Houston office building reaches new levels of efficiency, economy, sustainability, and cooperation

The corporate headquarters of Satterfield & Pontikes brings design and construction to new levels of efficiency, economy, sustainability, and cooperation. Designed, permitted, and built in only 11 months, the three-story, Class A office building houses the successful Houston-based construction company and is widely referred to as "a perfect project." The company occupies 20,000 square feet of the 65,000-square-foot building and leases the remainder. This is the first office building in Houston to be designed and constructed using a collaborative building information model (BIM) method by all team members. The project is also the first building in Houston to receive the second-highest rating in the U.S. Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED) certification—LEED Gold.

Since its completion, 11000 Equity Drive has already garnered seven awards. The American Institute of Architects Technology in Architectural Practice (AIA TAP) Knowledge Community gave the project its 2006 Building Information Model (BIM) Award for "Inspirational Pilot Project." It also earned a Houston Business Journal 2007 Landmark Award for Best Green Project, the Texas Society of Architect’s 2007 Design Award, and recognition from Texas Construction as 2007’s "Best Private Project of the Year."

Virtual project delivery set benchmarks for the process

The design-build team consisted of the owner/general contractor, architect, structural engineer, MEP, and selected subcontractors. The owner insisted that all parties utilize BIM platforms as part of the project delivery and specified Walter P Moore, based on its national BIM leadership and expertise in the use of Autodesk Revit Structure, as structural engineer. All project team members had the common goal of using 3-D tools to better coordinate, communicate, document, and construct the building. Each of the discipline-specific models was created using different BIM applications, which were integrated using NavisWorks JetStream for 3-D collaborative design review sessions.

The use of BIM platforms in a highly collaborative design and construction process was widely recognized as a key factor in delivering a highly economical project for the owner. Cost estimating was improved from the beginning of design as the team used BIM as a tool to explore different options and get instant feedback on material quantities and energy calculations. The ability to make educated decisions early on provided valuable cost/payback calculations for the owner. While the budget increased during design, when the owner decided to increase the quality of the space to Class A, the extra cost was balanced out by the fast-track schedule and the savings attributed to the use of BIM platforms in a highly collaborative project-delivery process. This project can be seen as one of the early benchmarks that provided a beneficial return on investment to those using a BIM-based delivery process.

"Use of BIM helped shave two months from the construction schedule and also saved about $10 to $15 per square foot," estimated George Pontikes, Satterfield & Pontikes president and CEO.

Using NavisWorks JetStream, team members with different software platforms were able to integrate the architectural, structural, and MEP models into one collective BIM model. This vital coordination had numerous benefits, including design visualization and facilitating collision detection for model accuracy. For example, when the slant of the roof design changed, the team was quickly able to find which MEP lines needed to be repositioned to avoid structural/MEP conflicts. With the whole project team having access to complete project visualization, documentation coordination was improved with few Requests For Information (RFIs). Automating the documentation directly from the BIM model helped reduce errors and omissions. "It provides breakthrough results, when all the parties are using it," said Jim Jacobi, Walter P Moore’s chief information officer. "So many coordination and collaborative issues come to light. It’s amazing when compared to the traditional document approach."

With the MEP and contractor onboard early, efforts weren’t duplicated because of the team’s close coordination as the design evolved.

Laying the groundwork

Walter P Moore provided civil and structural engineering services for the architecturally compelling, operationally efficient, and high-performing building.

Set in a typical tilt-wall office park, the structure—clad in glass and steel curtain wall—sets itself apart from its more staid neighbors. Although it is economical, the structure is visually interesting and appealing. Two offset, connected rectangular boxes shape the building. The section one sees first upon approach consists of repeated curtain wall bays, which allows natural light to fill the interior spaces and corridors. The second rectangle has a steel superstructure of thin columns supporting a sunshade that protects the inside from the eastern and southern sun.

Walter P Moore also investigated whether to use a steel or concrete frame for the main structure of the building. After evaluating the pros and cons of both options, a concrete beam and slab system was chosen to reduce the cost of forming and allow for faster construction. The structural design strategy included the use of post-tensioning steel in the main girders, but not in the secondary beams. This strategy reduced material quantities and the structural depth, while allowing for flexibility in the future use of the space. Some portions of the structure include architecturally exposed structural steel as a key element in the façade design. A concrete spread footing option was chosen for the building’s foundations based on the recommendations of the geotechnical engineer.

Going green

The project team aimed to adhere to the requirements of the USGBC’s LEED certification to make the building both sustainable and energy efficient. Several of the following features contribute to the LEED Gold certification:

* Recycled concrete is used throughout the project.
* An exterior sunshade system increases thermal efficiency, while providing glare-free views for occupants.
* An increased solar reflectance index on the roofing system reduces overall heat gain within the building.
* The outdoor ventilation rate is increased by 30 percent, maximizing indoor quality.
* An award-winning garden roof terrace reduces the "heat island effect," absorbs storm water, filters pollutants, and creates a lush garden space for tenants.
* Open green space is provided by a central park area with landscaping and benches for tenant use.

Conclusion

Through the use of innovate strategies in the deployment of building information modeling, a focus on sustainability, and an aesthetically pleasing design, Satterfield & Pontikes’ 11000 Equity Drive is a hidden gem in the Houston area Class A office building environment. The building is 100 percent leased with top-of-the market lease rates. These results prove that intelligent design pays off.

Total virtual collaboration was a new experience for all design team members. However, the project’s many successes prove that BIM provides a time-saving and economical way to coordinate various 3-D models from the beginning. 11000 Equity Drive also serves as an example to the private sector that LEED buildings can be high performing and profitable.

Muhammad A. Cheema, P.E., and Kurtis A. Young, P.E., LEED AP, are principals with Walter P Moore. They can be reached at 713-630-7300 or via e-mail at MCheema@walterpmoore.com or KYoung@walterpmoore.com, respectively.

Design & Construction Team
Owner and contractor: Satterfield & Pontikes Construction, Inc., Houston
Architect: Kirksey Architecture, Houston
Structural engineer: Walter P Moore, Houston
Civil engineer: Walter P Moore, Houston

Photo credit: Jud Haggard