Meeting the Challenge of a Difficult Job

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1 Summary The Delta Zeta (DZ) sorority at the University of Alabama was founded in 1922 with a founding chapter of only 11 members. Their original house was built several years later. It has since grown into one of the largest sororities at the University of Alabama with over 290 members. In 1961, the chapter constructed its current house, located at 900 Magnolia Avenue in the heart of sorority row. Over the last 10 years, as the enrollment increased rapidly at the University of Alabama, so has the number of women in the Greek community. One of the biggest considerations of parents and sorority candidates is the quality and safety of the chapter house. Sorority houses at the University of Alabama are constantly making changes and improvements to their houses in order to recruit and appeal to each incoming fall class. In the spring of 2010, Delta Zeta contracted WAR Construction, Inc. to install a fire sprinkler system throughout their house. WAR had installed several sprinkler systems in local sorority houses since the 2008 code adoption. During the course of this project, WAR developed a relationship with the DZ house board and they approached WAR about helping design a Master Plan to upgrade and expand the chapter house. That fall, WAR and Delta Zeta began a design build project that would ultimately be completed in phases. We developed a team (including board members and parents) that created a master plan to meet the growth goals of the house corporation. At that time, we had completed projects in all but two of the 14 houses on sorority row, so we incorporated features that had worked well in other sorority houses, into this project. Since all major work had to be performed when the girls were not in residence, the project was broken down into phases. The first phase (summer 2011) was a complete renovation of the first floor. The second phase (spring 2012) included the addition of an elevator shaft to the exterior of the building. To complete the renovation, the third phase (summer 2012) completely remodeled the 2 nd, 3 rd, and basement floors. This project merits a Build Alabama Award because it contains the following elements: 1. All work was completed without interruption of the daily activities of the sorority house. 2. Completed the project under budget without any change orders. 3. Completed all phases on a land locked space with minimal area for storage or parking. 4. Brought the house to full compliance with ADA and University standards. 5. Used innovative green technologies to make the house more efficient for years to come.

2 Meeting the Challenge of a Difficult Job The renovation of this house presented itself with many difficulties in all of the phases. These included: limited and occupied work space, retrofitting to the existing structure and shell, bringing an old house into compliance with current codes, and a 2 month on-site schedule for each phase. During the first phase, renovation of the first floor, the 2 nd and 3 rd floors were sealed off so none of the furniture or finishes would be disturbed for the residents that would return the following school year. During this phase, the University of Alabama was also updating utility lines and repaving the road in front of the house. For the first two weeks of the project, there was room for a few essential work trucks in the Delta Zeta driveway, but then those spaces were eliminated when we began installing a 2,500 gallon grease trap under the drive. The second phase of the project was installing an elevator shaft. Although this was the smallest of the three phases, it was the one phase that had to be completed while the house was occupied during the spring semester. That only meant one thing: an even tighter space with students and vehicles all around. WAR barricaded off an area just large enough for scaffolding, materials, and a cement mixer to fit within and confined ourselves to building the entire shaft within that space. The third and largest phase, had the most materials and subcontractors onsite and within the given, limited space. So much demolition occurred that the driveway was made into the designated dump truck area, which further took away from parking. The limited number of parking spaces in front of the building meant most subcontractors had to park their vehicles offsite and either walk or catch a University provided shuttle to the site. All of the windows on the house were replaced along with all new interior partitions and materials. All of these had to be stored in the house once they were delivered, meaning most contractors had to finish a section of work at a time.

3 Another challenge in each phase was retrofitting new structures and materials to the existing structure and shell of the building. In phase one of the project, many of the existing interior partitions remained in place, but had completely new door openings, window openings, finishes, etc. installed. All of the interior walls on the first floor were made of terracotta masonry units, which were extremely difficult to make new openings in. It was important to both Delta Zeta and WAR to keep all the old plaster crown moldings throughout the first floor. In the main living room, we installed a custom millwork entertainment center which also hid new ductwork. In order to do this, part of the crown moldings in that area had to be removed. Several different architectural millwork firms were consulted to determine if a match could be made of wood but no one could promise an exact match. After much research, WAR contracted a small company from North Carolina that guaranteed they could replicate an exact match out of plaster. They spent two full weeks on a single 20 foot strip of crown molding, but once complete, the molding matched perfectly. During the second phase of construction, the brick and shape of the elevator shaft were the big concerns. During the design portion of this phase, drawings and renderings were continuously reviewed, marked up and revised to achieve the desired end-product: the appearance that the elevator shaft had been a part of the original house. Numerous brick samples were reviewed to ensure the completed product would exactly match the existing building. The entire shaft was built in 2 months. Penetrations into the existing house were not made until the phase three renovations began in order to prevent disturbing the girls that lived in the house. The third phase had the most new tie-in s to the existing structure. During the summer of 2012, the interiors of the 2 nd and 3 rd floors were completely gutted. All that was remained untouched were exterior walls and a few load bearing walls in the center of each floor. From that point a completely new layout was constructed to better meet the needs in the existing space for the sorority. This phase of the renovation included replacing everything from the windows to the ductwork, studs and sheetrock, HVAC units and millwork. This reconfiguration had to maximize the available space in the existing building.

