Guidelines

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Execut i ve Acknowl edgement s

Honorable Rudolph W. Giuliani


Mayor
City of New York
Luis M. Tormenta, P.E.
Commissioner
New York City Department
of Design and Construction
Michael Burton, P.E.
Deputy Commissioner
New York City Department
of Design and Construction
Hillary Brown, AIA
Assistant Commissioner
New York City Department
of Design and Construction
Fredric Bell, AIA
Assistant Commissioner
New York City Department
of Design and Construction
Andrea Woodner
Founding Director
Design Trust for Public Space
Commi ssi oner s For ewor d
To the Reader:
Aswe enter the new century, the City of New York isin a unique position to improve the overall quality and
performance of public buildingsthat are constructed and renovated by the Department of Design and Construction
(DDC). We can do that by increasing our reliance on energy and environmentally efficient construction technologies
and practices, by taking advantage of the stridesthat have been made over the past few yearsin the field of
green buildings.
Key to the successof that effort isour ability to make responsible investmentsto improve the environment without
constraining economic activity. We are now in a position to do that, and, under the leadership of M ayor Rudolph W.
Giuliani, are moving ahead to make New York City an environmental prototype for the 21st Century.
These Guidelines outline strategiesand techniquesthat can move ustoward that goal. They set out a range of best
practices for planning, designing, constructing and operating healthier, more energy and resource efficient
facilities. Such high performance buildingscan earn long term life cycle savingsfor New York City, and may also help
stimulate the marketsfor environmentally efficient technologies. By integrating high performance featuresinto its
capital projects, DDC addsvalue to the City scapital assetswhile helping to protect the environment and support
local economic activity.
Luis M. Tormenta, P.E.
Commissioner
April, 1999
Desi gn Tr ust f or Publ i c Space Pr ef ace
In 1998, the Design Trust for Public Space offered to sponsor the Department of Design and Constructionsproduction
of High Performance Building Guidelines. A private, not-for-profit organization dedicated to improving the design and
understanding of public space in New York City, the Trust fundsand managesprojectsthat deploy creative design
resourcesto affect significant issuesof urban policy or the public built environment. Thisproject wasselected because
it acknowledgesand strengthensthe essential role of public sector design in environmental stewardship. By educating
both public sector capital designersand plannersin the why and how of sustainable design, the research and
resulting guidelineswill help transform DDCsbuilding practices. The Trust ispleased that thisinitiative hasbeen able
to build upon DDCspreviouseffortsin creating environmentally sound design, and believesthat the adoption of High
Performance Building Guidelines will help situate New York City at the forefront of large municipalitiescommitted to
environmentally responsible building.
We are confident that the resultsof thiscollaborative effort will bear out the Design Trustsbelief that New York Citys
public environment isindeed well served when public and private practitionerscome together to focuson design.
Throughout the project, DDC and the Design Trust worked aspartners, and were supported by an interagency
Steering Committee, including membersfrom the Office of M anagement and Budget, M ayorsOffice of Construction,
the Office of Energy Conservation, and the New York State Energy Research and Development Authority. This
collaboration jointly developed the framework of the study, staffed it with appropriate professional expertise, recruited
in-house and interagency contributing authors, monitored itsprogress, and secured foundation project funding
through the Trust.
The Design Trust wishesto acknowledge the critical support of the New York State Energy Research and Development
Authority, who underwrote the involvement of environmental design expertsSteven Winter Associates, who provided
critical technical assistance and information. We are particularly grateful to the M ayorsOffice of Grants
Administration for their invaluable guidance with respect to foundation project support. We are deeply grateful to
the Robert Sterling Clark Foundation, the Energy Foundation, and the New York State Council on the Arts, for their
financial support of thisproject.
Andrea Woodner
Director
April, 1999
Pr ef ace
Background Through a recent seriesof initiatives, New York City islaying the groundwork to introduce significantly
improved energy- and resource-efficient practicesinto itspublic facility construction programs. Policymakersare
seeking to capitalize on the economic and environmental benefitsof green buildings. NYC recognizesthat improving
the environmental performance of itsfacilitieswill add value to itslarge portfolio of capital assets, and at the same
time, yield important quality of life benefitsfor New Yorkers.
Initial plansfor integrating sustainable practicesinto municipal design and construction were developed by a core
steering committee of the NYC Green BuildingsTask Force, an interagency collaboration organized by the M ayors
Office of Construction, with the Office of M anagement and Budget and the Department of Design and Construction.
The Task Force recently completed itsEnvironmentally Responsible Building Guidelines Project, which examinesthe
feasibility of rolling out energy and resource efficient practicesacrossthe NYC capital program. The project was
carried out by an interdisciplinary academic team from the University Consortium,
1
an association of seven NYC
technical universities, together with consulting professionalsand the CitysTask Force.
2
The Environmentally Responsible Building Guidelines Project The projectsresearch component inventoried
green building guidelines, design standardsand case studiesof other government entitiesto determine their relevancy
to NYCspublic contracting environment. Dedicated workshops convened variousconstruction industry representatives
to examine constraintsand opportunitiespresented by the use of green practices. A financial analysis examined the
costsand benefitsof applying environmentally sensitive guidelinesacrossthe Cityscapital construction program,
looking at first cost, operational, and life cycle cost differentials. Thisprojectsrecommendationshave informed the
development of these Guidelines. An executive summary of the project appearsin the Appendix.
Department of Design and Construction and Other Agency Initiatives The recently centralized construction
agency handling infrastructure and building projects, the Department of Design and Construction (DDC), has
developed a dedicated High Performance Building program. Through demonstration projects(including both
renovation and new construction), policy development, outreach, and education, DDC hasbegun to mainstream
selected green building objectives energy efficiency, pollution and waste abatement, indoor air quality, resource
conservation, and others into itsclients facilities. Through the participation of oversight agencies, other project
initiativeshave been undertaken by the School Construction Authority, Health and HospitalsCorporation, and
Economic Development Corporation.
Partnerships behind the High Performance Building Guidelines Project Thisproject buildson the work of the
above-mentioned Environmentally Responsible Building Guidelines Project, and on recent DDC experience in
undertaking several high performance demonstration projects. Like the previousstudy, the High Performance Building
Guidelines are the product of a collaborative processand resulted from a wide range of contributions.
In the preparation of these Guidelines, significant input wassought from the very technical and project management
personnel who will implement them on future projects. Under the guidance of the project team, more than twenty
staff membersof DDC researched, wrote and illustrated much of the material. Significant authorship contributions
were also forthcoming from several interagency participantsrepresenting the Departmentsof Parksand Recreation,
Environmental Protection, and the Office of M anagement and Budget. Also participating were representativesof the
M ayorsOffice of Construction and the Office of Energy Conservation.
A technical assistance grant from New York State Energy, Research and Development Authority (NYSERDA) supported
the participation of the firm Steven Winter Associatesin much of the technical research and facilitation of the chapter
workshops. In-kind staff resourceswere also contributed by the Natural ResourcesDefense Council, INFORM , and
M arketsfor Recycled Products.
Above all, the Design Trust for Public Space
3
, a non-profit organization dedicated to improving the design, creation
and understanding of public space throughout New York City, provided funding and management support for the
project. The Design Trust provided underwriting for the participation of two Design Trust Fellowswho helped DDC
oversee the Guidelines development effortsand provided administrative support for the project.
Hillary Brown, AIA
Assistant Commissioner
Office of Sustainable Design and Construction
1. Participating schoolsincluded (1) the Graduate School of Architecture, Planning, & Preservation, and the Earth Engineering Center at Columbia University,
(2) City University - Hunter College, Center for Applied Studiesof the Environment, (3) City College of NY School of Architecture, and (4) Polytechnic University. See
Acknowledgmentssection for participants.
2. Other participating agenciesinclude the Office of Energy Conservation, Department of Citywide Administrative Services, the School Construction Authority, and the
Board of Education. The project received a grant from the New York State Energy, Research and Development Authority (NYSERDA). See Acknowledgmentssection for participants.
3. The Design Trust: www.designtrust.org PAGE2
Execut i ve Summar y
The central mission of the New York City Department of Design and Construction (DDC) isto deliver the
Citysconstruction projectsin a safe, expeditious, cost-effective manner, while maintaining the highest
standardsof architectural, engineering, and construction quality. These Guidelines identify opportunities
to improve DDCsbusinesspracticeswhich will in turn yield the highest overall return for the Citys
capital investments.
High performance buildingsmaximize operational energy savings; improve comfort, health, and safety of
occupantsand visitors; and limit detrimental effectson the environment. The Guidelines provide
instruction in the new methodologiesthat form the underpinningsof high performance buildings. They
further indicate how these practicesmay be accommodated within existing frameworksof capital project
administration and facility management.
Working within existing capital and operational practices, these Guidelines require careful judgment at all
stagesin project development to ensure the fiscal integrity of the capital project. The Guidelines
encourage the formulation of responsible budgetsat the planning stage. Further, they mandate that the
design team identifiesany high performance cost premiums(together with cost savings) and justifies
them to the Cityssatisfaction.
DDCsGuidelines contribute to a growing body of literature nationwide that seeksto promote
environmentallysound building construction. In preparing these Guidelines, DDC sought significant input from
the very technical personnel who will implement them on future projects. M ore than 20 staff members
researched and wrote and illustrated much of the material under the supervising expertise of outside
consultants. The effort also involved significant contributionsfrom other city agencies.
Hi gh Per f or mance Bui l di ng Gui del i nes Goal s
. Raise expectationsfor the facilitysperformance
among the variousparticipants.
. Ensure that capital budgeting design and
construction practicesresult in investmentsthat
make economic and environmental sense.
. M ainstream these improved practicesthrough
1) comprehensive pilot high performance building
efforts; and 2) incremental use of individual high
performance strategieson projectsof limited scope.
. Create partnershipsin the design and construction
processaround environmental and economic
performance goals.
. Save taxpayersmoney through reduced energy and
material expenditures, waste disposal costs, and
utility bills.
. Improve the comfort, health and well-being of
building occupantsand public visitors.
. Design buildingswith improved performance which
can be operated and maintained within the limitsof
existing resources.
. Stimulate marketsfor sustainable technologies
and products.
