canadian Place - Marble CladdingBow vs C880 Flexural Strength of Panel Populations Tested in 2005/2006

Acoustic Testing

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Acoustic Testing vs Strength

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C880 Flexural Test Results (psi)

First Canadian Place - 100 King St., Toronto100 microsec Acoustic Threshold Applied to Acoustic and Flexural Test Data

from 291 panels removed in 2005

If 100 ms Acoustic Threshold Applied(panels above the threshold will be

Avg. ProbableStrength, 875 psi

62% of panels would be

10% ofremainingpanelswould bebelow avg.

Pot

entia

lmin

imum

stre

ngth

obta

ined

Lower "best fit" line

1974 Wind Tunnel Testing

Max –50 / +30 psf

Cladding designed for +/- 60psf

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2002 Wind Tunnel TestingMax -92 psf and +53 psf

East North West South

Original FCP Compartment Layout (Red)

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Corner Closure Influence

Images Adopted from “Guide to Energy Efficiency in Masonry and Concrete Buildings” (1982) and Windand Air Pressures on the Building Envelope (1986)

PressureMeasurement

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Pressures at Middle of Wall

Pressures at Corners

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Prioritized Replacement by Safety Factor

Panels Replacedto 2008

(300 panels/yr -0.7%/yr)

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Current Cladding MaintenancePercent Replaced Panels Per Elevation

Percent Replacement

Silicone Strip Testing for Secondary Restraint

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Outline• Background• Marble Management• Building Renewal Vision• Existing Construction Evaluation• Re-Cladding Design• Energy Retrofits

Decision to Reclad – Business Drivers

• Minimize Risks/Improve Durability• Eliminate Ongoing Disruption and Cost• Marketability (LEED EB)• Renewed Image

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Outline• Background• Marble Management• Building Renewal Vision• Existing Construction Evaluation• Re-Cladding Design• Energy Retrofits

Interior/Exterior Evaluation (Scope)S E N W

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Interior/Exterior Evaluation

Typ. Section

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• spandrels• window components• sealants

Finishes

Control Layers

Others:• condensation• fire/smoke• uv/solar

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• anchorage/structure• wind• seismic• movement accom.

Supports

Key Considerations• Frame fading/staining• IGU aesthetics and

service life

• Air/water tightness• Solar/glare/comfort• Thermal/condensation• Fire

• Frame/anchorage/glasscapacity and condition

• Blast resistance• Cavity Air Pressures

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Air Seals Generally in Good Condition

Air Seals Generally in Good Condition

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Air Seals Generally in Good Condition

Minor Air Flow ControlLayer Discontinuities

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Corrosion Impacting Air Seal Durability

Corrosion Impacting Air Seal Durability

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Missing Fire Separation (window term. at fullheight marble)

Exterior Window Frame and MetalFlashing Finish Faded/Stained

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IGU’s ApproachingEnd of Service Life

IGU’s Approaching End of Service Life

Original Units are from 1974/1975

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Premature IGU Failures WhereOriginal Units Replaced

Window Sill Connection RequiredReinforcement

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Corrosion at Window Sill Connection

Window Assembly CapacitySatisfactory for New Wind Loads

• Mullion Assembly Structural Capacity• Full Scale Testing – ASTM E330

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Energy Consumption Not Sensitiveto Cladding Upgrades

• low glazing-to-wall ratio

• core dominated building

• enclosure’s role is largelycomfort-related in theperimeter zones

Outline• Background• Marble Management• Building Renewal Vision• Existing Construction Evaluation• Re-Cladding Design• Energy Retrofits

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Re-Cladding vs. Over-Cladding

• New Cladding Finish at Spandrels• Repair Existing Support/ Control at

– Spandrels– Windows

• Restore Finish at Window Frames• Replace IGU’s where Required

• New Continuous façade:– Finish– Control– Support

• Remove Existing IGU’s• Interior Trim Modifications

Over-cladding rejected:costscheduletenant disruptionchange to original design intent

Design Objectives

• Renew Image• Improve Durability• Restore Performance• Streamline Process/Schedule• Facilitate Future Maintenance• Economical

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Project Challenges

• Several Owners• Building Fully Occupied• Aggressive Schedule• Architectural Requirements• Site Constraints

Architect’s Vision

images by MdeAs

White/BrightImproved ScalePatterned Glass

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Conceptual Work Flow

image by MdeAs

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Removals

image by B&H

RestoreConcealed Seals

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RestoreConcealed Seals

UpgradeSecondary

Drainage PlaneSeals

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SupplementalAnchors and

Corrosion Protection

Insulation and USP Support Trials

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Thermal Modeling

Performance Modeling Glare Analysis

Glare Threshold: 5,451 cd/m2

Max Glare: 58,374 cd/m2

% Over Threshold: 971%

Centre ofSun Reflection

ExchangeTowerShadow

ExchangeTowerReflection

FCP West Elevation

Simulated a Cladding with Reflective (Mirror-like) Glass SpandrelsView from Exchange Tower 38th Floor, September 21, 5:00pm

