Part 1: Project Background
General Building Data
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Building Name: Abington North Addition for Foulkeways at Gwynedd
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Location and Site: 1120 Meeting House Road, Gwynedd, PA 19436
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Building Occupant Name: Foulkeways at Gwynedd
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Occupancy or function types (type of building): New Construction
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Size: 37,055 SF
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Number of stories: 3 stories above grade, 4 levels total including basement
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Dates of construction: May 2016 through October 2017
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Actual cost information: Total project value $11M
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Project delivery method: CM at Risk with GMP contract
Primary Project Team
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Owner: Foulkeways at Gwynedd
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Construction Manager: Warfel Construction
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Architect: RLPS Architects, LLP.
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Interior Designer: RLPS Architects, LLP.
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Civil Engineer (Owner Consultant): Woodrow & Associates
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Structural Engineer: Macintosh Engineering
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Electrical Engineer: Reese Engineering, Inc.
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Mechanical/Plumbing Engineer (Owner Consultant): I.T. Landes
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Food service Designer: Scopos Hospitality Group
Architecture Design and Function Components
The Abington North Addition contains more housing units for the expanding Foulkeways at Gwynedd. This addition will contain assisted living services including ADA accommodation, physical rehabilitation and dietary services, personal bathrooms for each unit, a courtyard, and kitchen services. Because this is an addition, most of the architectural concepts mimic those of the existing surrounding buildings. The stucco finish and use of glass add modernistic style while still maintaining the look of a residential facility with pitched roofs appropriated private spaces for the residents.
Applicable Codes
Major national model codes: IBC 2009, ICC/ANSIA117.1 2009
Zoning: I-1 Institutional
Building Envelope
The building façade includes glass, concrete, stucco, and brick finishes. Partition types include CMU walls, metal studs, shaft walls, and wood. Some partitions include sound attenuation batts to reduce the level of noise transferring through the building to the residential units. There are various sizes between one and five sections of double-hung windows throughout the building with 21 different types of windows total (still researching more window details). The roofing system is made up of asphalt shingles, 2” nail base insulation, 2” rigid insulation, 5/8” F.R.T. plywood sheathing, waterproof underlayment, metal roof framing, and flashing.
Part 2: Primary Engineering Systems
Demolition
Some of the existing buildings on site will undergo some demolition in order to make renovation. Building Unit ‘A’ located to the North will be stripped of interior and exterior finishes to prepare for renovations. The Gwynedd Gardens, office,and laundry areas in the Gwynedd House will have their interior finishes demolished in preparation for renovations.
Structural
The structural system for the Abington North Addition consists of a reinforced concrete foundation that supports a concrete and structural steel superstructure including light gauge metal roof trusses.The foundation is made of reinforced concrete strip footings,concrete walls,and concrete slabs.All cast in place concrete systems will use a concrete truck pump to place concrete.The foundation also includes stepped footings, pier column footings for balcony support, shear walls, and both bearing and non-bearing CMU walls.Foundation CMU walls connect to first floor with #4 reinforcing anchors at 24” off center.CMU walls supporting flooring have an 8” bond beam separating them with a #4 reinforcing steel bar running vertically through the wall and floor.CMU wall installation will be done using double scaffolding.
The Abington North building only has a basement on the south side to house storage and electrical and mechanical equipment. The basement also serves as a way to tie into the adjacent basement of Gwynedd House to the East.There are two different S.O.G. that are both 4” NW concrete but one with 6% air entrainment and one without.Where there are non-bearing CMU walls the supporting slab is increased in thickness to have a base 2’ deep and 1’wide along the entire wall. There is also underpinning needed at the NW stairwell.
The superstructure consists of steel columns, beams, and joists with bolt and weld connections as well as shear walls combined with composite flooring for lateral resistance.All structural steel is to be protected with spray on fireproofing unless it is covered by concrete.There are two types of composite flooring,LW concrete on composite metal deck and a precast concrete plank with LW concrete composite topping.The first type is used only over the corridor on the first floor that connects to Gwynedd House, directly above where the basements connect. The concrete plank is used for first, second, and third floors while a solid sloped precast plank is used for the balconies of each housing unit.To lift the precast concrete and steel beams into place a mobile crane will be used at two locations on the West andSouth sides of the building.The crane will have a boom of 140’.
Mechanical
Due to its use as a health care facility, the Abington North Addition uses a 20 ton dedicated outside air system (DOAS) for its supply air to the building. The DOAS unit contains an energy recovery wheel, 4” roof curb, duct smoke detector, and dehumidification option.The DOAS unit is located on the North roof.The building also contains 21water source heat pump packaged units for advanced comfort control in each living space.The water pumps are located in the west corner of the new basement.Community spaces throughout the building, including the parlor and sun room, contain electric heaters below the windows.A sprinkler system is in place for fire protection with heads in all rooms except the residential units.
In addition to Abington North, the renovated buildings will also receive new HVAC units and ductwork. The Abington House will receive a 530 CFM ductless split system and the Gwynedd House will receive a2400 CFM split system heat pump. Both buildings will also have multiple fan coil units.
Electrical
Electrical power will be supplied by the existing 4160V campus substation. A medium-voltage oil-filled loop feed transformer will step down the power from 500KVA to 208Y/120V for the building.After passing an automatic transfer switch,a1600A, 208Y/120V, 3-phase, 4-wire switchboard receives power from the transformer.This MDP panel supplies power to the mechanical and lighting panel boards on each floor as well as supply power to the elevator and DOAS unit.The automatic transfer switch will turn to emergency power when the main power supply is lost. All electrical equipment is located in the Northeast corner of the basement.
Engineering Support Systems
Fire Protection
Abington North will utilize a wet pipe sprinkler system. The wet fire protection risers cover all floors of the building including the attic. All fire protection piping is to be 6" in diameter. All structural steel that is not covered by concrete is required to have sprayed fire proofing. It is the responsibility of the Fire Protection Engineer to provide a fully functioning system that shall meet all requirements of NFPA-13.
Transportation
There are two stairwells located to in the Northeast corner of the building and the Southeast corner of the building. There is also an elevator located in the entrance that serves all floors of the building including the basement.