PAGE3
INTRODUCTION
CommissionersForeward . . . . . . . . . . . . . . . . . . . . . . . 1
Design Trust for Public Space Preface . . . . . . . . . . . . . . . 1
Preface. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Executive Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
PART ONE: Overview
How to Use These Guidelines
Capital Project Participants. . . . . . . . . . . . . . . . . . . . . . . 6
Guidelines Format . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Use of the Guidelines with Other Documents
Relationship of the Guidelines to other
DDC documents . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Relationship of the Guidelines to existing
codesand standards . . . . . . . . . . . . . . . . . . . . . . . . 10
Relationship of the Guidelines to other
green building rating systems. . . . . . . . . . . . . . . . . . 10
Applying the Guidelines to NYC capital projects . . . . 11
Purpose of these Guidelines
Why do we need them? Who will use them? . . . . . . 12
An Overview of High Performance Buildings
What isa high performance building ?. . . . . . . . . . . 13
High performance building featuresand benefits. . . . 15
Reconciling economicsand environmental concerns. . 16
Well-integrated design and construction . . . . . . . . . . 17
Current barriersto high performance buildings. . . . . 18
Measurable Costs and Benefits of
High Performance Buildings
M easurable Costsand Benefits. . . . . . . . . . . . . . . . . 19
Facility-Specific Benefits. . . . . . . . . . . . . . . . . . . . . . 20
M unicipal Benefitsand Avoided Costs. . . . . . . . . . . . 22
Economic Development . . . . . . . . . . . . . . . . . . . . . . 22
External Environmental Benefits . . . . . . . . . . . . . . . . 23
High Performance Building Objectives. . . . . . . . . . . . 24
PART TWO: Process
CITY PROCESS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Program Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Site Selection and Planning . . . . . . . . . . . . . . . . . . . . . 29
Budget Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Capital Planning Process . . . . . . . . . . . . . . . . . . . . . . . 30
Performance Goals. . . . .31 Deliverables. . . . . .31
DESIGN PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Client Awarenessand Goal Setting. . . . . . . . . . . . . . . . 34
Team Development . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Well-Integrated Design . . . . . . . . . . . . . . . . . . . . . . . . 35
Resource M anagement . . . . . . . . . . . . . . . . . . . . . . . . 36
Performance Goals. . . . .37 Deliverables. . . . . 37
PART THREE: Technical
SITE DESIGN AND PLANNING. . . . . . . . . . . . . . . . . 44
Understanding the Site . . . . . . . . . . . . . . . . . . . . . . . . 46
Building-Site Relationship. . . . . . . . . . . . . . . . . . . . . . . 47
Sustainable Landscape Practice. . . . . . . . . . . . . . . . . . . 49
Encouraging Alternative Transportation. . . . . . . . . . . . . 50
Performance Goals. . . . . 51 Deliverables. . . . . . 52
BUILDING ENERGY USE . . . . . . . . . . . . . . . . . . . . . 54
Site and M assing Considerations . . . . . . . . . . . . . . . . . 56
Interior Layout/Spatial Design. . . . . . . . . . . . . . . . . . . . 56
Building Envelope . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Daylighting/Sun Control. . . . . . . . . . . . . . . . . . . . . . . . 58
Light Pollution. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
High Performance Lighting. . . . . . . . . . . . . . . . . . . . . . 59
Electrical Systemsand Equipment . . . . . . . . . . . . . . . . . 60
Energy Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
M echanical Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . 63
Energy Load M anagement . . . . . . . . . . . . . . . . . . . . . . 64
Performance Goals. . . . . 66 Deliverables. . . 69
INDOOR ENVIRONMENT. . . . . . . . . . . . . . . . . . . . . 72
Good Indoor Air Quality . . . . . . . . . . . . . . . . . . . . . . . 74
Good Visual Quality. . . . . . . . . . . . . . . . . . . . . . . . . . . 77
Light Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
Acoustic Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
Noise Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Controllability of Systems. . . . . . . . . . . . . . . . . . . . . . . 82
Performance Goals. . . . . 84 Deliverables. . . 87
MATERIAL AND PRODUCT SELECTION . . . . . . . . . 90
Environmentally Preferable M aterials. . . . . . . . . . . . . . . 92
Selection for a Healthy Indoor Environment. . . . . . . . . . 93
Selection for Resource Efficiency. . . . . . . . . . . . . . . . . . 95
Selection for External Environmental Benefits . . . . . . . . 97
Performance Goals. . . . 99 Deliverables. . . .99
WATER MANAGEMENT. . . . . . . . . . . . . . . . . . . . . 102
M inimize the Use of Domestic Water . . . . . . . . . . . . . 104
Water Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105
Water Reuse . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105
Performance Goals. . . 106 Deliverables. . . 106
CONSTRUCTION ADMINISTRATION. . . . . . . . . . . 108
Environmental and Community Considerations. . . . . . 110
Health and Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . 111
Construction and Demolition Waste M anagement. . . . 112
Performance Goals. . . 113 Deliverables. . . 114
COMMISSIONING . . . . . . . . . . . . . . . . . . . . . . . . . 116
Fully Integrating Operating Systems . . . . . . . . . . . . . . 118
Commissioning Existing Buildings. . . . . . . . . . . . . . . . 119
Performance Goals. . . 120 Deliverables. . . 120
OPERATIONS AND MAINTENANCE . . . . . . . . . . . 122
Operating and M aintaining Building Systems. . . . . . . . 124
Healthy and Efficient Custodial Operations . . . . . . . . . 125
Waste Prevention and Recycling . . . . . . . . . . . . . . . . . 127
Performance Goals. . .129 Deliverables. . . 130
PART FOUR: End Pages. . . . . . . . . . . . . . . . . . . . . 132
Acknowledgments. . . . . . . . . . . . . . . . . . . . . . . . . . . 134
Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136
Acronyms. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 140
Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 142
Appendices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 148
Tabl e of Cont ent s
Ci t y Pr ocess
Desi gn Pr ocess
Si t e Desi gn
and Pl anni ng
Bui l di ng
Ener gy Use
I ndoor
Envi r onment
Mat er i al and
Pr oduct Sel ect i on
Wat er
Management
Const r uct i on
Admi ni st r at i on
Commi ssi oni ng
Oper at i ons
and Mai nt enance
Hi gh
Per f or mance
Bui l di ng
Gui del i nes
Based on a design by Carol Latman
Par t One:
Over vi ew
On any given capital project, dozensof playersfrom
both the public and private sectorsparticipate in
planning, programming, funding, design,
construction, and operation of a municipal facility.
The High Performance Building Guidelines help each
participant better understand their role in producing
improved, more efficient buildingswith reduced
environmental impacts.
These Guidelines will take each participant through
the new practicesthat must be adopted in order to
realize these goalsand achieve the higher degree of
collaboration necessary to reach the targeted
performance objectives. Asa tool, the Guidelines are
meant to both instruct and facilitate input from
public agency executivesand line staff; oversight
agenciesand elected officials; architectsand
engineers; subcontractors, journeymen, and building
custodians; and the visiting public.
Participantsshould identify the Guidelines section(s)
most applicable to their project rolessuggested by
the following chart.
All participants are strongly urged
to read Parts I and II in their entirety.
Overview
Bui l di ng Owner s
Sponsoring Agencies
Capital planning and budgeting, facility
management and operation
DDC Program Managers
Project administration
DDC Architecture & Engineering
Technical group that developsthe Specific
Requirementsand reviewsthe documents
Regul at or y and Ot her Agenci es
Building Department, City Planning,
Department of Environmental Protection,
Department of Transportation
Review and approve plansand specifications
Department of Sanitation,
DCAS/Office of Energy Conservation
Perform facility-specific servicesduring
operations; providesenergy services
Fundi ng Ent i t i es
OMB Task Force and Capital
and Expense Budget Review
Approve budget requests; analyze program
requirements
Elected Officials, City Council, Private
Organizations, Other Funding Groups
Developsproject description
Bui l di ng I ndust r y
Architects
Overall project design and coordination;
production of drawingsand specifications
Landscape Architects, Horticulturalists,
Civil Engineers
Design of site plan, roads, drainage,
plantings, site furnishings
Mechanical, Electrical, and
Structural Engineers
HVAC and electrical systems, plumbing,
utility connections, structural design
Construction Managers, Cost Estimators,
Commissioning Agents
Review, estimate and administer construction;
commission the building
Contractors, Subcontractors, Building and
Trade Associations, Waste Handlers, etc.
Bid and construct the project; commission
the building
Ot her End- User s
Public Clientele, City Taxpayers
Building usersand visitors
Ot her Reader s
Other Municipalities
Progressing other sustainable programs/initiatives
Interested Real Estate Professionals
Progressing other sustainable programs/initiatives
Desi gn
Pr ocess
Ci t y
Pr ocess
Si t e Desi gn
and Pl anni ng
Bui l di ng
Ener gy Use
I ndoor
Envi r onment
Mat er i al and
Pr oduct Sel ect i on
Wat er
Management
Const r uct i on
Admi ni st r at i on
Commi ssi oni ng Oper at i ons and
Mai nt enance
Par t i ci pant s
All participants are strongly urged to
read Parts I and II in their entirety.
Key
Chapt er s
PAGE8
Overview
Gui del i nes For mat
Building industry professionalswill notice that the Guidelines isnot organized according to
traditional technical areas. To introduce new practicesthat require a higher level of interdisciplinary
coordination, thispublication hasbeen formulated around high performance objectivesthat cut
acrossmultiple disciplinesand technical areasof expertise.
Each of the chaptersin PartsII and III follow a common format designed to lead the project team
through the basicsof green building design, construction, and operation. Beginning with the
general issuesor principlesinvolved and progressing to specific tangible activities, each chapter
containsa seriesof high performance Objectives, a summary explanation of Benefitsthat pertain
to each objective, and a seriesof Technical Strategiesto be used in achieving that objective.
Objectives
The objectivesare
summary statementsof
the key high
performance principles
or practicesthat are
becoming more
widespread throughout
the industry.
Supporting examples
and graphicsfurther
clarify or expand on
these objectives.
Benefits
Each objective hasa
number of benefitsor
advantagesthat may
be captured using the
technical strategiesthat
follow. Benefitsmay be
direct or indirect.
Technical Strategies
A seriesof
recommended design
approachesdescribe
the meansrequired to
capture the benefits.
Strategiesmay
include design
methodologies, use of
new technologies, or
administrative practices.
Example
Mi ni mi ze t he Use of Domest i c Wat er
Proper selection of plumbing fixtures, equipment, and fittingscan minimize end use of domestic
water while conserving water quality and availability.
Techni cal St r at egi es
O Fixture and fitting selection. Select plumbing fixturesand fittingsthat evince state-of-the-art
capabilitiesin termsof water conservation. Seek improved performance by specifying low water
usage water closets, urinals, showers, and lavatoriesespecially those that perform above the
standardsalready mandated by federal, state and local laws. Consider the use of:
Pressure-assist toilets
Composting toilets
Waterlessurinals(in high use areas)
Automatic shut-off controlson sinks, toilets, and urinals
O Ozonation. Consider ozonation in commercial laundering systems, condenser water systems,
and other special usesto reduce water usage and secure other benefits.
Water Savings Toilets and Faucets
New Yorks M arriot M arquis Hotel replaced 1, 800 guest room toilets (operating at
approximately five gallons per flush) with 1.6-gallon pressurized-tank toilets, resulting in an
18% reduction in total water use. In addition to typical residential water end uses, the hotel
also has extensive restaurant, catering, and recreational facilities, as well as some laundry
facilitiesDuring 1994-1997, the New York CityDepartment of Environmental Protection (DEP)
sponsored the replacement of 1.33 million toiletscitywide. Some show. erheadswere replaced
and faucet aeratorsinstalled aspart of the project. An impact evaluation of project resultsin
multi-family buildings found an average reduction in water use of 29% , or 69 gallons per
apartment per day.
