World Headquarters for IFAW

Photo credit: © Peter Vanderwarker 2008

Team & Process

Predesign

In 1999 IFAW’s CEO launched an initiative to build a model sustainable headquarters, but the effort was cancelled as a result of approvals delays and escalating cost projections. In 2004, the executive convinced IFAW’s board of directors to pursue a build option again after a four-year search for suitable lease space produced no viable options. The IFAW finance group then developed a pro-forma budget for the build option, where targeted cost would be no more than a lease option.

IFAW sold its previous site to the town to be put into wildlife protection, and identified an existing commercial site for the new development. After initial analysis revealed that the site was contaminated, IFAW decided to undertake a complete cleanup and restoration as part of the building project.

Design

The owners’ project manager, contractor and architect/engineering team formed an early partnership to fast-track the process and control cost. With the integrated delivery system approvals, pricing, and early release packages advanced with the design schedule, the team was able to condense what would have been a typical 37-month design and construction process into 26 months. Using the latest BIM technology helped to accelerate the schedule and ensure accuracy with early estimates.

Fearing cost overruns, IFAW chose to abandon LEED certification as a project goal after their first building attempt. The design team’s analysis showed that the project could achieve LEED certification at a negligible additional cost. Added experience and feedback from the contractor teams (engaged at the end of schematic design) allowed the team to increase its target from Certified to Silver level.

Construction

During construction, the project team continuously monitored project costs, procurement, and materials use. As the project neared completion, the team realized it had achieved more LEED points than previously expected. When presenting this information to IFAW, they identified several areas where small additional expenditures or efforts would put the project over the Gold threshold. This information was presented to IFAW’s executive board, which approved the additional expenditures.

Primary Design Team Members

The design team also included:

• Owner's Representative

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Our thanks to the ENERGY STAR program of the U.S. Environmental Protection Agency, and to the U.S. Department of Energy, and to BuildingGreen, Inc. for hosting the submission and judging forms.

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