STATE OF THE ART REVIEW FOR SUSTAINABLE BUILDING DESIGN

AND INNOVATION TECHNOLOGIES

William E. Roper
George Mason University, Fairfax, Virginia

Abstract
The design, construction, or renovation of high-performance sustainable buildings requires careful
consideration during the planning, design, construction, renovation and operation phases of the buildings
life. This evaluation examines the integration of all building components and systems to determine how
they best work together in a sustainable manor to save energy, reduce environment impact and provide a
quality indoor environment for occupants. Components of the building process are evaluated for the
planning and design process, the construction process, and operations and maintenance of buildings.
Specific sustainable practices for storm water management and water efficiency are described. Economic
benefits and cost analysis methods for sustainable buildings are described. Four examples of sustainable
building design applications are presented from the United States and Europe. Recommendations for
furthering the development of high performance sustainable buildings are presented.

Key Words: Sustainable development, energy conservation, water management, green materials, design
integration, recycling, life cycle analysis and construction waste management

1. Introduction • Early green designs usually focused on

Buildings fundamentally impact people’s lives one issue at a time, mainly energy
and the health of the planet. In the U.S., efficiency or use of recycled materials.
buildings use one third of our total energy, two- • Green building architects in the 1980s
thirds of our electricity, one-eighth of our water, and 1990s began to realize that the
and transform land that provides valuable integration of all the factors mentioned
ecological services. Building atmospheric here would produce the best results and,
emissions from the use of energy lead to acid in essence, a “high performance”
rain, ground-level ozone, smog, and global building.
climate change. The goal of sustainable design is
to create high-performance buildings with a The designing, constructing, or renovating of
small environmental footprint. This goal has high-performance sustainable buildings requires
evolved from a variety of concerns, experiences, a whole building approach. This approach
and needs….. differs from the traditional design/build process,
• Energy efficiency gained importance as the design team examines the integration of
during the 1970s oil crisis. all building components and systems and
• Recycling efforts in the U.S. in the determines how they best work together in a
1970s onward became commonplace sustainable manor to save energy and reduce
and came to the attention of the building environmental impact.
industry.
• In the 1980s, the “sick building 2. Sustainable Design of Buildings
syndrome” concept emerged and Sustainable buildings are intended though out
concern for worker health and their life time to have a beneficial impact on
productivity became an issue. The their occupants and their surrounding
concern for toxic material emissions environment. Such buildings are optimally
also became an issue that needed to be integrated on all parameters— initial
addressed. affordability, timeliness of completion, net life-
• Projects in water-scarce areas began to cycle cost, durability, functionality for programs
focus on water conservation. and persons, health, safety, accessibility,

1
aesthetic and urban design, maintainability, go up, for both construction and maintenance,
energy efficiency, and environmental when key stakeholders are not trained in
sustainability. Failure on any one parameter environmentally sustainable building features; 6)
invariably undermines other parameters of the upfront vs. life-cycle cost tension; and 7)
building in question and of the system of uncertainty about the short- and long-term
buildings and connected service systems in the performance of “green” sustainable building
community. The benefits of sustainable design materials.
can be summarized as follows:
• The local and global environment Urban areas have some unique challenges that
benefits from protecting air quality, generate particular environmental issues such as;
water quality, and overall biodiversity Storm water Runoff, Air Quality, Heat Island
and ecosystem health. effects, Traffic and Parking problems, the need
• Economic benefits are experienced in for Open Space and Recreation, creation of
building operations, asset value, worker Urban Villages (walk-ability, live-work, quality
productivity, and the local economy. of life), and a good quality Indoor Environment
• Occupants benefit from health and (90% of our time is indoors).
safety features. This also relates to risk
management and economics. The U.S. 3. Integrated Building Planning and Design
EPA found that average Americans Process.
spend more than 90% of their time A critical element for a successful sustainable
indoors, and indoor air quality can be building policy and program is an integrated
two to five times worse than outdoor air building planning and design process. Integrated
quality. building design is a process of design in which
• Community and municipal benefits multiple disciplines and seemingly unrelated
include: lessened demand for large-scale aspects of design are integrated in a manner that
infrastructure such as landfills, water permits synergistic benefits to be realized. The
supply, stormwater sewers, and their goal is to achieve high performance and multiple
related development and operational benefits at a lower cost than the total for all the
costs; and decreased transportation components combined. This process often
development and maintenance burden includes integrating green design strategies into
(roads) and increased economic conventional design criteria for building form,
performance of mass transit systems. function, performance, and cost. A key to
successful integrated building design is the
There is a good deal of uncertainty about the participation of people from different specialties
cost of sustainable building features. This is of design: general architecture, HVAC, lighting
probably due to seven main factors: 1) and electrical, interior design, and landscape
compared to design and construction cost- design. By working together at key points in the
estimating generally, environmentally design process, these participants can often
sustainable cost-estimating is a relatively new identify highly attractive solutions to design
field with a smaller data base; 2) there are needs that would otherwise not be found. In an
regional cost differences, driven by local integrated design approach, the mechanical
abundance/scarcity of LEED certified engineer will calculate energy use and cost very
professionals, and as a result designers and early in the design, informing designers of the
construction contractors bid higher when they energy-use implications of building orientation,
don’t understand the project; 3) there are configuration, fenestration, mechanical systems,
regional differences in the availability and cost and lighting options.
of environmentally-friendly materials; 4) as
discussed below, costs go up when Consider integrated building design strategies
environmental sustainability is not included at for all aspects of sustainable design: improving
the very start of the building planning and energy efficiency, planning a sustainable site,
design process; 5) as also discussed below, costs safeguarding water, creating healthy indoor

2
environments, and using environmentally they are designed and placed to provide the
preferable materials. Major design issues should multiple benefits of daylight, passive solar
be considered by all members of the design heating, summer-heat-gain avoidance, natural
team—from civil engineers to interior ventilation, and an attractive view. A double-
designers—who have common goals that were loaded central corridor, common in historic
set in the building program. The procurement of buildings, provides daylight and natural
A&E services should stress a team-building ventilation to each room, and transom windows
approach, and provisions for integrated design above doors provide lower levels of light and
should be clearly presented in the statement of ventilation to corridors. Building envelope and
work (SOW). For example, the SOW should lighting design strategies that significantly
stipulate frequent meetings and a significant reduce HVAC system requirements can have
level of effort from mechanical engineers to remarkable results. Sometimes the most
evaluate design options. effective solutions also have the lowest
construction costs, especially when they are part
The design and analysis process for developing of an integrated design.
integrated building designs includes:
The building design begins with an analysis of
• Establishing a base case—for example, the required spaces. With an eye toward the
a performance profile showing energy sustainability and energy-efficiency targets
use and costs for a typical facility that established in pre-design, the individual spaces
complies with code and other measures should be clearly described in terms of their
for the project type, location, size, etc. function, occupancy and use, daylight and
• Identifying a range of solutions—all electric light requirements, indoor environmental
those that appear to have potential for quality standards, acoustic isolation needs, and
the specific project. so on. Spaces then can be clustered by similar
• Evaluating the performance of function, common thermal zoning, need for
individual strategies—one by one daylight or connection to outdoors, need for
through sensitivity analysis or a process privacy or security, or other relevant criteria.
of elimination parametrics
• Grouping strategies that are high It is not only environmental performance that
performers into different combinations suffers from lack of an integrated planning and
to evaluate performance. design process. All the other building
• Selecting strategies, refining the design, parameters also suffer (initial affordability,
and reiterating the analysis throughout timeliness of completion, net life-cycle cost,
the process. durability, functionality for programs and
persons, health, safety, accessibility, social
Finding the right building design recipes through equity, aesthetic and urban design,
an integrated design process can be challenging. maintainability, and energy efficiency).
At first, design teams often make incremental Integrated Design and construction practices that
changes that are effective and result in high- significantly reduce or eliminate the negative
performance buildings—and often at affordable impact of buildings on the environment and
costs. However, continuing to explore design occupants may be organized into five broad
integration opportunities can sometimes yield areas:
incredible results, in which the design team ƒ Sustainable site planning
breaks through the cost barrier. ƒ Safeguarding water and water
efficiency
Whenever one sustainable design strategy can ƒ Energy efficiency and renewable
provide more than one benefit, there is a energy
potential for design integration. For example, ƒ Conservation of materials and resources
windows can be highly cost-effective even when ƒ Indoor environmental quality

3
An integrated building planning and design Healthy indoor environments can increase
process must insure that all the stakeholders are employee productivity according to an
present throughout the planning and design increasing number of case studies. Since
process, even into the construction phase. workers are by far the largest expense for most
Failure to do so inevitably results in delays, companies (for offices, salaries are 72 times
change orders, higher costs, and inferior higher than energy costs, and they account for
buildings. In some cases, community 92% of the life-cycle cost of a building), this has
representatives should be brought into a tremendous effect on overall costs (See Green
appropriate phases of the planning and design Developments by the Rocky Mountain Institute
process. for more information).