Ozone Laundry
Ozone laundry systems use ozone (oxygen activated with an electrical charge) in lukewarm
water to reduce the need for detergents, bleach, and hot water. Ozone is a short-lived,
unstable gas that is created on site with an electrical generator, and immediately begins to
convert back to oxygen. In the process, it oxidizesfattyoilsand breaksthe bond between dirt
and clothing. Ozone laundry systems complement traditional laundry equipment in facilities
handling large quantities of textiles, such as hospitals, nursing homes, and correctional
institutions. Ozone is also an extremely effective biocide. Other benefits include hot water
(energy) savings, reduced water and sewer costs, chemical cost reductions, improved sewage
quality, and reduced textile degradation.
Benefits
$O
M
Reduced use
lowersmunicipal
costsfor water
treatment
$C
M
Widespread
conservation
reducesdemand
and can avoid
future waste
water treatment
facilities
construction,
along with
associated
capital costs.
A
PAGE104
70. Non-utility water refersto water not provided by the utility, such asrainwater and graywater.
Water
Management
Overview
The reader will also find coverage of Building Integrationissues(impactson other building parts)
and Performance Goals, or technical benchmarksfor use in gauging progresson a given project.
Deliverablesare those separate submittalsrequired over and above what iscalled for in the
Guide for Design Consultants. Each chapter also containsinformation on design or construction
Tools, aswell asReferencesto other sourcesof information, building codesand standards, and
background research.
Building Integration
M ore than ever, buildings
perform asa seriesof
interconnected systems.
Thissection refersreaders
to other chapterswhen its
necessary to understand
related issues.
Performance Goals
For each chapter or
subchapter, performance
goalsestablish building
performance targets.
Wherever possible, these
are expressed against
current industry
benchmarks, technical
standards, or reference
standards. The consultant
will need to ensure that
these are still current. In
some cases, performance
goalshave been offered at
two levels: Level 1can be
practically achieved through
a focused design effort.
Level 2may involve a
more concerted effort and
additional design or
construction costs.
Deliverables
To improve building
performance or establish
that the project meetsa
higher level of
performance, the
consultant, contractor,
or client may need to
submit additional
documentation or
drawings. Some of
these deliverableswill
be in addition to
submittalsoutlined in
the Guide for Design
Consultants or
Client Manual.
PAGE9
PERFORMANCE GOALS
Water
Management
Bui l di ng I nt egr at i on
Site Design and Planning. There isa relationship between site harvesting
of and storage of rainwater and minimizing the facilitysdomestic water
use by utilizing thisretained water for non-potable uses.
Building Energy Use. Reduced hot water usage lowersbuilding
energy consumption.
LEVEL 1
O Use plumbing componentsthat are certified to meet ANSI/NSF 61
(see Tools).
O Where appropriate, use harvested or retained water for seasonal irrigation
of all plant materialsand/or non-potable water useswithin the building.
LEVEL 2
O The facility should maintain water quality that meetsEPAsmaximum
contaminant level goals(M CLGs) (see Tools).
O Integrate zero water use fixturesand graywater systemsasappropriate.
Tool s
> ANSI/NSF Standard 61 Drinking Water System Components-Health Effects.
Web site: www.nsf.org
> EPA Code of Federal Regulations, Parts141-149.
> New York State Department of Health publishesa listing of certified testing labs.
Del i ver abl es
Preliminary Design. Testing data, to include:
ANSI/ASM E performance test resultsfor plumbing fixtures.
NSF certification and testing data for plumbing components.
Quantified potential savingsfrom water management strategies.
Construction.
Lab resultsof water quality testing at the point(s) of incoming service.
Post-Construction.
Lab resultsof water quality testing at taps.
Regul at or y Const r ai nt s
= The NYC Building Code doesnot specifically addressapproved materialsand methodsfor
the use of graywater. All innovative systems(such asthose strategiessuggested above) may
raise issuesof concern with local code authorities. Effective implementation requires
working closely with code officialsto obtain a variance for using non-potable water as
flushwater for water closetsand urinals, aswell asfor other graywater uses. In addition,
regulatory approvalsare required for the use of vacuum-assist water closet systems.
Ref er ences
California Department of Water Resources. Industrial/Commercial Drought: Guidebook for Water Utilities,
State of California, The ResourcesAgency, 1991.
California Department of Water Resources, Water Efficiency Guide for Business Managers and Facility
Engineers, State of California, The ResourcesAgency, 1994.
Dietmann, A.J. and S.J. Hill, Water and EnergyEfficient ClothesWashers, in Proceedings of Conserve 96,
American Water WorksAssociation, 1996.
Water
Management
PAGE105
71. NSF International isan independent, not-for-profit organization dedicated to public health, safety, and protection of the environment. The organization
developsstandards, providessuperior third-party conformity assessment services, and strivesto represent the interestsof all stakeholders.
References
Books, manuals, reference
standards, articles, other
sourcesof information on
the chapter topic.
Regulatory Constraints
Tools
The industry isdeveloping
useful design aids, many of
them computer-based, that
enable the team to better
visualize or understand a
buildingsperformance.
Overview
PAGE10
4. The US Green Building Council isthe only nonprofit consensuscoalition of the building industry which promotesthe understanding, development, and
accelerated implementation of green building policies, programs, technologies, standardsand design practices.
5. Building Research Establishment Environmental Assessment M ethod, an industry standard for assessing a buildingsenvironmental quality and performance.
Use of t he Gui del i nes wi t h Ot her Document s
The Guidelines have been written in such a way asto complement a wide range of existing
documentsthat govern the design, construction, and operation of the NYC capital projects
managed by DDC. These include City procedural manualsand contract documents. In addition, the
Guidelines also reference the large volume of available information on green buildingsand green
building evaluation and rating systems.
Rel at i onshi p of t he Gui del i nes t o ot her DDC document s
NYC DDC Guide for Design Consultants, the Agreement, and the Specific Requirements
The consultantscontract consistsof three documents: the Agreement, the Specific Requirements
(SR), and the Guide for Design Consultants. Taken together, the Agreement, which the consultant
signs, and the SR define the consultantscontractual obligationsfor the project at hand. The Guide
for Design Consultants supplementsthe Agreement and SR.
The High Performance Building Guidelines will affect these documentsasfollows:
The Guidelines will be used by the client agency and DDC program and technical staff in writing
the SR. The Guidelines will help identify and define additional contract deliverables over and
above those called for in the Guide for Design Consultants. These will be called out in the SR.
NYC DDC Client Manual
The Client Manual documentsthe procedurescarried out by DDC in administering capital projectson
behalf of itssponsor agencies. The client agencies rolesand responsibilitiesare described therein.
The Guidelines will affect this document by further defining the client agencies responsibilities
prior to project commencement budgeting, site selection, strategic planning, and programming,
as well as additional responsibilities during design procurement, design, and construction. The
Guidelines describe additional responsibilities such as commissioning, operations and
maintenance procedures.
Rel at i onshi p of t he Gui del i nes t o exi st i ng codes and st andar ds
The establishment of standardized whole building energy and environmental performance goals
hasproven to be a difficult and complex task for the building industry. Thisisdue in part to the fact
that building energy and environmental performance variessignificantly based on climate, building
type, operational use profiles, and other variables. In addition, technology israpidly transforming
the configuration, composition and use of materialsand equipment.
In termsof building energy use today, the governing standard for the performance goals
established in these Guidelines isthe New York State Energy Conservation and Construction Code
(NYS Energy Code), last amended for non-residential buildingsin 1989. It establishesthe minimum
building construction and mechanical system efficienciesthat must be achieved in order to produce
a code-compliant building in New York State today. At present, the NYS Energy Code fallsshort of
current commercial building practice, and isbeing revised to reflect current technology and practice.
Similarly, indoor air quality issuesare covered by such standardsasASHRAE 62-1989, a standard
long under public review that isnow under continuousmaintenance.
Despite these limitations, the performance goalscontained in the Guidelines are expressed,
wherever possible, in termsof meeting or exceeding current industry codes, technical standards,
or reference standards.
Rel at i onshi p of t he Gui del i nes t o gr een bui l di ng r at i ng syst ems
At thistime, a number of national and international building rating and evaluation systemsare being
developed to better define the attributesof a green building, and provide a definitive standard for
high performance from a whole building perspective. The US Green Building Council
4
hasdeveloped
the LEED
TM
Green Building Rating system. The system strikesa balance between effective practices
and emerging conceptsthrough itsfeature-oriented use of energy and environmental principlesto
earn creditstoward certification. The system meritscomparison with other emerging international
rating systems, such asBREEAM .
5
The reader isencouraged to reference the LEED creditssystem in
relation to the performance goalsand technical strategiescontained in these Guidelines.
Overview
Appl yi ng t he Gui del i nes t o NYC capi t al pr oj ect s
New construction vs. renovation
The Guidelines define objectives, strategies, benefits, performance goals, etc. that will apply to
either renovation or new construction. In some cases, the performance goalsmay differ, because in
a renovation, the buildingssite, orientation, massing, structural systemsand other attributes
already exist. Their performance may be upgraded, but they cannot be radically altered, and
therefore performance expectationsmay be realistically downgraded.
Building renovations and systems upgrades
Client agenciesmay dramatically improve an existing buildingsperformance if they follow the
planning principlescontained in the Guidelines. One key principle relatesto building integration,
which recognizesthat the variousarchitectural, mechanical, and electrical systemsare
interdependent. Capital planning, therefore, should take into account a long-term view of the
whole building. Even with limited capital funding, incrementally improving the building envelope
and variousbuilding systemsin the right order will result in long-term operating and capital savings
when the following principlesof building integration are applied:
1. M ake comprehensive facility investmentsand perform them in the proper
sequence to ensure appropriate load matching.
2. Improve the thermal performance of the building envelope first, while properly
sequencing the upgrade(s) of mechanical and electrical systems. Replacement of
whole central systemsshould come last in the order of priority.
For example, building exterior weatherization or stabilization, such aswindow replacement or
improved roofing insulation, reducesheating and cooling loads. High-efficiency lighting upgrades
and replacing fansand motorsin air-handling systemsmay further reduce loads. These improvements
should precedeor be performed simultaneously with replacement of major HVAC equipment to
ensure proper load matching. Thissequence avoidswasting money on major HVAC equipment
investmentsthat would otherwise become partially redundant based on later load reductions.
New construction
A new facility thatsplanned with an eye toward sustainability from day one representsan
unprecedented opportunity to showcase high performance principlesand optimize building features
in an integrated manner. High performance principlesand practicesapplied to site-selection issues,
site planning, and design can reap significant capital and operating savingsaswell asother
municipal benefits.
PAGE11
Pur pose of t hese Gui del i nes
Why do we need t hem?
With publication of these Guidelines, the New York City Department of Design and Construction is
stepping up itscommitment to integrating high performance design principles into the facilitiesit
buildsor renovatesto house critical municipal services. Increasingly, green building objectivesare
making their way into mainstream practice in thiscountry through legislative or government agency
action, aswell asthrough non-profit, or corporate leadership. Using these Guidelines enablesDDC
to commission high performance public facilitiesthat improve the general standardsfor good
design in the metropolitan region. The Guidelines promote both policy and technical strategiesfor
City agencies, designers, and builders. They set out common sense targetsfor building
performance, the meansto achieve those objectives, and the necessary toolsand references.
The Guidelines identify building actionsthat are practical and cost-
effective today. They spell out the benefitsand encourage best
practiceswhile striving to overcome many of the traditional barriers
to optimizing building design.
