CASE STUDY: Pizza Hut Corporate Headquarters

Plano, Texas

Simplifying complexity in design of international test kitchens and office park

GENERAL CONTRACTOR Rogers-OBrien Construction ARCHITECT Good Fulton & Farrell (Core and Shell) Callison (Interiors)

drawings were completed. By working to determine and release information needed by architects earliest in the process, R-O developed a hand-in-glove, highly coordinated approach to design and construction, with each working closely with the other. The contractor also was responsible for coordinating the work of interior architects Callison. Planning for Speed The projects four construction packages of site and landscape, steel structure, core and shell, and interior demanded the expertise necessary to simplify and streamline the complexity of many moving parts throughout the construction schedule to the desired completion date. Rogers-OBrien was initially chosen to construct only the core and shell, but because of the work demonstrated in the preconstruction stages the owner also awarded R-O a second package for interior build-out and finishes. By simplifying complex aspects through forethought and planning, R-O assured that Pizza Hut took occupancy within 10 months of a project with a standard timeframe of 14 months. Advance planning and team mobilization, before receiving the construction contract, allowed R-O to be on the site the day after being awarded, complete with trailers and subcontractors for site work and underground utilities. Construction team leaders planned the phasing and followed the progress through a strong proactive process. Weekly meetings of 3 to 4 hours each were held involving every key player from the owner, architects, subs and consultants. R-O prepared the weekly agendas, focusing on issues, cost impacts and alternatives, enabling decisions to be made immediately and construction to continue on schedule. From the architects point of view, Rogers-OBrien demonstrated strong skills in informing designers in advance about information needed to proceed. By identifying areas such as the steel package, VAV boxes and hundreds of other items that required long-lead time, architects were able to focus on providing top

When the nations largest pizza chain decided to

move its corporate headquarters from Addison to Plano, the relocation of the companys 20,000-square-foot test kitchen earned it economic development grants that when combined with city tax breaks totaled $2 million. For Pizza Hut, part of Louisville, Kentucky-based Yum! Brands, the international-grade test kitchen was among several design challenges in building the new 3-story, 177,540-square-foot enhanced tilt-wall building with steel structure. The projects complex multiple construction package also included a child-care center, on-site data center, restaurant mock-ups and separate parking garage all to be built in a mere 10 months, due to tax breaks requiring completion within the same calendar year. To successfully meet the demands of the fast-paced schedule, Pizza Hut executives sought a strong, proactive design and construction team that could simplify the projects complexities with a solution-focused approach. Rogers-OBrien (R-O) Construction was selected not only for its pricing but for its strong team leadership and ability to be on the ground immediately after being awarded. For the core and shell architects, Good Fulton & Farrell, R-O provided critical early assistance in streaming drawings to the field, to speed the construction process. Multiple-package, constructionfinish drawings for the site were released before shell

CASE STUDY: Pizza Hut Corporate Headquarters

Plano, Texas priorities on time. With R-Os articulation of exactly what was needed to do the work in an orderly fashion, architects could fully respond within the required timeframe. Intense Focus on Design Details R-Os approach was especially beneficial to the exterior architectural team in their enhancement of the buildings tilt wall. The two firms shared a common experience in producing a tilt wall with architectural character through the use of attractive reveal, textured and rhythm patterns. For the Pizza Hut building, enhanced panel with rough-cut stone was placed near entries and close to pedestrian eye-level, providing a view of more interesting, tactile surface. Cast-stone exterior veneer and stone veneer accents were incorporated throughout the buildings exterior surface. European electrical standards. Designing for the test kitchens rippled throughout the entire building system in many ways, according to Fulton. The infrastructure required to support the area made it a dominant force of the project. The increased electrical load for more air conditioning and electrical consumption by the various ovens and lighting required larger electrical rooms and AC units. Kitchen equipment needed to be connected in different ways, as well, with natural gas required at specific points.

Other factors increased the complexity of construction coordination. Ventilation chases were specified to suit each of the various kitchens arrangements. With the test kitchens placement on the ground floor of the threestory building, the exhaust issue impacted the floor layout of the second and third floor spaces. Ventilation and cooling elements placed on the roof required additional screening You only get one shot at tilt wall when it is cast up, states ...they had earned my confidence through elements. The kitchens Lead Architect Duncan Fulton, their project management, scheduling quarry tile flooring had So you dont know how well and pricing, so we also awarded them the to be supported by the proper slab and drainage. youve done the job until that interiors construction. - Al Litchenburg, Pizza Hut Executive panel is peeled away from the To simplify and meet the slab. Highly skilled tradesmen fast pace and complexity of assembling the infrastructure and superintendents are critical to this process as it required, R-O produced construction documents that takes building millwork-quality carpentry to do these were 85 percent complete, allowing for 15 percent of forms. The extent of experience that Rogers-OBrien the remaining work to address the immediate issues provides in this kind of work is crucial. arising on the site and to find correct solutions. At this point, team meetings were held every other day, R-Os management style allowed designers and other with R-O leading discussions so that all members were team members to focus on their respective aspects with working in a coordinated, solution-focused effort. a higher level of attention to detail, Fulton says. The time and energy Rogers-OBrien gave to coordinating all Child Care and Sustainability Issues of the various specialists was outstanding. The inclusion of a child-care facility for 50 children also on the first floor further impacted the projects Cushioning the Ripple Effect of Test Kitchens complexity. With special interior requirements to meet Impacting the complexity of the coordination task licensing standards and heightened security concerns, most profoundly was the inclusion of Pizza Huts test the area initially was to be supervised by a second kitchen area, occupying two-thirds of the first floor. general contractor as part of an entirely separate The multiple kitchens were designed for international interiors construction package. When the interiors teams cooking with equipment utilizing both U.S. and

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package was put out to bid two months after project start, the owners realized that the complexity of constructing the overall building would benefit from strong, focused leadership by one general contractor. Because of Rogers-OBriens excellent work in preconstruction and the initial stages of site and shell, states Pizza Hut Executive Al Litchenburg, they had earned my confidence through their project management, scheduling and pricing, so we also awarded them the interiors construction. Other demands on the fast-paced construction schedule was the requirement of following Pizza Huts strict policy of minimizing their environmental impact. The project was designed and constructed to meet Green Globe Certification, only the tenth building in Texas to attain this achievement. Similar to LEED, the Green Globe rating system is used extensively in Canada and the U.K., making it well suited for an international company with strong interest particularly in resource consumption strategies and energy savings. The buildings rooftop direct exchange units contributed to Pizza Hut Corporate Headquarters earning two Green Globes, equivalent to the LEED Silver level award. Simplifying Complex Teams, Schedules and Scope To successfully meet the demands of the fast-paced schedule for its new corporate headquarters, Pizza Hut executives sought a strong, experienced design and construction team that could simplify the projects complexities with a solution-focused approach. Rogers-OBrien Construction was selected not only for its pricing but for its strong team leadership and ability to be on the ground immediately after being awarded, ultimately leading to on-schedule delivery. We were successful in constructing the building in 10 months because of the terrific team and leadership at RogersOBrien that made this happen, states Pizza Huts Litchenburg. They had a very good proactive process, with regular meetings involving every key player to discuss issues, costs and alternatives so that we could understand fully and make the right decisions.

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