4. Economic Benefits and Cost Analysis Studies have shown that student performance, as
Sustainable buildings can reduce project costs. well as energy performance, is better in schools
Green Sustainable Building projects that are built according to green design principles. More
well integrated and are comprehensive in scope than 17 million Americans suffer from asthma,
can result in lower or neutral project and 4.8 million of them are children. Ten million
development costs. Rehabilitating an existing school days are missed by children each year
building can lower infrastructure and materials because of asthma, which is exacerbated by poor
costs. Integrated design can use the payback IAQ. Employees in buildings with healthy
from some strategies to pay for others. Energy- interiors have less absenteeism and tend to stay
efficient building envelopes can reduce in their jobs. The Internationale Nederlanden
equipment needs – downsizing some equipment, (ING) Bank headquarters in Amsterdam uses
such as chillers, or eliminating equipment, such only 10% of the energy of its predecessor and
as perimeter heating. Using pervious paving and has cut worker absenteeism by 15%. The
other runoff prevention strategies can reduce the combined savings equal $3.4 million per year.
size and cost of stormwater management
structures. 4.1 Cost Analysis
Since there will usually be a number of
Economic benefits of sustainable buildings acceptable suitable design alternatives for any
include a competitive first cost. The concept of project, cost/benefit analyses help you select the
integrated design allows for high benefit at low ones that have the best savings potential.
cost by achieving synergies between disciplines
and between technologies. Sustainable Designs • Simple Payback Analysis
lead to reduced utility bills and O&M costs. • Standardized Payback Equations
Sustainable design also will optimize life cycle • Life-Cycle Cost Analysis
economic performance and reduce liabilities. • Selecting the "Best" Alternatives
Energy and water-efficient buildings have been • Weighing Societal Impacts
able to reduce their operating costs significantly.
Use can be cut to less than half than that of a Depending on the aggressiveness of the design,
traditional building, or even better, by experience has shown that it costs no more than
employing aggressive and well-integrated green 10% more to build high-performance buildings.
design concepts. Some high-performance buildings cost less to
construct. Sometimes additional upfront costs
Disagreements about costs focus on two central can be justified because the investment will
issues: 1) whether environmentally sustainable reduce operating costs through the life of the
buildings require an up-front design and building. The added cost, if any, of system
construction premium, and if so how large; 2) investment each year is compared to the cost of
how the life-cycle costs of environmentally fuel saved each year. Total energy costs are, on
sustainable buildings compare with those of average, about 50% less than those for
other buildings. conventionally designed buildings. In many
cases, the right-sizing of mechanical systems

4
through passive solar design offsets the costs for As an example of simple payback, consider the
additional windows or controls. lighting retrofit of a 10,000-square-foot
commercial office building. Relamping with T-8
In analyzing alternative building energy lamps and electronic, high-efficiency ballasts
efficiency improvements, conversions, or may cost around $13,300 ($50 each for 266
purchases, cost/benefit analysis is used to fixtures) and produce annual savings of around
determine if and when an improvement will pay $4,800 per year (80,000 kWh at $0.06/kWh).
for itself through energy savings, and to set The simple payback time for this improvement
priorities among alternative improvement would be $13,000/$4,800 annually = 2.8 years.
projects. Cost/benefit analyses may be That is, the improvement would pay for itself in
conducted using a simple payback analysis or a 2.8 years, a 36% simple return on the investment
more sophisticated analysis of total life-cycle (1/2.8 = 0.36).
costs and savings. Since most electric utility rate
schedules are based on both consumption and 4.1.2 Standardized Payback Equations
peak demand, your analyst should be skilled at You can take advantage of a building energy
assessing the impacts of both. measurement and verification guideline that
standardizes procedures for quantifying energy
Before beginning any cost/benefit analyses, you savings from energy-efficiency projects. The
must first determine acceptable design International Performance Measure
alternatives that can meet the heating, cooling, Measurement and Verification Protocol, can be
lighting, and control requirements of the used as a guideline to reduce risk and
building being evaluated. The criteria for standardize paperwork. It also enables loans to
determining whether a design alternative or be bundled together and sold on a secondary
alternative fuel is "acceptable" should include market, like mortgages.
reliability, safety, conformance with building
codes, occupant comfort, noise levels, refueling 4.1.3 Life-Cycle Cost Analysis
issues, and even space limitations.
Life-cycle costing (LCC) is an analysis of the
total cost of a system, device, building, or other
4.1.1 Simple Payback Analysis capital equipment or facility over its anticipated
A highly simplified form of cost/benefit analysis useful life. LCC analyses allow a comprehensive
is called simple payback. In this method, the assessment of anticipated costs associated with a
total first cost of the improvement is divided by design alternative. Factors commonly considered
the first-year energy cost savings produced by in LCC analyses are initial capital cost,
the improvement. This method yields the operating costs, maintenance costs, financing
number of years required for the improvement to costs, the expected useful life of equipment, and
pay for itself. For new construction, it can be future equipment salvage values. The result of
used to evaluate conventional construction to the LCC analysis is generally expressed as the
energy-efficient design alternatives. value of initial and future costs in today's dollars
as reflected by an appropriate discount rate. The
In simple payback analysis, you are assuming Rebuild America Life-Cycle Cost Calculator can
that the service life of the energy efficiency be used to help calculate the net present value of
measure will equal or exceed the simple payback two alternatives and compare them using this
time. Simple payback analysis provides a cost-benefit method.
relatively easy way to examine the overall costs
and savings potentials for a variety of project The first step in performing an LCC analysis is
alternatives. However, it does not consider a to establish the general study parameters for the
number of factors that are difficult to predict, yet project, including the base date (the date to
can have a significant impact on cost savings. which all future costs are discounted), the
These factors may be considered by using a service date (the date when the new system will
more sophisticated life-cycle cost analysis. be put into service), the study period (the life of