Who wi l l use t hem?
The Guidelines have been designed for use by all participants in the
New York City capital construction process, so we should begin by
viewing thisasa teambuilding process. The initial chaptersmake the
technical performance goalsclear and comprehensible to funding
and oversight agencies. They encourage client agenciesto align high
performance building objectiveswith their service mission, and to
select appropriate, attainable goalsfrom among alternative levelsof
performance. They encourage retooling of conventional programming
and budgeting processes, and provide roadmapsfor effective change.
For elected officialsand agency and oversight budget analysts, the
Guidelines identify costsand benefits, thusencouraging long-term
(life-cycle) approachesto capital decisions, asopposed to those
driven solely by first cost. For the client end-users, these chapters
provide operating staff with toolsfor a legacy of comfort and
economy, along with the meansto reduce or eliminate inefficiency,
waste, and pollution throughout the buildingsuseful life.
Successful high performance projectsdepend on obtaining the
appropriate green building expertise from the Citysprivate sector
partners. These include the consulting architectural and engineering
firmscontracted for design services, aswell asthe construction
managers, contractors, and tradespeople who accomplish the work.
The Guidelines help the design and construction team foster
multidisciplinary design thinking in order to achieve the lowest end-use cost. At the
same time, the Guidelines demand new levelsof proficiency from consultantsand
contractorsalike in special disciplinessuch asenergy modeling and building
commissioning.
The high visibility and symbolic position of a civic facility makesit an excellent forum
for educating a wide audience, showcasing new technologies, and adopting
innovative businesspractices. Public worksaccount for a large percentage of the
metropolitan regionsconstruction economy. Asa significant consumer of technical
services, DDC, in commissioning environmentally sound public facilities, will help
accelerate the introduction of sustainable building practices, while growing the
market for competitively-priced green products. Thus, from an economic
development standpoint, proficiency with sustainable concepts, technologies,
renewables, and other high efficiency materialsand procedureswill help ensure the
New York City construction industryscontinuing prominence in global markets.
PAGE12
Natural Resources Defense
Council (NRDC) National
Headquarters, New York City
Skylightsabove the central
interconnecting stairsilluminates
shared spaceson all three floors.
The NRDC headquarters,
completed in 1989, wasone of
the first green renovation
projectsin New York City.
The Croxton Collaborative
photo: Otto Baitz
Overview
Overview
An Over vi ew of Hi gh Per f or mance Bui l di ngs
What i s a hi gh per f or mance bui l di ng?
New achievers
M any successful new building projectsare taking shape throughout the country today, calling into
question the performance level of more typical construction endeavors, and prompting usto ask
just how far our conventional buildingsare falling short of the mark. At the head of the classare
a seriesof energy- and resource-efficient projectsthat are reaping meaningful energy and cost
savingsalong with important associated benefits. Buildingslike the Federal Courthouse in Denver,
a new U.S. Environmental Protection Agency facility in North Carolina, the Gapsnew San Bruno,
California, headquarters, Four TimesSquare (the Cond Nast building shown on thispage), and the
Natural ResourcesDefense Council
and Audubon House renovationshere
in New York City (shown on the
previouspage) boast numerous
value-added features, commonly
known as green, sustainable, or
simply high performance.
The great news is that
enhanced environmental
responsibility in high-rise
construction does not
have to significantly
increase the cost of
the project.
Dan Tishman,
President, Tishman Construction,
Lessons Learned, Four Times Square
PAGE13
The Cond Nast Building
This48-story tower at Four Times
Square will be the first project of its
size to adopt state-of-the-art
standardsfor energy conservation,
indoor air quality, recycling systems,
and the use of sustainable
manufacturing processes.
Fox & Fowle Architects
Overview
PAGE14
6. Romm, J.J., and Browning, W.D., Greening the Building and the Bottom Line: Increasing Productivity through Energy-Efficient Design, 1994.
Basi c obj ect i ves
Regardlessof terminology, the objectivesare the same. From project outset, these building owners,
designers, and contractorsactively committed to maximizing operational energy savings, providing
healthy interiors, and limiting the detrimental environmental impactsof the buildings construction
and operation. Asa consequence, they have also leveraged some compelling side benefits. The
building occupantsenjoy an improved sense of health and well-being that can be attributed to
improved daylighting, quality high-efficiency lighting, and better indoor air. Some of these building
ownershave reported tangible increasesin worker
productivity. In many cases, these productivity gains
have dwarfed the buildingscombined capital,
operations, and maintenance cost savings.
6
These
projects collective successesallow usto pinpoint
shortcomingsin conventional building standardsand
construction methods, and to establish realistic,
attainable goals.
DDC hi gh per f or mance bui l di ngs oppor t uni t i es
DDCsclient agenciesdeliver vital municipal services
through such diverse facilitiesaslibraries, cultural
institutions, police and fire stations, and health and
daycare centers. The variousvalue-added features
offered by high performance facilitieswill complement
each agencysmission and enhance service delivery.
The annual energy cost for City facilitiesisapproximately $400 million. By integrating these
Guidelines into the facility renovation and new construction process, the City can capture operating
savingsthat can then be redirected toward improving building maintenance or enhancing other
municipal services. By incorporating environmentally sound materialsand systems, improving indoor
air quality and daylighting, the City will improve the value of itsinterior public spacesand realize
indirect returnsthrough improved health and well-being of City workersand other building
occupantsor visitors.
Because these other
benefitsare more
difficult to quantify
than direct energy
savings, the real value
of high performance
buildingscan be easily
be underestimated by
traditional accounting
methodsthat do not
recognize external
municipal and regional
costsand benefits.
High performance
building cost
evaluationsshould
address, in some
measure, the
economic, social, and
environmental benefits
that accompany green
buildings.
(See Part I:
Measurable Benefits, p.20).
City of
San Diego
Ridgehaven
Building
The City of San
Diego, together
with San Diego Gas
& Electric, created a
showcase for the
economic and
environmental
benefitsof green
renovation in this
upgrade of a 1980s
commercial structure.
City of San Diego
photo: Adam Saling
New South Jamaica Branch Library
A rendering of the first of several DDC showcase high performance projects, now under construction.
Stein White Architects, LLC
Overview
PAGE15
Hi gh per f or mance bui l di ng f eat ur es and benef i t s
The following design, construction, and operation activitiescan result in value-added public
buildings. Direct, indirect, and external benefitsare also briefly identified and discussed.
. Energy Efficiency/Clean Energy Resources
Actions: Reduce energy use and demand through passive solar techniquesand integrated building
design. Thisprocesslooksat optimum siting/orientation and maximizesthe thermal efficiency of
the building envelope (windows, walls, roof) while considering the interaction of the HVAC,
lighting, and control systems. Integrated design usesdaylight to reduce electrical demand, and
incorporatesenergy efficient lighting, motors, and equipment. It encourages right-sizing of
mechanical systemsto avoid higher first costs. Where feasible, renewable energy sourcessuch as
photovoltaic cells, solar hot water, and geothermal exchange are used in tandem with other low-
emission technologies, such asfuel cells.
Benefits: Direct energy cost savings(fuel and electricity) and other life cycle savingsyield a good
rate of return based on the initial investment. Other external benefitsinclude improved air quality
from reduced fuel consumption (limiting nitrousoxide, sulfur dioxide, methane, and other gases
that contribute to air pollution). Similarly, reducing the overall aggregate electrical load significantly
reducescarbon dioxide emissions, the primary greenhouse gasimplicated in global climate change.
. Improved Indoor Environment
Actions: Improve indoor air quality by eliminating unhealthy emissions such asvolatile organic
compounds, or VOCs from building materials, products, and furnishings, and through outside
filtering and distribution techniquesthat control pollutants. Improve the thermal qualitiesand
comfort levelsof all occupied spaces. M aximize the use of controlled daylighting which can then
be augmented by high quality artificial lighting. Provide good acoustic control. Wherever possible,
offer occupant the ability to regulate their personal comfort.
Benefits: High performance facilitiescan help addressa wide range of human resource concerns
by improving the total quality of the interior environment. In addition, attention to building
wellnesstoday helpsavoid future costsfor correcting sick building syndrome. Such well building
design emphasiscan improve occupant comfort, health, and well-being, in turn reducing employee
absenteeism and turnover. The same benefitsapply to the facilityspublic users.
. Source Reduction, Pollution Prevention and Recycling
Actions: Where equivalent in quality, cost, and performance, use green building materialsand
interior furnishingsthat are made from recycled or renewable resources, are themselvesrecyclable,
and that have been manufactured in a manner least damaging to the environment. Implement
construction and demolition (C& D) waste prevention/management strategiesand selective site-
sorting of materialsfor salvage, recycling, or disposal.
Benefits: These actionswill prevent unnecessary depletion of natural resourcesand will reduce air,
water, and soil pollution. They will also strengthen the market for recycled materials, and the
manufacture of productswith post-consumer content. Long-term, better C& D waste management
can reduce waste disposal costs, ease stresson landfills, and minimize the cost of transporting
waste to disposal facilitiesoutside the City.
. Building Operations Resource Management
Actions: Design in waysthat promote good building operationspractices: conserve water using
site- and facility-wide measures, create space for everyday waste recycling, and improve
housekeeping practicesthrough use of benign cleaning productsand more efficient cleaning and
maintenance protocols.
Benefits: Water conservation measureswill help maintain New York Cityswater quality and avoid
potential future costsby reducing overall loadson water filtration and treatment systems. M ore
efficient cleaning and custodial protocolsmay increase productivity of custodial staff, while
improved housekeeping measureswill contribute to overall occupant health and well-being.
Overview
Reconci l i ng economi cs and envi r onment al concer ns
Then I say the earth belongs to each...generation during its course, fully and in its own
right, no generation can contract debts greater than may be paid during the course of its
own existence.
Thomas Jefferson
DDCsbuilding projects our libraries, firehouses, cultural institutions, daycare centers, courthouses,
and other public facilities bring a wealth of social and economic benefitsto our communities. Yet
in weighing these benefits, we should also be aware of how our buildingsdirectly and indirectly
contribute to environmental and human health problems. Few people in the building trades, let
alone average citizens, fully realize the extent to which building construction and operation
generatesmaterial waste and resultsin energy inefficienciesand pollution. These so-called
externalized costs do not show up on any balance sheet, meaning that the environment and
ultimately society in general will be forced to absorb them. Every day, buildingssquander valuable
capital by wasting energy, water, natural resources, and human labor. M ost of thiswaste happens
inadvertently, asa result of following accustomed practicesthat often just meet, but fail to exceed,
building codes. Progressive owners, manufacturers, and developershave begun to convert these
liabilitiesinto economic opportunitiesby adopting cost-effective new technologies, processes, and
materialsthat dramatically reduce environmental impactswhile increasing profitability.
Hidden costs of construction
The hidden costsof construction include the adverse environmental impactsof construction-related
activities. Todaysdesign decisionshave local, regional, and global consequences. According to the
Worldwatch Institute, almost 40% of the 7.5 billion tonsof raw materialsannually extracted from
the earth are transformed into the concrete, steel, sheetrock, glass, rubber, and other elementsof
our built environment. In the process, landscapesand forestsare destroyed, and pollutantsare
released into the soil, water, and air. Twenty-five percent of our annual wood harvest isused for
construction, which contributesto flooding, deforestation, and lossof biodiversity.