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Architects and Glass

Key Considerations – Finish/Support

• Glass Size• Glass Colour/Pattern• Glass Type

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Typ. Section

Closure Trims

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Glass• IGU vs Laminated Glass• Frit Study• Flatness• Retention

image by MdeAs

Glass Mockups

image by MdeAs

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Typ. Perimeter Framing

Unitized Spandrel Frame and Support

Lateral Connection:• prevents in/out movements

• accommodates:

• in - plane movement

• up - down movement

Fixed Gravity Connection:• provides gravity support

• prevents in/out movements

Sliding Gravity Connection:• provides gravity support

• prevents in/out movements

• accommodates:

• in - plane movement

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On-Site Mockups

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Typical Panel

• Transparency• Aesthetics• Constructability• Availability

• Load Types• Glass Types• Components• Redundancy• Post breakage

• Exposure• VLT/SHG/UV• Comfort• Condensation

Glass Design Considerations

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• Transparency• Aesthetics• Constructability• Availability

• Load Types• Glass Types• Components• Redundancy• Post breakage

• Exposure• VLT/SHG/UV• Comfort• Condensation

Glass Design Considerations

Performance / Maintenance / Repair / Replacement / Cost

Glass Design

Codes & Standards vs. Rational Engineering Analysis

Balance between Actions and ReactionsAction: Applied LoadsReactions: Glass Strength

Limit State Design– Strength and Stability– Serviceability

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Design Issues

• Laminated glass behavior– Monolithic– Laminated– Layered

Load Resistance– Heat treatment– Load duration– Design temperature

PVB Interlayer Shear Modulus

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Design Issues

• Laminated glass behavior– Monolithic– Laminated– Layered

• Load Resistance– Heat treatment– Load duration– Design temperature

CGSB/ASTM

CGSB12.20

ASTM E1300-09

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1974 Wind Loads

WLT: Max –50 / +30 psf

Design: +/- 60 psf

Wind Tunnel Re-Analysis

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2008 Wind Tunnel Study

Design Loads<= 60 psf 85% area60 to 94 psf 15% area>94 psf <0.5% area

Original Cladding designwind loads +/- 60 psf

Max loads- 117 / +56 psf

Wind vs. Temp

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Glass/USP QA/QC Considerations

• Performance Testing– Static and Cyclic Structural– Inter-storey Drift/Lateral Movement– Post-Breakage

• Fabrication Monitoring and testing– Heat Treatment– Lamination Process– Laminated Testing Services– Shop Reviews

Construction Logistics

image by Ellis Don

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Access

image by Ellis Don

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Access

image by B&H

Access

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Replacement

Completed Product

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Completed Product

photo by B&H image by MdeAs

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Outline• Background• Marble Management• Building Renewal Vision• Existing Construction Evaluation• Re-Cladding Design• Energy Retrofits

The ProcessThe Process

PLANNING INVESTIGATION > IMPLEMENTATION > TEACHING > MONITORING

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OccupantUse

BuildingOperations

BuildingSystems

NOT:“Is this the most efficient pump?”BUT: “Is this pump needed, and is it running when and how it should?”

Approach

Benchmarking

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Energy Modelling

Tower

Podium

Use Breakdown

MODELLED ENERGY DISTRIBUTION

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Tower Lighting Power ReductionGarage Lighting Power ReductionVFD’s on MAU’sReduce OA to ASHRAEDemand Control VentilationExhaust ReductionExhaust Heat RecoveryInduction Unit SwitchoverReplace ChillersConsolidate Chiller PlantReplace BoilersReplace Condenser PumpsReplace Chilled Water PumpsReplace Low Temp Heating PumpsVFD on Induction Supply/Return FansFull Floor Retrofits

Building Systems

Sub-meteringChiller Heat Recovery PlantInduction Unit SwitchoverInduction Unit FansBoiler PlantCompartment UnitsSanitary ExhaustsMechanical operating schedulesLighting schedules

Building Operations

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Daytime cleaningLighting schedulesOperating schedulesSupplemental coolingTenant awareness/engagement

Occupant Use

-

1,000,000

2,000,000

3,000,000

4,000,000

5,000,000

6,000,000

7,000,000

8,000,000

9,000,000

10,000,000

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

Con

sum

ptio

n[k

Wh]

FCP Electricity Consumption

2009

2010

2011

22%REDUCTIONfrom 2009

CONSUMPTION

Energy Savings

strategic advisor for energy/LEED EB services

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Thank You