5
the project or the number of years over which measures. A selected set of measures
the investor has a financial interest in the with a combination of payback periods
project), and the discount rate. When two or can be financed either from available
more design alternatives are compared or when a internal funds or through third party
single alternative is compared against an alternatives.
existing design, the variables compared must be
the same to assure that the comparison is valid. If simple payback time is 10 or more years,
It is meaningless to compare the LCC of two or economic factors are very significant and LCC
more alternatives if they are computed using analysis is recommended. In contrast, if simple
different study periods or different discount rates. payback occurs within 3 to 5 years, more
detailed LCC analysis may not be necessary,
4.1.4 Selecting the "Best" Alternatives particularly if price and inflation changes are
Generally, all project alternatives should be assumed to be moderate. Under this assumption,
initially screened using simple payback analyses. a simple payback analysis will often be within
A more detailed and costly LCC analysis should 15% to 20% of the payback time estimated from
be reserved for large projects or those a detailed LCC analysis. In general, detailed
improvements that entail a large investment, LCC analyses may not be justified if the
since a detailed cost analysis would then be a payback of the improvement is less than five
small part of the overall cost. Both simple years.
payback and LCC analyses will allow you to set
priorities based on measures that represent the In any cost analysis, it is very important to
greatest return on investment. In addition, these include avoided cost as part of the benefit of the
analyses provide a preliminary indication of retrofit. When upgrading or replacing building
appropriate financing options: equipment, the avoided cost of maintaining
existing equipment should be considered a cost
• Energy efficiency measures that have a savings provided by the improvement.
short payback period of 1 to 2 years are
the most attractive economically and 4.1.5 Weighing Societal Impacts
should be considered for Some factors related to building heating, air
implementation using operating reserves conditioning, and lighting system design are not
or other readily available internal funds. considered in either simple payback or LCC
• Energy efficiency measures that have analyses. Examples include the thermal comfort
payback periods from 3 to 5 years may of occupants in a building and the adequacy of
be considered for funding from available task lighting, both of which affect productivity.
internal capital investment monies, or
may be attractive candidates for third- Conventional cost/benefit analyses also
party financing through energy service normally do not consider the societal benefits
companies or equipment leasing from reduced energy use (e.g., reduced carbon
arrangements. emissions, improved indoor air quality). In some
• Frequently, short payback measures can cases, these ancillary benefits are assigned an
be combined with longer payback agreed upon monetary value, but the values to be
measures of 10 or more years to increase used are strongly dependent on local factors. In
the number of measures that can be cost- general, if societal benefits have been assigned
effectively included in a project. appropriate monetary values by a local utility,
Projects that combine short- and long- they are considered in savings calculations.
term paybacks are recommended to However, your team should discuss this issue
avoid "cream-skimming" (implementing with your local utility or consultants working on
only those measures that are highly cost such values in your area.
effective and have quick paybacks) at
the expense of other worthwhile

6
5. Sustainability Considerations during energy and water use on the site during
Construction construction.
Construction sustainability guidelines can be set
to lessen the impacts of building construction on The building's impact on energy and
the environment. Examples of actions that can environment begins during the construction
be considered include: phase. A sustainable approach to construction
• Specify equipment, materials, and leads to reduced resource use, reduced
products based on performance, not disturbance of the site, and can also lower costs.
measurements. Attention to environmental issues during
• Use recycled materials to reduce use of construction also leads to a safer, healthier
raw materials and divert material from working environment for those people
landfills. constructing the building, and later for those
• Use local and regional materials as who occupy it.
much as possible.
• Minimize site impact by specifying 5.2 Construction Specifications
location of trailers, equipment, storage, Include these guidelines in writing in the
traffic. construction contract and incorporate the
• Monitor construction site energy and guidance into plans, drawing, and specifications.
water use. 1. Specify equipment to match the intent of the
• Develop a construction waste design.
management and recycling plan. 2. Specify equipment, materials and products
based on performance, not measurements.
5.1 Construction • Insulation should be specified by
Construction design documents define the thermal resistance (R-Value), not by
contractor's responsibilities during construction, thickness.
but they typically focus on the design elements • Lighting equipment should match watt
of the finished product. They rarely set densities from the design analysis.
environmental guidelines to be followed during 3. When purchasing materials, evaluate the life
the construction phase. The integrated design cycle costs, not just the purchase price.
team should work with the construction 4. Educate your contractor about sustainability
contractor to adopt sustainability guidelines to practices through charrettes and through ongoing
be followed during construction. monitoring and communication.
5. Create a written system for evaluating and
Contractors seldom follow environmental monitoring how your contractor is meeting
guidelines during the construction process unless written sustainability requirements.
this guidance is built in as a written part of the
contract, plans, and drawings for the building. 5.3 Purchasing Construction Materials
Integrating construction guidelines with other Define the lowest environmental impact when
sustainability guidelines is an essential part of specifying construction materials. Questions to
the whole building design process. To develop ask include:
and implement the guidelines, work with the 1. Where was the material shipped from?
team, including the architect, engineers, and 2. What is the material made of, and can it be
contractors. Creating the guidelines as a team is recycled or reused when the building is
helpful for educating contractors about renovated or demolished?
sustainability issues and getting their early 3. Are you ordering the least amount of material
commitment to follow sustainability guidance. necessary?
Environmental guidelines for the construction 4. What is the durability and replacement cost of
process should include construction the material?
specifications, material specifications, indoor air Material Specifications:
quality (IAQ) requirements, and specific • Use recycled materials to reduce the use
measures for reducing environmental impact and of raw materials and divert material

7
 from landfills. Use at least 5%-10% • Specify locations for trailers and
salvaged or refurbished materials, and equipment.
specify that a minimum of 25%-50% of • Specify which areas of the site should be
your building materials contain at least kept free of traffic, equipment, and
20% post-consumer recycled content storage.
material, or a minimum of 40% post- • Prohibit clearing of vegetation beyond
industrial recycled content material. 40 feet from the building perimeter.
• Use local and regional materials as • Explain methods of protecting
much as possible, in order to reduce vegetation, such as designating access
natural resources necessary from routes and parking.
transporting materials over long • Require methods for clearing and
distances. Specify 20%-50% of building grading the site that are as low impact as
materials be manufactured within 500 possible.
miles of the building site. • Examine how runoff during construction
• Use rapidly renewable materials, in may affect the site. Consider creating
order to reduce the depletion of virgin storm water management practices, such
materials and reduce use of petroleum- as piping systems or retention ponds or
based materials. Specify 5% of total tanks, which can be carried over after
building materials be made form rapidly the building is complete.
renewable building materials.
• For components of the building made 5.5 Indoor Air Quality During Construction
from wood, such as flooring and During construction, dust, VOCs, and emissions
framing, use a minimum of 50% wood- from equipment permeate the building site and
based materials certified in accordance the building itself. Poor indoor air quality (IAQ)
with the Forest Stewardship Council can damage the health of workers and occupants
Guidelines. of nearby buildings. It is important to take
Select materials with volatile organic compound specific measures to protect IAQ on the site
(VOC) limits. Specifically: during construction, and after.
• Select adhesives that meet or exceed the • Create a written plan for the contractor
VOC limits of South Coast Air Quality to use in managing air quality on the
Management District Rule #1168. construction site.
• Select sealants that meet or exceed the • Put up barriers to keep noise and
Bay Area Air Quality Management pollutants from migrating.
District Reg 8, Rule 51. • Ventilate the site through the building's
• Select paints and coatings that meet or HVAC system, once installed, and with
exceed the VOC and chemical temporary exhaust systems before
component limits of Green Seal installation.
requirements. • Increase the amount of outside air
• Select carpet systems that meet or coming into the building while under
exceed the Carpet and Rug Institute construction, to reduce pollutants.
Green Label Indoor Air Quality Test • Create controls such as scheduling
Program. construction activities at the end of the
• Select composite wood and agrifiber day, to ventilate over night while site
products that do not contain added urea- and surroundings are unoccupied.
formaldehyde resin. • Be aware of air quality throughout the
project, not just during times of
5.4 Reducing the Site Environmental Impact activities that create high amounts of
• Document a site's existing natural, airborne pollutants and emissions.
historical, and cultural features and • Regularly monitor IAQ with tests and
make specific plans to preserve them. inspections and adjust the ventilation