7
Operating a building exactsan ongoing toll on the environment aswell. Globally, buildingsuse
about 16% of our total water withdrawals; here in the U.S. that amountsto about 55 gallonsper
person each day. Buildingsconsume about 40% of the worldsenergy production. Asa
consequence, buildingsare involved in producing about 40% of the sulfur dioxide and nitrogen
oxidesthat cause acid rain and contribute to smog formation. Building energy use also produces
33% , or roughly 2.5 billion tons, of all annual carbon dioxide emissions,
8
significantly contributing
to the climate changeswrought by the accumulation of thisheat-trapping gas.
Today, we are just beginning to understand the high cost of inefficient practicesin yet another
critical realm: our buildings interior environments. The U.S. Environmental Protection Agency has
ranked poor indoor air quality asamong the top five environmental risksto public health, and
claimsthat unhealthy indoor air (which may be two to eight timesmore contaminated than outside
air) can be found in up to 30% of new and renovated buildings.
9
Asa nation, the price we pay for
thissub-par performance rangesfrom $10-60 billion in combined health premiums, absenteeism,
and annual productivity lossesdue to sick building syndrome and building-related illnesses.
10
M unicipalitiesalso pay indirect premiumsfor lessefficient, traditionally built facilities. These
buildingscan impose unnecessary additional burdenson municipal servicessuch aswater supply
and treatment and solid waste management, indirectly affecting local taxesand municipal budgets.
A no-regrets action
Looking acrossthe full spectrum of conventional building performance, itsclear that our design
and construction practicesare falling short of what could be achieved with even a small number of
strategic, cost-effective corrections. M any industrieshave a growing appreciation that sound
economic and environmental choicesare not mutually exclusive, but instead are compatible to the
point of being interdependent. Thissuggeststhat high performance building practiceswill be
increasingly market-driven asthe economic advantagesof environmentally sound design and
construction continue to gain industry recognition and support. Therefore, implementing these
practicesshould be considered a no-regrets policy initiative that resultsin economic gain while
producing positive environmental results.
PAGE16
7. Roodman, D. M ., and Lenssen, N. A Building Revolution: How Ecology and Health Concerns are Transforming Construction, Worldwatch Paper 124. M arch 95 p.22-25.
8. Ibid.
9. Lippiatt, B. and Norris, G. Selecting Environmentally and Economically Balanced building M aterials: National Institute of Standardsand Technology Special Publication
888, Second International Green Building Conference and Exposition 1995 (Gaithersburg, M D) NIST, 1995, 37.
10. Ibid p. 38
Asa nation,
the price we
pay for this
sub-par
performance
rangesfrom
$10-60 billion
in combined
health
premiums,
absenteeism,
and annual
productivity
lossesdue to
sick building
syndrome
and building-
related
illnesses
A
Overview
Wel l - i nt egr at ed desi gn and const r uct i on
A whole greater than the sum of its parts
An integrated or whole building design approach requiresthinking about the building and itssite
asa seriesof interlinked and interdependent systems, so that a single design refinement might
simultaneously improve several building systems performance. Like the domino effect, one
refinement can trigger multiple savingsor other benefits. For example, careful decisionson building
shape and window placement that take into account both prevailing wind and sun angles, may not
only enhance a buildingsthermal performance, but can also result in improved daylighting. These
measureswill reduce both heating and cooling loads, and in turn, could generate first cost savings
achieved through downsizing HVAC equipment and reducing mechanical space requirements.
Using simple, time-honored techniques
High performance designsdraw on principlesused in much older building practices. Assuch, they
rely on the manipulation of land features, building form, and exterior materialsto manage the
climate and get the most out of the materialsat hand before invoking electrical and mechanical
assistance from energy-driven heating, cooling, and lighting systems. High performance design also
favors state-of-the-shelf technology over sophisticated state-of-the-art equipment. The
preference for keeping equipment assimple and maintenance-free aspossible isvital to the
interestsof client agencies, given their limited operating budgets.
Team design
High performance outcomesalso demand a much more integrated team approach to the design
processand mark a departure from traditional practices, where emerging designsare handed
sequentially from architect to engineer to sub-consultant. A unified, more team-driven design and
construction processbringstogether variousexpertsearly in the goal-setting process. Thishelps
high performance buildingsachieve significantly higher targetsfor energy efficiency and
environmental performance.
A team-driven approach is, in effect, front-loading of expertise. One or more facilitated workshops
might involve the owner, design professionals, operators, and contractors(where possible) in a
brainstorming session or partnering approach that encouragescooperation in achieving high
performance goalswhile breaking down traditional adversarial roles. During design development,
frequent input from usersand operatorscan accelerate progress, eliminate redundant efforts,
engender commitment to decisions, reduce errors, and identify synergistic opportunities.
Innovative products and tools
An integrated building design processreexaminesthe use of traditional productsor building
assemblies, and identifiesinnovative technologiesor green product and system alternativesthat
offer significantly improved environmental performance. These progressive design approachescan
be further refined through the use of computer energy modeling. Energy modeling simulatesthe
proposed designsresponse to climate and season. Designerscan preview and improve the
performance of interdependent featuressuch asorientation, daylighting, alternative building shell
design, and variousmechanical systems. Energy modeling quickly evaluatescost-effective design
optionsfor the building envelope or mechanical systemsby simulating the variousalternativesin
combination. Thisprocesstakesmuch of the guesswork out of green building design and
specification, and enablesa fairly accurate cost/benefit forecasting.
Discovering the DOE-2 model was invaluable. I cant imagine doing this kind of project without
it ever again...With this technique, we can actually prove to our clients how much money they
will be saving.
Robert Fox,
Principal, Fox & Fowle,
architect of Four TimesSquare,
Lessons Learned, Four Times Square
PAGE17
Cur r ent bar r i er s t o hi gh per f or mance bui l di ngs
The Guidelines try to anticipate some of the difficultiesthat may be encountered in
mainstreaming high performance design and construction. The chaptersand tools
have been designed to help motivate all partiesto a capital project, building political
will and administrative support for important high performance building investments.
Present obstaclesinclude:
Steep industry learning curve
There isa general lack of knowledge about the economic
and environmental benefitsof high performance buildings,
aswell asa dearth of familiarity with green building concepts
and practices.
Fiscal considerations
Current fiscal policiesmandate relatively rapid paybacks
for energy efficiency improvements. To finance deeper
retrofits(system upgradesand improvementsto building
envelopes), which may yield some initial economic
advantages, but much greater operating savingsover time,
investmentswith lower ratesof return and longer payback
cyclesshould be considered.
Barriers to Implementation
Departmentsand funding entitiesare lesslikely to sponsor
energy- and infrastructure-related programsover higher-
visibility improvementssuch asa playground or new wing.
Additionally, the Citysenergy budget iscentralized, so
agencieshave little motivation to fund and manage
efficiency-oriented capital improvementsin the absence of
specific financial incentives, such asshared savings.
Regulatory disincentives
The New York City Building Code and the New York State
Energy Code each define code compliance in termsof
meeting a minimal standard for system performance. In
practice, thisdiscouragesindustry performance beyond the
bare bonesof code minimum.
PAGE18
Overview
Overview
PAGE19
Measur abl e Cost s and Benef i t s
In order to identify the variouseconomic, environmental, and social benefitsthat high performance
buildingswill accrue for New York City, a more integrated and consistent approach to measuring
these benefitsisrequired. Proposed below isa system for describing project costs/benefitsthat goes
beyond what the City conventionally measuresin itscapital programs. These costs/benefitsare
sorted according to how they might impact the variouscomponentsof the Citysbudget:
$O = Operating budget
$C = Capital budget
$P = Personnel budget
A suffix further identifiesthe benefitsprimary scopeof influence:
F = Facility-specific benefits
M = M unicipal-level benefits
S = Social benefits(shared by society at large)
Thus, if a measure impactsa facilitysoperating budget, the symbol is$O
F
. Other benefitsare coded
asfollows:
$D
S
= Regional economic development
$A
S
= Benefitsfrom reduced air emissions/emissionscredits
E
S
= External environmental benefits(not quantifiable)
G = General benefits(not quantifiable)
$O
F
$C
F
$P
F
$O
M
$C
M
$D
S
$A
S
E
S
G
Reduced Operating
Energy Expenditures
Operational and
M aintenance Savings
Incremental Construction
Cost Impact
Personnel Expenditure
Reductions
Reduced M unicipal
Operating Expenditures
Reduced Infrastructure
Construction Costs
Economic Development
EmissionsReduction/
Clean Air
Environmental Benefits
General Benefits
Anticipated expense budget operating savingsfrom reduced energyconsumption as
measured against conventional practicesmandated under the NYS EnergyCode.
Anticipated reduction in facility operating coststhrough savingsin labor, waste
handling, and streamlining of housekeeping and maintenance procedures.
Line item and/or overall capital construction cost increases/decreases.
Improved working environment leading to reduced absenteeism and increased
employee retention. Potential improvementsin performance/productivity.
Diverting of building waste from landfillsthrough construction, operational, and
hazardouswaste reduction; waste prevention, reuse, and recycling. Savingsresulting
from water treatment reduction.
Avoided capital costsfor expanded water supply, sewer systemsand wastewater
treatment plants.
Indirect economic benefitsinclude reduced expenditure for energy related industries
out of state. Development of the clean technologiesindustry within city and state,
making the city and the state an attractive place for clean energy companiesto
reside. Long-term competitivenessof regional construction industry. Development of
local environmentally preferable product markets.
Cleaner air through reduced consumption of fossil fuels(reduction of carbon dioxide,
oxidesof nitrogen, and sulfur dioxide, aswell asparticulates, mercury.) Accumulated
' emissionscredits' from energy efficient public buildingscould be tradeable in the
future or have monetary value.
Environmental benefitsinclude climate change stabilization; soil, air and water
pollution prevention; preservation of forestsand biodiversity.

Asnoted, these varied benefitsare not measureable, such asteam building and
education of participantsin the design process.
Faci l i t y- Speci f i c Benef i t s (
F
)
Muni ci pal Avoi ded Cost s (
M
)
Regi onal Economi c Devel opment (
S
)
Ext er nal Envi r onment al Benef i t s (
S
)
Symbol Measur ement Descr i pt i on of Measur abl e Cost s/ Benef i t s
Gener al Benef i t s (
G
)
In each
of the
following
chapters in
the
Guidelines,
the
relevant
benefit(s)
are called
out using
these
symbols.
A
Overview
PAGE20
Measur abl e Cost s and Benef i t s f r om Hi gh Per f or mance Bui l di ngs
Thissection describessome of the measurable benefitsthat can be achieved by integrating high
performance measuresin New York City public buildings. Explanation of the methodsused in quantifying
benefitsare provided in the Appendix, along with examplesof benefitsand actual savingsrealized.
In some instances, we have included benefitsof high performance building practicesthat do not
accrue to City agencies. Thisisdue to the fact that a number of these practicesmake good
economic sense, but do not result in any financial savingsto the City agency, either because the
benefit accruesdirectly to the City budget or to society in general, or because there isa benefit that
would exist if the City altered a particular policy or budgeting practice.