4 All on-campus Greek housing has been encouraged to become ADA accessible for students, guests and alumni with disabilities. This project began by bringing the house up to current fire code with the sprinkler system. During the first phase of the master plan, the main focus was adding two public ADA restrooms to the first floor as well as a code compliant ramp in the front of the house. The second phase, the elevator shaft, was erected to make the entire house ADA accessible. Without the elevator, it would have been impossible to fully bring the rest of the house up to code. In the third phase, the 2 nd and 3 rd floors were completely renovated and retrofitted to be brought up to all current codes. The entire floors were gutted to make installing all the new systems easier and to make the layout more functional and appealing. ADA bedrooms and showers were also added to both of these floors. Excellence in Project Management This project was truly Design-Build from its inception. Once a master plan was in place, an architect and engineers best suited for the scope of work were hired. All of the consultants worked together as a team with the owner to make this dream come true. Countless hours were spent on plan development and execution to ensure the final product would be exactly what the owner hoped for. Throughout all of the phases of this project, WAR had one project manager that was the main point of contact with the owner and consultants. He led three different on-site superintendents (based on our current availability) through the phases.

5 Innovation in Construction Techniques or Materials WAR Construction, Inc. used many innovative techniques and materials to bring this old building back to life. One of the most innovative aspects of this project, was the elevator installation. Since space was very limited on this project, WAR contacted Otis Elevator Company about their new GEN2 Roomless Elevator and decided that this self-sufficient elevator that needed neither a hydraulic pit nor an equipment room, would be best suited for this project. This was the first roomless elevator that Otis installed in the state of Alabama. Installers took several classes on the installation and function of this new type of elevator. With little difficulty this elevator was installed and is a daily functioning part of the Delta Zeta sorority house. State of the Art Advancement Another goal throughout the master plan was to make the house not only appear new but to make it more efficient, as well. All students at UA use their student ID card (ACT card) as their identification throughout the university. Combining this knowledge with cutting edge technology, each bedroom on both the second and third floors is individually controlled by card readers installed near the entry door. Each bedroom is programmed to the cards for its residents. Once inside her room, the residents ACT card must be in the card reader to allow her to change the setting for the air conditioner, turn on and off the lights and utilize the electrical outlets throughout the room. Once the card is removed, the lights and outlets will automatically turn off and the air conditioner will return to the normal energy saving mode, which keeps the unit off unless the temperature rises above or falls below a certain set temperature. All the common rooms have motion sensors for lighting to save energy when no one is in them. The ACT card is also used in the security of accessing the house. All of the exterior doors are also controlled by card reader access. Each member of Delta Zeta has their card programmed into the system and must slide their card to enter the house. This method is a much safer method of entry because no one, except the University of Alabama, has the ability to copy these cards, unlike traditional keys. Additionally, each semester (or as necessary), codes and cards are updated so only current members can access the house.

6 Sensitivity to the Environment and Surroundings Although most of the work in this renovation was done to the interior of the building, WAR was extremely cautious when impacting the outside environment. The southwest corner of the building is where the elevator shaft and ADA ramp were built. WAR consulted landscape professionals and University of Alabama horticultural professors on the existing trees and shrubs in that area. This led to the removal of one magnolia tree and redesigning the layout of the green space that was disturbed. At the end of the project, a new 16 magnolia tree was planted along with shrubs and small trees similar to those that had been there before. Many of the materials that came out of the house during demolition were taken to a local recycling center. Contractor s Contribution to the Community WAR Construction, Inc. is involved at every level in our community. Our officers serve on local civic, industry and governmental boards. We donate our services to the Hospice of West Alabama in Tuscaloosa, as well as the YMCA. Our most recent work at the YMCA included reworking the ceiling above the pool area. We donated gym lights at the Benjamin Barnes YMCA basketball facility in order for tournaments and practice to continue at night. We are also corporate sponsors for the American Heart Association, Boys and Girls Scouts and numerous other agencies. Our employees are active in church, little league and other community based organizations.