8
 and scheduling if necessary to improve • Use renewable energy technologies or
IAQ green power, if locally available, to
• Prevent poor IAQ by selecting materials power equipment and vehicles.
and products designed for less off • Use low-flow fixtures for water siphons
gassing, such as low VOC paints and you install for construction.
sealants and formaldehyde-free particle • Use rainwater or reuse greywater from
board the construction site.
• Keep the site and interiors clean and free 5.7 Construction Waste Management
of debris, in order to keep dust down. • Make sure the infrastructure for
Storing polluting materials in a specified recycling of construction and demolition
storage area will protect the building materials is in place and operating at the
from pollutants. beginning of the project. Set up an on-
• Meet or exceed the minimum site system to collect and sort waste for
requirements of the Sheet Metal and Air recycling, or for reuse, and monitor the
Conditioning National Contractors system consistently throughout all
Association (SMACNA) IAQ Guideline phases of construction.
for Occupied Buildings Under • Create a recycling plan that sets goals to
Construction, 1995. recycle or salvage a minimum of 50%
• Protect stored on-site or installed (by weight) of construction, demolition,
absorptive materials from moisture and land clearing waste. Aim for a
damage. minimum of 75%.
• Replace all filtration immediately prior • Select products and materials with
to occupancy. Filtration should have a minimal or no packaging, if possible.
Minimum Efficiency Reporting Value • Purchase materials in the sizes you will
(MERV) of 13 as determined by need them, rather than cutting them to
ASHRAE 5.2.2-1999. size.
• Conduct a minimum two-week building Consistently track and monitor the amount of
flush-out with new filtration media at waste production during construction and
100% outside air after construction ends measure it against pre-existing goals and
and before occupancy, or conduct a guidelines.
baseline IAQ testing procedure
consistent with current EPA Protocol for 6. Sustainability through Renovation
Environmental requirements, Baseline Renovating an existing building is often an
IAQ and Materials, for Research environmentally beneficial choice. You're
Triangle Park Campus, Section 01445. avoiding building on undeveloped land and you
5.6 Energy and Water Use are using existing infrastructure like roads, water
• Monitor the contractor's energy and and sewer lines, and electrical connections.
water use. Set limits, or place the utility
and water bills in the contractor's name There are many ways to incorporate
to encourage conservation. sustainability concepts in building renovation
• Use lighting during construction only in projects. Renovation projects may range from a
active areas of the site. This saves simple relighting program to gutting the building
energy and protects the night sky from to its shell and rebuilding its interior or adding a
light pollution. significant new addition to an existing building.
• Turn all lights off when work is at a halt. Before beginning the project, asses the
Security lighting can run on motions orientation of the building and consider ideas on
sensors. how to sustainably integrate the building
• Use energy-efficient lamps such as renovation project with the site and to evaluate
compact fluorescents, for temporary and how the project may affect the site. For example,
permanent lighting schemes. will the renovation project change the site storm
water runoff characteristics?

9
 through reuse and recycling of construction and
Software simulation tools can model proposed demolition material.
renovations to analyze how much energy they
will save. Some of the simplest ways to add Project Description: Clarke Distribution
energy efficiency to retrofit projects include Corporation, Milford, Massachusetts
using efficient lighting, appliances, and Clarke, a wholesale distributor for several lines
equipment. Improved controls can also reduce of luxury kitchen appliances, renovated and
HVAC and electrical use. Working with an expanded its distribution center in 2004 (figure
energy service company can help you to achieve 1). The Center is located in a rural area in
your retrofit goals. For retrofit projects, central Massachusetts. Consigli Construction
consider: Inc. was the lead contractor for the project. The
• Day lighting strategies, such as making Institutional Recycling Network (IRN), a
atria out of courtyards or adding commercial recycling cooperative, provided
clerestories, along with modification of waste reduction planning assistance and
the electric lighting system to ensure managed recycling logistics.
energy savings
• Heat control techniques, such as adding 6.1.1 Ceiling Tiles and Doors: The project
exterior shades or overhangs recycled six tons of ceiling tiles through the
• Using passive solar heating strategies to Armstrong Ceiling Recycling Program.
allow modification of HVAC systems— Armstrong recovers the mineral fibers from
perhaps down-sizing if the passive discarded ceiling tiles to use in making new tiles.
strategies reduce energy loads Armstrong’s program is available to demolition
sufficiently. projects and to building owners who choose
Armstrong ceiling systems in their renovation
When renovating older buildings, determine projects. Consigli removed the ceiling tiles,
whether passive features that have been disabled stacked them and IRN provided the
can be revitalized. Boosting wall insulation transportation. Armstrong provides a
levels in existing buildings is difficult without “Recycling cost comparison worksheet” on its
expensive building modifications. One option web site that allows users to compare the cost of
for existing buildings is adding an exterior recycling versus disposal.
insulation and finish system (EIFS) on the
outside of the current building skin. With EIFS, Clarke also donated 20 wood doors and 20 metal
use only systems that include a drainage layer to doors to a non-profit organization, the Building
accommodate small leaks that may occur over Materials Resource Center (BMRC), a reused
time—avoid barrier-type systems. building materials retailer. Clarke received a tax
credit for the donation, Consigli saved disposal
Roof insulation can typically be increased costs and BMRC sold these products at a
relatively easily during re-roofing. At the time of reduced cost to low-income homeowners for use
re-roofing, consider switching to a protected- in their homes.
membrane roofing system, which will allow
reuse of the rigid insulation during future re- 6.1.2 Cost Savings: Table 1 shows a breakdown
roofing—thus greatly cutting down on landfill of the cost savings due to source separation and
disposal. recycling:

6.1 Example of Renovation by Saving

Structural components and Reusing Building
Material
This case study is one in a series developed by
the Massachusetts Department of Environmental
Protection (DEP) to highlight techniques for
saving money and protecting the environment

10
 Material Tons Recycling Cost Avoided Disposal Cost* Savings

Ceiling Tiles 6 $625 $708 $83

Asphalt 970 $2,367 $114,460 $112,093
Concrete 1,267 $4,092 $149,506 $145,414
Metal 19 $785 $2,242 $1,457
Cardboard 0.86 $105 $101 (-$4)
TOTAL 2,263 $7,974 $267,017 $259,043

Table 1: Comparison of recycling and disposal of C&D material for this project and the resulting
savings by using recycling of material
*Cost that would have been paid if material were disposed, asphalt & concrete are typically recycled.
Cost savings does not include reuse of 7,225 tons of ledge.
Disposal costs based on local rates.
• Building Material Reuse
6.1.3 Team Approach to Waste Reduction Building Materials Reuse Center, 100
Planning: Before construction started, staff Terrace Street, Boston, MA 02120,
from Clarke, Consigli and the Institutional Armstrong
Recycling Network walked through the facility
to identify potential waste reduction 7. Sustainable Stormwater Management
opportunities. They developed a waste Strategies
reduction plan that guided the entire waste
reduction process from planning to development
and construction. The plan identified several 7.1 Application of Bioretention Areas
recycling opportunities, including:
• Clarke’s CEO used his business contacts • Parking lot island landscaping features
to identify a new home for a 9,000 adapted to treat stormwater runoff.
square foot refrigeration unit that would • Surface runoff is directed into shallow,
have otherwise been disposed. landscaped depressions with pollutant
• Rather than purchasing new loading removal layers.
dock leveling units, weighing two tons • Typically, the filtered runoff is collected
each, Clarke authorized Consigli to in a perforated underdrain and returned
reuse 6 out of 10 of the existing units. to the storm drain system, but the
system can be enhanced for partial
Project Team exfiltration.
• Building Owner • The system should be sized between 5%
Clarke Distribution Corporation, 397 and 10% of the impervious draining area.
Fortune Boulevard, Milford, MA 01757 • These areas can be designed to hold
• Contractor plowed snow.
Consigli Construction Inc., 197 Main
Street, Milford, MA 01757Contacts: 7.2 Dry Extended Detention Pond
Tom Burns, Project Manager, and John
Laperle, Superintendent • Vegetated, open channel management
• Recycling Services practice
Institutional Recycling Network, 7 • May be an option as a snow storage
South State Street, Suite 2, Concord NH, facility to promote treatment of plowed
03301 snow

11
 • Swale with engineered soil matrix and • Preserve, encourage or reintroduce
under drains to promote filtration native or drought-tolerant vegetation
• Recommended for sites with a minimum that is already optimized for naturally
drainage of 10 acres occurring precipitation levels.
• Least expensive stormwater treatment • If plants are desired that need water,
practice, on a cost per unit area treated group them by similar watering and soil
• Best long-term performance track record type needs.
(least clogging problems) • Irrigate efficiently (see irrigation tips).