The range of estimated savings presented herein should not be considered as absolute predictions of savings,
but rather as guidelines which show the relative weight of savings potential in relation to each other.
I . Faci l i t y- Speci f i c Benef i t s (
F
)
A. Reduced Operational Energy Expenditures ($O
F
)
High performance buildingswith improved envelopesand efficient lighting, equipment, and HVAC
systemsuse lessenergy than conventional buildings. Potential savingsmay be measured by
determining an annual energy cost budget for a building designed in accordance with these
Guidelines and comparing it to an energy cost budget for the same building designed to meet
minimum New York State Energy Conservation and Construction Code or other baseline
requirements.
11
The annual operating budget savingswill equal the difference between the
respective energy cost budgets.
12
For a typical 100, 000 square foot municipal building, a 35%
savingsin energy use would result in a reduction of up to $70, 000 in energy costseach year.
13
B. Operations and Maintenance Savings ($O
F
)
1. Reduced Water Consumption.
Installing water metersin residential buildingsand billing for service based on consumption hascaused
building occupantsto diminish their water use byan average of 20% , primarilythrough conscious
effortsto reduce waste (such asrepairing leaks).
15
Occupantscan further reduce water consumption by
installing efficient plumbing fixtures. If all municipal buildingsused commerciallyavailable water-saving
technologiesto reduce water consumption by 20% (compared to fixturesmeeting the minimum
requirementsof the 1992 Energy Policy Act [EPACT]), the City could save over $625, 000 a year.
16
Actual savingsare likely to be even greater, because retrofitting existing buildingswill result in
replacement of plumbing fixturesinstalled prior to 1995, most of which use significantly more
water than those governed by EPACT.
At present, however, the City paysa flat sum for water use in itsown buildings. Asa result,
reducing water consumption will not result in direct cost savingsfor individual facilities, but will
instead yield financial benefitsto the City budget.
2.Reduced Municipal Solid Waste.
City agenciesdo not directly pay for collection, transport, and disposal of the solid waste they
generate, so operationsand maintenance (O& M ) savingsachieved by implementing the waste
reduction and recycling measuresrecommended herein will not directly accrue to the agency
(except to the extent that the need to purchase new materialswill be reduced). Instead, the City
will realize these savingsin itsDepartment of Sanitation budget. When the Fresh Killslandfill
closes, the City will be forced to pay export feesfor all municipal solid waste. The cost of exporting
to other landfillsiscurrently $40-60/ton, including transportation but not collection
18
(thiscost will
undoubtedly rise). By pursuing recycling and waste reduction measuresrecommended in these
Guidelines, City tenantsin high performance buildingscan reduce landfill costswhile helping the
City reach itsrecycling goals. In addition, recycled materialsfrom municipal buildingscan reap
monetary benefits. Depending on the material and current market prices, recyclablescan bring
revenuesof $30-40/ton.
19
If municipal buildingsdiverted an additional 10% of their solid waste
stream to recycling, the City would save nearly $3 million per year.
20
Range of
Savings:
$.30.80
per square
foot each
year.
14
A
Range of
Savings:
$.0025
.0050
per square
foot each
year.
17
Average
Savings:
$.017
per square
foot each
year.
21
A
A
11. The NYS Energy Conservation Construction Code providesthe most simple and straightforward baseline but may not alwaysreflect current industry
standards, which often exceed minimum code requirementsfor energy performance.
12. The exact savingswill largely depend on the facility type; i.e., facilitieswith intensive energy use will save more than those with light energy use. Actual cost
savingsalso will fluctuate from year to year due to variationsin weather and energy prices.
13. Thiscalculation isbased on a range of energy costsof $1.50 - $2.00 per square foot.
14. Thiscalculation isbased on a range of energy costsof $1.50 - $2.00 per square foot and a range of energy savingsbetween 20% and 40% . In private
sector buildingsenergy costsare higher and therefore savingsfrom reduced consumption would be greater.
15. Personal Communication with Rick Diamond and Alan M eier, Lawrence Berkeley National Laboratory 12/8/98.
16. Thiscalculation isbased on an estimate of 650 occupantsper 100, 000 square feet, working 250 daysper year, using 20 gallonsof water per day. Savings
equalsthe value of water saved at $0.00189 per gallon, lessthe cost of efficiency measuresat $0.00104 per gallon of water saved.
17. Thiscalculation isbased on an estimated usage rage of 32.5 gallonsper square foot per year, water costsof $0.00189 per gallon, conservation costsof
$0.00104 per gallon of water saved, and consumption reduction of 10% to 20% .
18. Communication with DOS Bureau of Waste Prevention, Reuse and Recycling staff, 10/14/98.
19. DOS Bureau of Waste Prevention, Reuse and Recycling, 10/14/98.
20. Thiscalculation isbased on figuresderived from Department of Sanitationscurrent Solid Waste M anagement Plan (see Appendix B).
21. See Appendix B.
Overview
PAGE21
3. Improved Maintenance of Buildings.
The CitysO& M budgetstend to be set independently of O& M needs. Thiscan result in a large
backlog of maintenance and reduce the savingspotential of high efficiency systems. Conversely,
implementing high performance housekeeping practicesand designing buildingsfor more efficient
maintenance can eliminate deferred maintenance and improve the performance and durability of
building systems. While not resulting in direct savingsto the personnel budget, these practices
may have a positive impact on the quality of life for building occupantsand maintenance staff,
and result in increased productivity. Where no maintenance backlog exists, real operational savings
are much more likely.
C. Construction Cost Trade-Offs ($C
F
)
Adherence to the Guidelines islikely to result in some discrete first cost savingson certain items. For
example, specifying double glazed windowswith high performance selective coatings, in conjunction
with an energy efficient lighting design, may reduce heat lossand gain to such an extent that it will
be possible to downsize the entire HVAC system (chillers, boilers, fans, pumps, ducts, pipes, etc.).
Although savingson specific itemsmay be significant, the reduction to the capital budget islikely to
be offset by other expenditures, such asthe increased cost of high performance windowsor
measuresto assure good indoor air quality. In most cases, adherence to the Guidelineswill result in a
marginal increase to the capital budget asa whole.
23
Following the integrated design and
development strategiesrecommended herein isthe best way to maximize the opportunitiesfor cost
trade-offsand minimize or eliminate any capital cost premiums.
24
D. Reduced Disposal Costs for Construction and Demolition Waste ( $C
F
)
M easuresto reduce construction and demolition (C& D) waste include reusing existing structuresand
materials, avoiding the purchase of excessmaterialsand reducing materialspackaging. Reducing
waste lowersthe cost to contractorswho must pay for C& D waste collection and disposal (estimated
at $75.00 per ton).
25
Reducing C& D waste providesa number of additional benefitsto the City, as
discussed in the Construction Administration chapter. While savingsopportunitiesexist, there is
currently not enough consensuson C& D waste data to provide a range of savings.
E. Increased Employee Performance( $P
F
)
1. Increased Productivity.
A growing body of case study evidence supportsthe theory that high performance buildings
those with better lighting, improved ventilation, and fewer air contaminants are beneficial
to employee health and productivity. Although precise methodsof measuring these costsand
benefitsare still in development, the potential for savingsissignificant. In New York City, annual
agency personnel costsvary from $200-300 per square foot for administrative agencies, to over
$500 per square foot for uniform agencies.
26
A 1% increase in productivity could be worth $2.00
to $5.00 per square foot, or up to $500, 000 a year for a 100, 000 square foot building.
2. Reduced Absenteeism and Employee Turnover.
Investing in high performance buildingscan also help insure against predictable lossesin
productivity. The New York City personnel servicesbudget isabout $18.4 billion a year.
27
Total
equivalent sick leave taken isabout 9 daysa year. If a healthier work environment reduced the
average number of employee sick daystaken each year to 8 or 7, the City could realize benefitsof
$55 million to $110 million each year.
28
Lossof productivity and additional personnel costsoccasioned by employee turnover can also be
significant, though environmental conditionsare only some of the many factorsthat contribute to
the turnover problem. If investing in a better work environment helped the City increase retention
by only 1% , the avoided cost of personnel turnover could exceed $120 million per year.
29
F. Reduced Exposure to Risk of Litigation ($P
F
)
Improving the quality of life for building occupantscan reduce the Citysrisk of exposure to
litigation related to the work environment, including sick building syndrome, exposure to chemicals
and hazardousmaterials, and accidentsresulting from improper maintenance. The growing awareness
of and willingnessto take legal action over illnessespotentially associated with the building
environment may increase the Citysvulnerability to litigation arising therefrom.
22. Thiscalculation isbased on housekeeping and maintenance costsof $2.30 per square foot and efficiency improvementsof 5-35% . Ashkin, Stephen, Green and Clean:
The DesignersImpact on Housekeeping and M aintenance Proceedingsfrom The 21
st
Century Outlook Conference Technical Papers, American Institute of Architects,
1997, at 186.
23. However, in caseswhere use of the guidelinesresultsin substantial recycling of an existing structure or a decision to forego new construction altogether, savingsto
the capital budget will likely be substantial.
24. See the Appendix A for Executive Summary from the Environmentally Responsible Building GuidelinesProject.
25. Fishbein, Bette K., Building for the Future: Strategies to Reduce Construction and Demolition Waste in Municipal Projects, INFORM , June, 1998, page 10.
26. Based on a FY 99 sampling of agenciesheadcount, square footage and Citywide personnel servicesinformation.
27. New York Office of M anagement and Budget, FY 99 New York budget information.
28. Thiscalculation isbased on a 250-day work year and assumesthat 75% of the total personnel servicesbudget, or $13.8 million, isallocated to salary, which resultsin
City paymentsof $55 million per day in salary. Reducing absenteeism for all employeesby one day isthusvalued at $55 million.
29. Thiscalculation isbased on annual salary expendituresof $13.8 billion, an estimated current turnover rate of 14.29% , and a first-year productivity level of 54.17% , for a
citywide productivity level of 93.45% . Reducing turnover to 13.29% would increase city-wide productivity to 93.91% .
Range of
Savings:
$.11.77
per square
foot each
year.
22
A
Range of
Savings:
$2.00$5.00
per square
foot.
A
Range of
Savings:
$.87$1.15
per square
foot.*
* Thiscalculation
isbased on the
sum of the range
of estimated
absenteeism
($55 million to
$110 million)
and increased
employee
retention ($120
million), divided
by total City
owned and
leased square
footage.
A
Overview
PAGE22
Irrespective of any judgmentsrendered in these typesof cases, the City would need to expend
considerable resourcesto investigate and defend against such actions. Adhering to the Guidelines
can help reduce municipal exposure to litigation by minimizing the likelihood that poor indoor air
quality and other environmental problemswill occur.
I I . Muni ci pal Benef i t s and Avoi ded Cost s (
M
)
A. Reduced Services ( $O
M
)
Asnoted in the previoussection, the City provideswater to municipal buildingsfor a fixed sum and
doesnot charge agenciesfor waste disposal services. Therefore, the financial benefitsof reduced
water use and waste generation in City buildingswill accrue directly to the City budget.