7.3 Infiltration Trench (narrow and deep) Recycle or use water with graywater or process
recycling systems. Reclaimed wastewater,
• Generally applied to sites less than five sometimes called irrigation quality or IQ water,
acres with relatively high impervious is another possible source for irrigation water.
cover Reclaimed water is from a wastewater treatment
• Soil infiltration rate ranges between 0.5 plant that has been treated and can be used for
and 3 inches per hour nonpotable uses such as landscape irrigation,
• Best applied to drainage areas less than cooling tower, industrial process uses, toilet
10 acres flushing, and fire protection. It must be
• Soil infiltration rate should range scrupulously isolated from potable water
between 0.5 and 3 inches per hour distribution, and all IQ hose bibs must be clearly
• Can be optimized for seasonal operation marked as "nonpotable." The following
and to accommodate snow melt considerations can be used to improve the
efficiency of irrigation applications of collected
The design of all stormwater detention areas water from buildings:
should be for the "dry" condition for most of
the year. Stormwater retention areas should • Use ultra-low-volume distribution
not be designed to be wet year round since devices.
that may encourage development of • Irrigate after on-site inspection or
wetlands and/or breeding areas for pests. electronic sensing of moisture
requirements, rather than just by a time
8. Water Efficiency Considerations clock.
Water efficiency is the planned management of • Water requirements vary greatly by
potable water to prevent waste, overuse, and season, and as the landscape matures,
exploitation of the resource. Effective water- less irrigation is required.
efficiency planning seeks to "do more with less," • Automatic irrigation controllers should
without sacrificing environmental performance. have rain switches that override the "on"
There are two basic approaches to potable water signal when sufficient rain has fallen or
efficiency in the landscape: soils are moist.

Water Efficiency in the Landscape Rainwater harvested from building roofs can be
used for irrigation. Graywater is untreated
• Reduce water use associated with wastewater generated within the facility from
irrigation and landscaping. shower and bath, laundry, and bathroom sinks
• Recycle or use water with gray water or (not from toilets, urinals, kitchen sinks, or
process recycling systems. dishwashers). Graywater can be used for below-
ground irrigation, but it is not recommended for
Reduce water use associated with irrigation and above-ground irrigation.
landscaping. This can be accomplished to
varying degrees by one or a combination of the 9. Sustainable Operation and Maintenance of
following: Buildings

12
When a new building is ready for occupancy, the Addressing O&M considerations at the start of a
operation and maintenance of the building will project can contribute greatly to improved
impact energy use and occupant comfort. As working environments, higher productivity, and
much care should be paid to the operation of the reduced energy and resource costs. The
building as was paid to the building planning, following sections of this guide provide a variety
design, and building component choices. of O&M information on the important systems
Energy-efficient lighting is one of the most cost- typically found in Federal facilities. Other
effective options available for reducing energy O&M-related information also can be found in
costs in buildings. various places in the earlier sections of this
guide.
For existing buildings, effective operation and
maintenance procedures provide opportunities There are tremendous opportunities in most
for energy savings. Building components can be existing buildings and facilities to improve
replaced with energy-efficient models. Facilities O&M procedures and make them more
staff can be trained to cut energy use. And environmentally responsible. With new
performance needs to be measured. buildings, there are opportunities during design
and construction to facilitate easy, low-
The best efforts to reduce negative environmental-impact O&M. With all buildings
environmental impacts in the built environment there are opportunities to derive multiple
are doomed to failure unless well-crafted benefits. Energy savings and improved indoor
operations and maintenance (O&M) procedures air quality can be achieved by tuning up older
are implemented. Furthermore, even the best oil-fired boilers, for example. Improved indoor
O&M procedures are of no use unless they are air quality and less hazardous effluent from a
understood and followed by building O&M building can be achieved by switching to more
personnel. benign cleaning chemicals. If implemented
effectively, the multiple benefits of O&M
Facility managers play the key role in ensuring practices should include reduced operating costs.
that this happens. An "integrated team" approach
can be a big help. In this process, O&M To create an effective O&M program, the
personnel are active participants in the design of general procedures should be followed:
a facility and the development of O&M
procedures. This "integrated team" promotes • Ensure that up-to-date operational
useful procedures that are efficient and—most procedures and manuals are available.
important—faithfully executed.
• Obtain up-to-date documentation on all
Building operation and maintenance programs building systems, including system
specifically designed to enhance operating drawings.
efficiency of HVAC and lighting systems can
reduce energy bills by 5% to 20% without • Implement preventive maintenance
significant capital investment. The EPA and programs complete with maintenance
DOE want to help commercial building owners schedules and records of all
capture these savings. They have developed maintenance performed for all building
fifteen O&M Best Practices for Energy Efficient equipment and systems.
Buildings booklet with strategies that facility
managers, energy managers, and property • Create a well-trained maintenance staff
managers can use to integrate energy-efficient and offer professional development and
operation into their organizations' O&M training opportunities for each staff
programs and to obtain support from senior member.
management.
• Implement a monitoring program that
tracks and documents building systems

13
 performance to identify and diagnose 9.4 Materials
potential problems and track the Facilities should maintain an attentive and
effectiveness of the O&M program. proactive stance with regard to the
Include cost and performance tracking environmental impacts of their material choices.
in this analysis. Every day new products, systems, and
equipment become available that have fewer
Specific elements of an effective O&M program adverse environmental impacts. All these
include: choices should be carefully scrutinized in terms
of O&M.
9.1 HVAC Systems and Equipment
Energy consumption and conservation are tied 9.5 Water Fixtures and Systems
heavily to O&M procedures. HVAC equipment Routine inspections and maintenance programs
must be well maintained for the complex array for water fixtures and systems are crucial.
of chillers, boilers, air handlers, controls, and Population growth and development have
other hardware to function at peak performance. reduced the availability of high-quality, potable
Easy access to HVAC systems for ongoing water in many regions of the country. Along
maintenance and repair is critical (be sure that with increased water prices, reduced supply
this is considered during design). A well- often leads to usage restrictions. An O&M
thought-out, well-executed O&M program can program will reduce operating costs when it
provide huge savings in equipment and energy verifies that fixtures and systems are functioning
costs. effectively and ensures that leaks or components
are quickly repaired.
9.2 Indoor Air Quality (IAQ) Systems and
Equipment 9.6 Waste Systems
Air ventilation and distribution systems should Recycling and waste-reduction programs and
be well maintained and frequently checked for their supporting hardware need frequent
optimal performance. Coordination between air attention and maintenance in order to function at
distribution systems and furniture layouts is peak performance.
especially important. In addition, regular
inspection for biological and chemical 9.7 Landscape Maintenance
contaminants is crucial. Poor IAQ lowers
Use of native plantings can reduce landscape
productivity, can cause illness, and has resulted
O&M requirements and costs significantly.
in numerous lawsuits.
Although natural vegetation may take several
years to become established, once it is
9.3 Cleaning Equipment and Products established there is usually less need for water.
Using biodegradable and least-toxic cleaning Integrated pest management can also reduce
products and equipment can reduce both O&M overall O&M costs by reducing the need for
costs and pollution to air and wastewater streams hazardous chemicals and pesticides.
while improving both indoor air quality and
worker productivity. The need for chemical 10. Standard for Rating Sustainable Facilities.
cleaning products can also be reduced through Sustainability performance standards measure
environmentally conscious design and material the impact of a building upon the environment
choices. New requirements for cleaning through its entire lifecycle and specifically upon
contracts must be clearly specified. The EPA the built and natural environment’s continued
Cleaning Products Pilot Project can help you ability to support healthy life. The building’s
find environmentally preferable cleaning life-cycle includes its construction (including
products. environmental impacts through the acquisition
and transportation of materials, construction
methods, location, site work, etc.), operations