B. Maintaining and Investing in New Infrastructure( $C
M
)
In addition to immediate savingsto the operationsbudget, the City will realize long-term benefits
arising out of decreased demand for potable water, wastewater treatment, and waste collection,
transfer, and disposal. Thisisbecause reductionsin the demand for these servicesallow the City to
reduce or delay significant investmentsin the infrastructure required for provision of such services.
Beyond the obviousfinancial benefits, decreasing our investment in the infrastructure hascollateral
political benefits. If the City can eliminate the need for a new treatment facility, it will not have to
addresscommunity opposition to the nuisance engendered by construction and/or operation.
C. Emissions Trading( $A
S
)
Reducing energy use in existing buildingshasthe potential to earn income for the City in itscapacity
asa building owner. A number of marketsexist (or are on the horizon) for emission reduction credits
that can be earned by building ownerswho invest in energy efficiency. New Jersey and five other
stateshave developed open market emission trading programswhereby building ownerscan
generate emission creditsby investing in energy efficiency, measuring the electricity saved and
determining (based on a prescribed formula) the tonsof specified air pollution emissionsthat were
avoided by not generating that amount of electricity. These creditscurrently sell for approximately
$1, 000 per ton for nitrogen oxides(NO
x
) and $2, 700 per ton for volatile organic compounds
(VOCs).
30
Though not currently open to entitiesother than utilities, the state and federal cap-and-
trade programsfor NO
x
and sulfur dioxide (SO
2
) provide reduction allowancesof approximately
$3, 000 and $140 per ton, respectively.
31
If New York adopted an open market trading program for
NO
x
, a 20% city-wide reduction of energy use in municipal buildingscould be worth up to
$1, 950, 000 per year.
32
The New York State Department of Environmental Conservation (DEC) administersan Emission
Reduction Credit (ERC) program, wherein ERCscan be earned for permanent reductionsof NO
x
due
to decreased end use of fuels(other than electricity). These permanent reductionsmay be derived
from implementation of energy efficiency measuresor asa result of switching fuels.
33
Asof February,
1999, ERCsare worth $4, 400/ton of NO
x.
34
From M ay 1999 to September 2003, the New York State Energy Research and Development
Authority(NYSERDA) will pilot an allowance program for NO
x
reductionsthat are achieved asa result of
decreased on-site use of electricity during the ozone/smog season (M ay through September). To
qualify, these reductionsmust be directly attributable to implementation of energy efficiency
measures. Eligibility isbased on the owner entering into a performance contract with NYSERDAs
assistance.
35
Asof February, 1999, allowancesfor emissionstrading are approximately $6, 000/ton.
36
In addition to existing emissionsprograms, marketsare emerging to encourage reduction of carbon
dioxide emissions, the primary greenhouse gas. Asscientific consensuson climate change grows,
there isincreasing support for the use of economic measuresto help countriesachieve their emission
targets.
I I I . Economi c Devel opment ( $D
S
)
An investment in high performance buildingsisan investment in New Yorksfuture, and islikely to
produce indirect economic benefitsthrough development of the nascent clean and efficient technologies
industry. Thisin turn makesthe City and the State an attractive place for these technology companiesto
reside. Statewide, New Yorkersspend approximately $34 billion each year on the energy required to heat
their homesand workplaces, to drive their carsand trucks, and to run the power plantsthat provide
electricity. Thisfigure representsover 5% of the grossstate product (GSP).
37
Electricity alone accountsfor
nearly half of thisamount, or $15 billion.
38
30. See www.omet.com.
31. See www.epa.gov/acidrain/otc/otcmain for information on NO
x
allowance trading and www.epa.gov/acidrain/ats/prices.html for information on
SO
2
allowance trading.
32. Thiscalculation isbased on estimated current electricity consumption of 3 million M Wh per year for municipal buildings, at 1.3 lbs(0.00065 tons) of
NO
x
per M Wh, and $1, 000 per ton of NOx reduced.
33. For more information, contact Radcliff Lee or Burt Breitburg at the DEC Region 2 Office, (718) 482-4944.
34. Cantor Fitzgerald, Environmental Brokerage ServicesM arket Price Index, February, 1999.
35. For more information, contact Karl M ichael at NYSERDA, (518) 862-1090, ext. 3324.
36. Environmental Brokerage ServicesM arket Price Index, February, 1999.
37. New York State Energy Research and Development Authority (NYSERDA), Patterns and Trends, New York State Energy Profiles: 1983-1997, pages33-34.
38. Ibid.
Overview
To the extent that the City can obtain the same energy servicesusing lessenergy (through increased
efficiency) or through reduced reliance on imported fuel (based on integration of clean technologiessuch
aswind and solar energy), the City will derive social and economic benefits. The first benefit isobvious
improving efficiency reducesenergy billsand providesa direct savingsto the operating budgetsof City
agencieseach year. The second benefit resultswhen a larger percentage of that $34 billion expenditure
staysin New York. Rather than importing fuel from outside sources, New Yorkerswill be attracting clean
technology businessesto the area and securing the jobsthey bring with them. Lastly, all New Yorkerswill
benefit from the improved air quality that resultsfrom reduced combustion of fossil fuels.
Energy and resource efficient buildingsalso reduce the amount of money that utilitiesneed to invest in
fuel, operationsand maintenance, and related costsat power plants. Over time, the need to build and
upgrade facilitiesand to expand the transmission and distribution system isreduced, and the resulting
savingscan be passed on to consumers. Although efficiency servicescost money, these investmentspay
for themselvesin energy savingswhile providing additional benefitsthat energy production expenditures
do not. Thatsbecause much of the cost of operating power plantsischanneled into fuel and equipment
which islargely imported from out of state. In contrast, achieving efficiency isa relatively labor intensive
process. Therefore, investmentsin efficiency result in more jobsand more money retained in the local
economy, which in turn contributesto the tax base.
I V. Ext er nal Envi r onment al Benef i t s ( E
S
)
Reducing energy use lowersthe emission of oxidesof nitrogen (NO
x
), sulfur dioxide (SO
2
), and carbon
dioxide (CO
2
) produced by power generation at power plants. These air pollutantscontribute to ground
level ozone (the primary component of smog), acid rain, and climate change, aswell astheir related
health effects. For example, ground level ozone can cause respiratory problems, especially among the
very young, the elderly, and those with respiratory illnesses. NO
x
contributesto the formation of
particulate matter which islinked to heart and lung disease.
39
Acid rain causesdamage to lakesand
rivers, aswell asto cropsand buildings. The appropriate siting of buildings, together with
environmentally preferable building materialsand products, reducesthe impact of real estate
development and building use on land and water. By investing in high performance buildingstoday, the
City will be doing itsshare to solve these problems a much more cost-effective and well-reasoned
approach than paying for remediation effortslater on.
PAGE23
39. Natural ResourcesDefense Council, Breathtaking: Premature Mortality Due to Particulate Air Pollution in 239 Cities, 1996.
Illustration: Bruce Hendler
CI TY PROCESS
OProgram Planning
During the capital planning process, the
Guidelinesestablish programmatic goalsthat
are consistent with the agencysmission, the
intention of the project, and the available
budget. Planned work is reviewed against
future or past work to ensure that
comprehensive work itemsare identified and
that an integrated design approach will not
be precluded by fundi ng li mi tati ons or
phased action of the work.
O Site Selection and Planning
High performance attributes are a critical
consideration in site selection for a capital
project or lease. Adaptive reuse of an existing
building may eliminate the need for new
construction. The community context of a
site and accessto servicesand transportation
are as i mportant as the fundamental
environmental issues, such as access to
dayli ghti ng, i ntegrati on of renewable
resources, etc.
O Budget Planning
During the executive budget process, high
performance building objectives compatible
with the agencysgoalsand the project scope
are identified, and appropriate design and
constructi on budgets are establi shed to
enable the project to be fully implemented.
O Capital Planning Process
The proj ect i ni ti ati on process, the
procurement process, and the interagency
and oversight approval processes may all
require additional commitment from DDC
and the client agency in order to achieve the
projectshigh performance goals.
DESI GN PROCESS
O Client Awareness and Goal Setting
High performance objectives are prioritized
and weighted to best respond to the client
agencysmission and the buildingsfunction.
Performance goals are established as a
means of enhancing the facilitys function
while advancing the projects environmental
and economic objectives.
O Team Development
A team approach is vital to the projects
success, and will be attained when all sub-
consultants are committed to continuous,
active participation with the prime consultant
from the outset of the project. This front-
loading of design input from expertssuch as
landscape archi tects, mechani cal and
structural engineers, daylighting consultants,
energy effi ci ency and other green
consultants i ncreases cross-di sci pli nary
creativity and encourages problem solving.
Client agency executivesand membersof the
maintenance and operations staff will also
participate on thisintegrated team.
O Well-Integrated Design
The buildingsspatial organization should be
informed by, and integrated with, its site
features and cli mati c consi derati ons.
Collecti vely, the desi gn of the vari ous
interdependent building systems and the
envelope should pursue opti mal
performance at the lowest life cycle cost.
New design tools are available to support
and reinforce design integration.
O Resource Management
Resource conservation begins at the whole
proj ect scale where opportuni ti es are
greatest. It subsequently appliesto individual
building systems and materials that may be
considered for whole or partial reuse, or for
their salvage value. Flexible, adaptable, and
generic spaces will increase building utility
and longevity asneedschange over time.
SI TE DESI GN
AND PLANNI NG
O Understanding the Site
Inventory and analyze si te resources,
relati onshi ps, and constrai nts to better
enable the designers to maximize energy
efficiency while conserving and restoring
ecological and cultural resources.
O Building-Site Relationship
Taken together, the site design and building
design should support the ecological and
cultural functi ons of the enti re
development. Well-designed open space
creates a sustainable microclimate that in
turn reduces bui ldi ng energy use and
supports a hi gh-quali ty i nteri or
environment. The project asa whole should
be desi gned to mi ni mi ze negati ve
envi ronmental i mpacts on surroundi ng
areas and to maximize opportunities to
restore natural systems.
O Sustainable Landscape Practice
The landscape featuresmust be selected and
configured to suit site conditionsand restore
habi tat usi ng self-sustai ni ng landscape
design and site maintenance procedures.
Practices should promote the conservation
and restoration of existing biological and
water resources, including species diversity,
soil fertility, and aeration.
O Encourage Alternative
Transportation
The site should offer support facilities for
bi cycli ng, mass transi t, electri c vehi cles,
carpooling, and other less-polluting means
of transportation.
BUI LDI NG ENERGY USE
O Site and Massing Considerations
Taking advantage of the physical features of
the building site and microclimate will reduce
heating and cooling loads, thereby lowering
overall energy consumption.
O Interior Layout/Spatial Design
An appropriate layout of program spaceswill
help reduce energy consumption and will
promote the use of passive solar heating
and cooling.
O Building Envelope
Appropri ate assembly of wall, roof,
foundati on, and wi ndow materi als wi ll
provide good thermal and moisture control,
whi le supporti ng reducti ons i n bui ldi ng
energy use. A good envelope harnesses
natural energy through effective use of
passive solar and daylighting techniques.
O Daylighting/Sun Control
Whenever possible, controlled daylighting
should be incorporated into the building as
the preferred mode of interior illumination
and to reduce lighting load and operating
costs. Thissavesthe most expensive form of
energy we use: electricity, and the charges
associated with peak demand.