14
and maintenance (including environmental management training appropriate for their level
impacts on human health, water/air/soils, energy of involvement in the buildings. Failure to do so
resources, etc.), and demolition (including many will result in delays, cost increases, design
of the same environmental impacts listed above, conflicts, and higher operations and maintenance
together with waste management). costs for the buildings. While all occupants of
LEED-certified building need some level of
An performance standard is needed to building orientation, those more extensively
objectively measure the environmental involved in building design and construction
sustainability of a building’s life cycle, to make should have more formal training.
the most cost-effective choice among an array of
environmental investments possible in a 12. Example High Performance Sustainable
particular building, to compare the Buildings
environmental performance of different 12.1 Arlington County Virginia Sustainable
buildings, to be accountable to stakeholders for Building Policy Since the early 1960s,
the environmental investments made in Arlington has targeted specific areas for
buildings, and to participate in a broader social development using its General Land Use Plan.
effort (national and international) towards Concentrate high density development along
environmental sustainability. Energy Metro corridors. These areas surrounded by less
optimization is also an integral part of densely developed suburban-type neighborhoods.
environmental performance. This approach has proven to be a very effective
planning tool. Gives Arlington its unique
The LEED evaluation for sustainable character - walkability, public transit
commercial buildings is the most used system in accessibility, neighborhoods with distinct
the United States. The letters stand for character and allows for economic development.
Leadership in Energy & Environmental Design. Offers opportunity to work and live in the same
It has become the leading system for designing, community. Arlington’s land use and develop
constructing, and certifying the world’s greenest plan for buildings and other public and private
buildings. The LEED’s model takes a whole- infrastructure provide easy access to transit for
building approach that encourages and guides a those commuting into DC. A large number of
collaborative, integrated design and construction people also commute into Arlington as well.
process. The intent is to optimize environmental Through careful land use planning this results in
and economic considerations throughout the a dense urban high rise environment, usually
planning, design, construction and operation of a mixed offices, ground level retail, apartments,
building with a life cycle viewpoint. There are and hotels around Metro, bus routes, and main
four levels of LEED certification based on a roads. It also preserves quiet residential
point system shown below: neighborhoods and a network of linear parks that
– LEED Certified 26 - 32 points follow stream valleys. There are also old train
– Silver Level 33 - 38 lines that have been converted to bike trails
points along several stream valleys. As with any urban
– Gold Level 39 - 51 community, Arlington is facing a variety of
points environmental challenges. Some of these local
– Platinum Level 52+ points (69 impacts include, stormwater runoff, heat islands
possible) in high rise areas, traffic congestion, and
constant demand for parking, streams and
11. Training parkland.
In order to plan, design, construct, maintain, and
operate programs in environmentally sustainable Currently there are six County projects that are
buildings, people must be adequately trained. being designed to achieve LEED silver status as
Having LEED-certified professionals work on sustainable buildings. The include a community
the design and construction is not enough; center serving teens and senior citizens, a school
County staff must have LEED and energy and community center, and Parks Department

15
operations buildings. The Walter Reed marketing tool in the competitive lease market.
Community Center is leading the way. The goal Arlington building owners with sustainable high
is to achieve Gold LEED certification. This performance facilities can advertise
project used an integrated design process from environmental friendly, healthy indoor working
the beginning and involved working closely with environments, and non-toxic space to
architects, engineers, users, employees, perspective customers.
neighbors, etc. This facility here will serve teens
with a game room, ball courts, indoor gym area, 12.1 Rosslyn Center Place Project:
and organized activities. The Center also houses Center Place is a million-square foot, mixed-use
a senior day program with arts and crafts, development in Rosslyn, Arlington County that
kitchen facility, nursing station, and organized will be LEED certified silver or better and have
activities. A further purpose is to serve as a the first and will house the only publicly-
meeting place for community groups, special accessible observation decks overlooking
events, County committees, and other County Washington’s monuments. The project’s
programs. principal features are two massive, tall tower
structures that will be the tallest buildings in
On the private sector side, the Arlington County Virginia and the Washington DC area when
Board is requiring all site plans for construction completed (see figure 3). One will be for office
projects to submit a LEED Scorecard to space and the second for apartments. The two-
determine how “green” projects are even if they level observation deck on the 28th and 29th
aren’t going for a high level of certification. All floors of the Office tower will be a unique public
major projects are encouraged to meet at least a amenity for Arlington residents and tourists to
LEED Silver rating. Any construction in a enjoy panoramic views of the national
metro corridor gets a point for locating near monuments and surrounding area from a unique
transit and most get a point for urban vantage point (figure 4) . It’s expected to draw
redevelopment. Arlington requires office up to 450,000 visitors annually. The deck is part
buildings to include bike racks and shower of the JBG Companies’ proposed Central Place
facilities. The sustainable building program project. The observation deck will be atop a
allows developers to apply for additional density commercial office tower located at Wilson
up to .25 FAR and/or 3 stores, if they meet at Boulevard, one of two glass towers that will
least silver LEED requirements. This gives comprise the JBG project. The re-development
builders and building owners additional leasable will redefine Rosslyn’s “Central Place”. I is also
space which in Arlington is a strong financial a candidate for demonstration/application of new
incentive. All new major construction projects technologies and systems for the next generation
are now planning for LEED silver or higher. of sustainable high performance buildings.
Arlington does maintain a database that tracks
overall greenness as development evolves within The form and materials of the two glass towers
the county. The pressure to build and increased reflect a sense of transparency, lightness and
density levels within the county continues and quiet elegance. The glass and metal residential
there is recognition of the need to consider building will rise to 380 feet and has been
cumulative impacts in planning for future designed to match the drama and quality of the
development. office tower at the opposite end of the site. The
office building will contain trophy level office
Builders and building owners are also focusing a space, with impressive views for the public and
lot of effort on indoor environmental quality. corporate tenants. The top 60 feet of the
Through the LEED certification process better residential building has been reserved for the
use of indoor materials, efficient heating, highly anticipated public observation deck,
cooling and ventilation system design, energy which will crown the development.
efficiency and generous areas of day-lighted
space lead to a healthy office environment. An open air landscaped park between the two
Sustainable buildings have proven to be a good towers will be approximately 18,400 square feet

16
in size and directly opposite the Rosslyn Metro founded in 1898, and is a private, not-for-profit,
station. The park is designed to function as a multi-campus hospital and regional referral
“town square,” surrounded by pedestrian level center. The 615-bed tertiary care facility
retail (figure 5). Landscape Architect Michael provides general and acute care services
Vergason’s flexible plaza design allows for both including cardiology, oncology, behavioral
daily enjoyment and large public events and medicine, surgery, kidney transplantation,
festivals. Kathleen Webb, a JBG principal who orthopedics, and a variety of other disciplines.
is project manager for Central Place, says the With approximately 2,600 employees, the
plaza will help activate the community. It is hospital administration understood the need to
designed to be inviting, pedestrian-friendly and update their facility and equipment to compete
easy-to-get-to. The plaza will connect N. Moore with other hospitals for doctors, staff, and
and Lynn Streets at the Moore Street level, patients. Thus a lO-year, $220 million
directly across from the renovation is underway to enlarge the facility
and incorporate the latest in medical
Rosslyn Metro entrance, to provide east-west technologies and sustainable green technology
connectivity through the heart of Rosslyn for into the renovated structure (figure 6).
Metro commuters and visitors alike. The plaza
will be flanked by the two soaring glass and The first major phase of the renovation was a
metal towers with retail spaces opening onto the complete overhaul of the surgery center.
park from the base of each tower. The JBG Designers worked closely with hospital
Companies’ other Rosslyn developments include personnel and design engineers to ensure the
new retail at International Place (1735 N. Lynn best system was installed. There was an
Street), 1801 N. Lynn Street, distinguished by innovative, collaborative team effort to create
Ned Kahn’s liquid pixels artwork, and the soon- the best possible facility and to investigate every
to-be-completed design work of Jim Freed at possible option before settling on the final
Waterview. approach. The desiccant technology showed the
best combination of performance, operating cost,
The project is just now completing two years of and first cost. The system has been operating for
community review by the Rosslyn Working some time now and has exceeded expectations in
Group. Initially, In October 2004, the Arlington every way. The architects and engineers working
County Manager officially appointed a group of on the surgery project included the physicians
planners, designers, and citizens including and surgeons throughout the entire design
members of the Rosslyn Renovation Urban process. It was important to St. Anthony's that
Design Committee to review and plan the JBG the building's designers valued the input from
project’s height, architecture and urban design. the physicians, because ultimately they know
Central Place is identified in the Rosslyn Sector what is best for them and their patients.
Plan as the organizing element of Rosslyn’s
urban core, with a vision that it will be “hub” of Humidity is a constant challenge in surgical
pedestrian activity providing streetscape, environments. Surgeons need the operating
shopping, eateries, art and open space. The JBG rooms to have both a low temperature and a low
design incorporates key components of the relative humidity. This ensures that surgical
Rosslyn Plan and also addresses the County- surfaces and instruments remain free of moisture,
commissioned study by the Urban Land Institute. discouraging bacteria growth. For some surgical
This project is intended to further develop procedures, low temperature reduces the
Rosslyn as a major destination in the metabolic rate to lessen the impact of the
Washington region. surgery. Low humidity is also required to avoid
"fogging" of optic systems used in minimally
invasive surgical procedures. Any failure to
12.2 Achieving Desired Indoor Air Quality maintain those conditions is completely
for Oklahoma City surgical suites: unacceptable.
St. Anthony Hospital in Oklahoma City was

17
Cooling-based systems are inefficient because would be effective throughout the building.
they must cool the air to the desired dew point in One general problem was that air velocities
order to provide the humidity required. This were too high for comfort in a number of
requires a very low leaving air temperature and occupancy zones. Temperatures were too high
low temperature refrigeration systems. in certain areas of the atrium during the
Additionally, they overcool the air and require summer due to the large amount of solar
substantial reheat to keep the rooms from getting thermal loading through the skylights. We
too cold. These systems are costly to operate and also noticed that optimization of supply air
may not provide the desired conditions under all distribution in offices was I important for
circumstances. thermal comfort:'

This $30 million project required a new chiller The airflow problems and the heat distribution
plant, boiler plant, air-handling systems, and an in the atrium were addressed by evaluating a
active desiccant system. The desiccant number of different diffuser configurations.
dehumidification system at St. Anthony provides Using computer simulation modeling a
the desired temperature and humidity without diffuser design was found that reduced airflow
the need for special refrigeration systems and to comfortable levels while improving thermal
without the inefficiency of cooling and reheating. distribution to the point that the temperature
This ensures better indoor air quality and a more remained within an acceptable range in all
comfortable environment for doctors and occupied areas of the atrium under summer
patients. The hospital has been successfully conditions. A variety of different window
recruiting surgeons since the completion and heating systems were also modeled to find an
opening of the new surgery facility. acceptable solution for the winter
environment.
12.3 Simulation helps Finnish office workers
stay warm in winter, cool in summer The use of computer simulation significantly
improved the indoor air quality of this
This 150,000-sq-ft building is the headquarters
building while avoiding the expense that
for Pfizer Oy, the Finnish subsidiary of Pfizer
would have otherwise been required to modify
Inc. The building was designed as a high
the HVAC system after it had already been
performance green facility which uses an active installed.
chilled beam cooling system for office spaces
and displacement ventilation for the lobby
(figure 7). The designers were concerned about 13. Summary
thermal comfort inside the building because of The environmental impact of buildings is very
the large surface area of windows and skylights important. This is an area that needs more
and the large atrium. While many people think attention on a national and local basis.
of Finland as a very cool climate, the Helsinki Approximately 65% of the US total electric
area actually has a greater solar thermal load consumption is from buildings. This represents
during the summer than Paris. Keeping the more than 36% of the total US primary energy
atrium warm was difficult in the winter because usage. Approximately 30% of the total US
of the large window and skylight area and greenhouse gas submissions are from buildings.
keeping the atrium cool in the summer months There is approximately 36 billion tons annually
was challenging because skylight and windows of construction and demolition waste generated
from US buildings. This represents
provide a significant solar heat source to the
approximately 2.8 pounds per person per day in
atrium:'
the US. The consumption of potable water in
To address this issue simulation results for US buildings is approximately 36 billon gallons
different air distribution solutions were used per day representing 78% of total treated water
to diagnose a system for air distribution that consumption in this country included in this is 5
billion gallons per day for toilet flushing alone.

18
 shows that environmentally sustainable features
Sustainable buildings are intended though out are often not incorporated. In other cases they
their life time to have a beneficial impact on are included at much higher costs, when
their occupants and their surrounding environmental performance issues are not
environment. Such buildings are optimally considered from the very outset of the planning
integrated on all parameters— initial and design process.
affordability, timeliness of completion, net life-
cycle cost, durability, functionality for programs It is not only environmental performance that
and persons, health, safety, accessibility, suffers from lack of an integrated planning and
aesthetic and urban design, maintainability, design process. All the other building
energy efficiency, and environmental parameters also suffer (initial affordability,
sustainability. Failure on any one parameter timeliness of completion, net life-cycle cost,
invariably undermines other parameters of the durability, functionality for programs and
building in question and of the system of persons, health, safety, accessibility, social
buildings and connected service systems in the equity, aesthetic and urban design,
community. Examples of Sustainable Building maintainability, and energy efficiency).
components include:
• Low-VOC paint Integrated Design and construction practices that
• Low-VOC carpet tiles significantly reduce or eliminate the negative
• Low-flow restroom fixtures impact of buildings on the environment and
• Recycled content tiles occupants may be organized into five broad
• Waterless urinals areas:
• Motion sensors ƒ Sustainable site planning
• Green Roof ƒ Safeguarding water and water
efficiency
There are clear economic benefits of sustainable ƒ Energy efficiency and renewable
buildings which include a competitive first cost. energy
The concept of integrated design allows for high ƒ Conservation of materials and resources
benefit at low cost by achieving synergies ƒ Indoor environmental quality
between disciplines and between technologies.
Green Designs lead to reduced utility bills and Indoor air quality is also a critical part of high
O&M costs. Sustainable design also will performance sustainable buildings. Healthy
optimize life cycle economic performance and indoor environments can increase employee
reduce liabilities. Energy and water-efficient productivity according to an increasing number
buildings have been able to reduce their of case studies. Since workers are by far the
operating costs significantly. Use can be cut to largest expense for most companies (for offices,
less than half than that of a traditional building, salaries are 72 times higher than energy costs,
or even better, by employing aggressive and and they account for 92% of the life-cycle cost
well-integrated green design concepts. of a building), this has a tremendous effect on
overall costs. Studies have shown that student
A critical element for a successful sustainable performance, as well as energy performance, is
building policy and program is an integrated better in schools built according to green design
building planning and design process. principles. More than 17 million Americans
Integrated planning and design refers to an suffer from asthma, and 4.8 million of them are
interactive and collaborative process in which all children. Ten million school days are missed by
stakeholders are actively involved and children each year because of asthma, which is
communicate with one another throughout the exacerbated by poor IAQ. Employees in
design and construction practice. This allows buildings with healthy interiors have less
the architect and engineer to work together to absenteeism and tend to stay in their jobs.
ensure that building components work
synergistically. Experience across the nation

19
The LEED evaluation for sustainable more rapid transfer of this technology into use
commercial buildings is the most used system in by the building industry
the United States. The letters state for Establish a strong working relationship with the
Leadership in Energy & Environmental Design. building industry and conduct planned
It has become the leading system for designing, demonstrations in buildings of materials and
constructing, and certifying the world’s greenest systems that meet the sustainability needs of the
buildings. The LEED’s model takes a whole- building in an effective, efficient and
building approach that encourages and guides a environmentally sensitive manner. The time lag
collaborative, integrated design and construction and risks of technology transfer can often be
process. The intent is to optimize environmental reduced through demonstration projects that
and economic considerations throughout the involve the effected industry.
planning, design, construction and operation of a
building with a life cycle viewpoint. 4) Develop a systems approach to address the
complex set of problems and issues for the next
14. Recommendations for further generation of sustainable buildings
Development of High Performance Buildings are a complex mix of materials and
Sustainable Buildings systems that need to work together to provide
1) Better define the criteria (target levels) for safety, comfort, and efficiency to their occupants
indoor pollution levels for human occupancy. and owners. To introduce new materials,
Develop the technical bases for creating systems and other components into the next
performance based standard for risk assessments generation of high performance sustainable
and identify action to implement new knowledge buildings will require a full understanding of
into practice (research risk identification process, these interactions and the ability to model and
how to reduce the risk once identified, simulate these new parameters with in the total
containment or dilution). Build on sustainability building context.
research findings and recommendations from
organizations such as the World Health 5) Identify and quantize procedures for
Organization (WHO), the US USIDR levels, the assessing new materials
EPA IRIS data base of human health effects Conduct research and development efforts to
from exposure to various substances in the understand the mechanical, environmental and
environment, and Japanese organizations to other by-products from new materials made
identify technologies designed to: 1) sense from recycled materials. This would include
hazardous pollutants, 2) mitigate these pollutants, understanding the burning characteristics of this
and 3) identify pollution sources (material new and growing family of “sustainable
sources, maintenance sources). construction materials”. The broader use and
smart application of these new sustainable
2) Minimize energy use in new building materials will be dependent on these studies.
designs and retrofitting of existing buildings by
using: 1) sustainable building materials, 2) 6) Identify and apply technologies that meet US
energy efficient building envelopes including and Japan sustainability goals that can be used
green roofs, 3) reuse of energy (heat), 4) in demonstration projects
efficient appliances and equipment, 5) recycled Example technologies include development of
material research to assess the characteristics of effective materials made from recycled
these material properties, 6) water conservation components, improved energy efficiency devices
and wastewater management systems, and 7) and systems, new methods to reduce air and
improving building management systems for water pollution, elimination of toxic materials in
green systems for operation and maintenance. buildings, advances in structural building
materials
3) Demonstrate promising materials and
systems in actual buildings to facilitate the 7) Improve the knowledge base on the service
life of buildings

20
Developing ways to lengthen the service life of
buildings is a very effect sustainability approach. Nicklas and Bailey, “Analysis of the
New innovations and applications in this area Performance of Students in Daylit Schools,”
would produce high returns. Innovative Design, Raleigh, NC,
www.innovativedesign.net.
15. References:
Kevin McKown, "Sustainability the Goal in
Bisio, Attilio, "History of Recycling", in, City", Green Pages, Autumn 2003.
Encyclopedia of Energy, Technology and
Environment, Wiley Brothers, 1995. Lease, Kelly, "Impact of Consolidation on
Recycling", MSW Management Magazine, June
Ceiling Tiles Recycling Program, 2006, 2001.
http://www.armstrong.com/commceilingsna/
environmental.html Lenssen and Roodman, 1995, “Worldwatch
Paper 124: A Building Revolution: How
Central Place Project Plan, 2007, Ecology and Health Concerns are Transforming
www.RosslynVA.org Construction,” Worldwatch Institute.
Civic Economics, Inc., on the Web go to Local Actions That Support Zero Waste, CRRA
CITIZEN-TIMES.COM., 19 MARCH 2003.
Technical Council, 2003.
CRRA Global Recycling Council, "What I Can National Association of Home Builders
Do to Work Towards Zero Waste", presented at Research Center (NAHBRC), Deconstruction –
the 2003 CRRA Annual Conference, Ontario, Building Disassembly and Material Salvage:
CA. The Riverdale Case Study, Upper Marlboro,
MD: National Association of Home Builders
Cutting the Waste Stream In Half: Communities Research Center, 1997.
Show the Way, US EPA, 2000.
National Association of Home Builders,
"Fighting Waste Industry Consolidation With Building with Alternatives to Lumber and
Local Recycling Facilities". ILSR, 2002. Plywood, Washington, D.C.: Home Builder
Press, 1994.
Fisk and Rosenfeld, 1998, “Improved Indoor
Environment Could Save Billions of Dollars” National Recycling Coalition, "U.S. Recycling
Economic Information Study", Washington,
Garris, Leah B., A Smart Approach to D.C., July 2001
Sustainability, Buildings Magazine, PP. 44-50,
March 2007
National Recycling Research Agenda, 1980,
prepared for the National Science Foundation by
Hathaway, Hargreaves, Thompson, and
ILSR and CRRA.
Novitsky, 1992, “A Study Into the Effects of
Light on Children of Elementary School Age - A
Case of Daylight Robbery,” Policy and Planning Neil Seldman, "An Evaluation of Incineration
Branch, Planning and Information Services Technologies", Institute for Local Self-Reliance,
Division, Alberta Education, Canada. Washington, DC, October 1986.

Heschong, 1999, “Skylighting and Retail Sales: Peter Anderson, Deregulation: the Fifth
An Investigation into the Relationship Between Horseman, ILSA, June 2004
Daylighting and Human Performance,” www.h-
m-g.com/Daylighting. Platt, Brenda, Beyond 25% Recycling, Institute
for Local Self Reliance (ILSR), 1999

21
Platt, Brenda, Beyond 40% Recycling, Island Waste Prevention, Recycling and Composting
Press, 1999 Options: Lessons from 30 Communities, US
EPA, 1994
Platt and Seldman, Wasting in the US 2000,
Grass Roots Recycling Network, 2001 William Leiss, The Limits to Satisfaction,
McGill University, Montreal, 1988.
Recycling and Composting Programs: Designs,
Costs, Results, ILSR, 1992. William McDonough and Michael Braungart,
Cradle to Cradle, New Point Press, New York,
Recycling Economics, ILSR, 1990, ILSR: and 2002
Salvaging the Future, ILSR, 1989.
U.S. Department of Energy, Energy Information
Richard Anthony, "Reduce, Reuse, Recycle: The Administration, March 2001, Monthly Energy
Way to Zero Waste", in C. Ludwig, et al, ed., Review
Municipal Solid Waste Management, Springer,
2003 U.S. EPA Office of Air and Radiation, 1989,
Report to Congress on Indoor Air Quality,
Robin Murray, Zero Waste, Greenpeace, Volume II: Assessment and Control of Indoor
London, 2002 Air Pollution.

Seldman, N and Platt, B, Wasting in the US U.S. Department of Energy, Energy Information
2000, Wasting in the Us 2000, Grass Roots Administration, “Emissions of Greenhouse
Recycling Network, 2001 Gases in the United States 1999.”

Stacy Mitchell, "Independent Businesses, U.S. EPA, 1998, “Characterization of Building-

Unite!", in In Business, July/August 2003. Related Construction and Demolition Debris in
the United States.”
Stacey Mitchell, Interview in Multinational
U.S. Geological Service, 1995 data.
Monitor, "New Rules for the New Localism:
Favoring Communities, Deterring Corporate
Chains”, October/November 2002 40 Code of Federal Regulations (CFR) Part 61
Subpart M, National Emission Standards for
Asbestos.
Stacey Mitchell, The Home Town Advantage:
How to Defend Main Street Against Chain
Stores and Why It Matters, ILSR, Washington, 40 Code of Federal Regulations (CFR) Part 61
Subpart M, National Emission Standards for
DC, 2002.
Asbestos, Asbestos NESHAP Clarification of
Intent. July 28, 1995.
Townsend, T. and C. Kibert, “State
Construction/Demolition Debris Issues, “Florida
Advisory Committee on Solid and Hazardous
Waste, May 1998

Uhlik, F. and C. Kibert, “Residential

Construction/Demolition Waste
Characterization,” Technical Report No. 97,
Building Construction Industry Advisory
Committee (BCIAC), March 1997

22
Figure 1: View of the completed Clarke
Corporation structure in Milford, MA

Figure 2: View of concrete floor in the

Walter Reed Community Center

23
Figure 3: Central Place is illustrated here with its principal features
of two tower structures that will be the tallest buildings in Virginia
and the Washington DC area.

Figure 4: Illustration of the view from the

two-level observation deck on the 28th and
29th floors of the Office tower

24
Figure 5: Landscaped park between the two
towers that will be approximately 18,400
f i i

Figure 6: St. Anthony’s Hospital in

Oklahoma City following completion of
their new surgical center

25
Figure 7: Headquarters building for the
Finnish subsidiary of Pfizer Inc.

26