O Light Pollution
Sensi ti ve si te li ghti ng wi ll reduce li ght
pollution in the sky, between buildings, and
in open spaces, thus avoiding negative
impacts on plants, animals, and people.
Good lighting design also reduces energy
waste while improving night viewsof the sky.
O High Performance Lighting
A highly efficient light level distribution that
improves visual quality while reducing
electrical use may be achieved through
efficient lighting layout, lamps, luminaires,
and other components, together with
localized lighting controls. Use fixtures that
minimize the use of hazardouslamp materials.
O Electrical Systems and Equipment
Efficient design strategies, power distribution
systems, and electrical equipment can increase
buildingsenergyefficiencyand reduce energy
consumption and associated costs.
O Energy Sources
Various energy sources are available today.
Designers should first capitalize on
conservation techniques, then work to
achieve an appropriate, integrated balance of
solar heating, daylighting, energy entrained
within the earth (geothermal energy), air
movement, and other renewable resources.
Only then should they resort to fossil fuel
technologies, seeking efficienciesin thisrealm
as well. This integrated approach to whole
building design reduces the production of
greenhouse gases, smog, and acid rain;
preserves natural resources; and slows the
depletion of fossil fuel reserves.
O Mechanical Systems
M echanical systems must work in concert
wi th the bui ldi ng layout, ori entati on,
envelope, li ghti ng strategi es, electri cal
equipment, and site characteristicsto reduce
reliance on energy derived from fossil fuels,
and to increase the use of renewable energy.
PAGE24
Hi g h Per f or man ce
O Energy Load Management
The management, continuous calibration,
and maintenance of energy-related systems
is often neglected, yet these are the only
waysto optimize the life and performance of
the systems and mi ni mi ze the damage
caused by fossil fuel use. Effective energy
load management is a two-step process,
consisting of load measurement and system
response. Continuous calibration of sensors
and i nstrumentati on wi ll yi eld top
mechanical system performance in terms of
energy use and comfort.
I NDOOR ENVI RONMENT
O Good Indoor Air Quality (IAQ)
A healthy and comfortable level of indoor air
quality isthe goal for all occupied spaces, as
good IAQ supports and enhances the
activitiesand well-being of the occupants.
O Light Sources
Achieve a quality of light that isbeneficial to
bui ldi ng acti vi ti es and occupants by
combining natural light with complementary
electrical light sources.
O Noise Control
Create a sound environment that ishealthful,
comfortable, and appropriate to intended
use by controlli ng noi se and carefully
attending to the acoustic design of spaces.
O Controllability of Systems
To achi eve a healthy and comfortable
environment, it is critical to ensure that user
groups and facility maintenance staff can
knowledgeably operate the building systems
and equipment. Asmuch control aspossible
should be given to individual users, without
compromising the effectivenessand efficient
control of the overall system.
MATERI AL AND
PRODUCT SELECTI ON
O Selection for a Healthy
Indoor Environment
O verall indoor air quality goals can be
achieved by specifying and installing benign,
or healthy building materials. These include
materialsand productsthat exhibit limited or
no off-gassing tendencies, have minimal or
no toxic properties, do not shed dust and
fiber, and do not absorb pollutants that are
later released, potenti ally generati ng
complaintsamong building users/occupants.
O Selection for Resource Efficiency
Resource efficiency can be achieved through
consci enti ous desi gn strategi es, and by
selecting environmentally preferable building
materials. These measures can conserve
natural resources whi le mi ni mi zi ng the
generation of waste and pollution during
construction. The hierarchy of reduce, reuse,
recycle can serve asa guideline for decisions
relating to resource efficiency.
O Selection for External
Environmental Benefit
The selection and use of environmentally
preferable materialsyieldsbenefitsthat easily
exceed the scope of the building itself.
Products produced and deployed i n an
environmentally responsible manner help
reduce local, regional, and global pollution
while encouraging sustainable stewardship
of resources. For example, global benefits
accrue from specifying sustainably harvested,
certified wood products, and from avoiding
the use of ozone-depleting compounds in
foam products, refri gerati on and fi re
suppression systems.
WATER MANAGEMENT
O Minimize the Use of Domestic Water
Proper selecti on of plumbi ng fi xtures,
equipment, and fittings can minimize end
use of domestic water while conserving
water quality and availability.
O Water Quality
All projects must ensure opti mal water
quality at the tap potable water that isboth
safe (non-toxic) and aesthetically pleasing in
termsof taste, color, and odor.
O Water Reuse
To achieve overall water conservation goals,
it is important to limit the use of potable
water for non-potable purposes. On site
water reclamation and reuse should be
encouraged and faci li tated wherever
possible.
CONSTRUCTI ON
ADMI NI STRATI ON
O Environmental and Community
Considerations
Renovation and new construction should be
performed with the least possible disruption
to both the community and the environment.
Conscientious construction administration
can mi ni mi ze harm to the si te and
surroundi ng area, i ncludi ng soi l, water
resources, and ai r. Constructi on of the
project should foster the perception of high
performance buildingsasgood neighbors.
O Health and Safety
Constructi on workers and bui ldi ng
occupants need protection from pollutants
produced duri ng constructi on, such as
volati le organi c compounds (VO Cs) ,
parti culates, dust and other ai rborne
contami nants and odors. These same
construction contaminants must also be
prevented from accumulating in building
HVAC systems and in absorbent building
materials, such ascarpet and furnishings.
O Construction and Demolition
Waste Management
Construction and demolition (C& D) waste
management techniques divert materials
from the waste stream, thus preserving
valuable resources and landfill space. C& D
waste typically includes building demolition
and scrap materials, components such as
doors or li ghti ng fi xtures, packagi ng
materi als, hazardous materi als, and
miscellaneous construction waste such as
bottles, cans, or paper.
COMMI SSI ONI NG
O Fully Integrated
Operating Systems
Commi ssi oni ng acti vi ti es transform the
various building systems into an integrated
whole. During all tests and performance
protocols, a dedicated commissioning agent
overseesthe building team to ensure that the
systems have been well-desi gned,
appropri ately i nstalled, and functi onally
tested, and that the staff are trained to
operate and mai ntai n the faci li ty i n
conformance with design intent.
O Commissioning Existing Buildings
For a building renovation or infrastructure
upgrade, commi ssi oni ng should be
performed on the affected systems or parts
of systemsin a comprehensive manner.
OPERATI ONS
AND MAI NTENANCE
O Operating and Maintaining
Building Systems
O perati ng and mai ntenance practi ces
ensure that all bui ldi ng systemsfuncti on to
the fullest extent of thei r desi gned
effi ci ency and meet speci fi ed levels of
energy and i ndoor ai r quali ty performance.
Scheduled mai ntenance and cleani ng wi ll
help to yi eld ongoi ng energy savi ngs for
the bui ldi ng whi le promoti ng occupant
health and comfort.
O Healthy and Efficient
Custodial Operations
Reduced human exposure to physical and
chemical hazards and odors associated with
cleaning products and pesticides can be
achieved through custodial operations that
employ appropri ate methods and low-
toxicity or non-toxic cleaning products.
O Waste Prevention
and Recycling
Reduci ng, reusi ng, and recycli ng soli d,
liquid, and food waste from day-to-day
building operationsand activitiesare critical
high performance operating strategies, in
that they effecti vely promote ongoi ng
resource conservation. Purchasing decisions
can also contribute to waste prevention
(e. g. , specifying mechanically-controlled roll
towels instead of disposable folded towels;
avoi di ng products wi th excessi ve or
unnecessary packaging).
PAGE25
Bui l di ng Obj ect i ves
Par t Two:
Pr ocess
Ci t y Pr ocess
Strategic planning and budgeting supports the
development of high performance buildings.
At project outset, the client agency must embrace a
vision of raised expectations for the buildings
performance and a commitment to the total quality
management approach to developing high
performance buildings. During site selection,
programming, and budgeting, enhanced
decisionmaking with input from multiple
stakeholders is the order of the day. Executives must
ensure active participation on the part of program
staff, operations and maintenance personnel, and
other prospective users. As a team, they will take
into account community and environmental impacts
of their project. They will consider the projects
present and future anticipated capital requirements.
They must seek to optimize the design process
through constant participation, examination, and
refinement, and to pursue a philosophy of
meticulous contract enforcement. Knowledge and
awareness of inter-agency and oversight procedures
can streamline the project and enhance its
performance goals. The benefits of this approach to
the client agency include reduced operating costs,
avoided costs of future maintenance and repair, and
higher quality program spaces in which the agency
can best carry out its mission.
Ci t y Pr ocess
Program Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Site Selection and Planning. . . . . . . . . . . . . . . . . . . . . 29
Budget Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Capital Planning Process. . . . . . . . . . . . . . . . . . . . . . . 30
Performance Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Pr ogr am Pl anni ng
During the capital planning process, the Guidelines establish programmatic goalsthat are consistent
with the agencysmission, the intention of the project, and the available budget. Planned work is
reviewed against future or past work to ensure that comprehensive work itemsare identified and
that an integrated design approach will not be precluded by funding limitationsor phased action of
the work.
Techni cal St r at egi es ( f or Cl i ent Agenci es)
O Planning meeting. Early in the capital budget cycle, convene a planning meeting involving all
capital staff, operationspersonnel, and program staff, etc., to identify and further develop high
performance objectivesasdrawn from these Guidelines. (Refer to Appendix C, The High Performance
Building Workplan). With these objectivesin mind, discussand prepare the High Performance
Project Initiation Form.
40
(Refer to Appendix D)
O Make use of the Citys Asset Information Management Survey (AIMS)
41
data.
Evaluate the projectsrelationship to other current and anticipated capital improvements
at the facility so asto make informed decisionson related work, or on the phasing of
future work. Examine interrelated systemsthat may be nearing the end of their useful
life for possible inclusion in the project scope. Where AIM S data isoutdated, request a new
survey from OM B.
42
O Properly sequence the work. Sequence renovationsand upgradesto obtain best long-term
performance and operating economies. Best practicesmandate improving the thermal
performance of the building envelope before or concurrent with the upgrade of mechanical
and electrical systems(see renovation strategies p.11).
O Non-construction or reduced construction options. Consider non-construction or
reduced construction optionsto achieve the same program ends. These include:
Examining redesign/reuse of existing or alternate city-owned facilitiesasa meansof
eliminating new construction;
Downsizing the program by identifying economiesor redundancies, or altering operating
schedulesto accommodate more effective usesof the built spaces; and
Consolidating with other projects.
Evaluate each option in termsof total life cycle costs, including short and long term
capital costs, operating costs, and the avoided costsof new building site acquisition,
demolition, and infrastructure. To best addressresource efficiency concerns,
identify other projectsthat could effectively be combined with thisone.
O Multiple use opportunities. Consider additional program usesfor the facility. Explore the
potential for expanded uses(now or in the future) that might be compatible with those of the
current project, and design with flexibility and adaptability in mind.
O Alternative space standards. Examine space planning and programming standardsto
encourage more flexible solutions. Consider, for example, using single spacesfor multiple
purposes. Consider the use of standardized (universal) roomsor spacesto avoid design
obsolescence asthe organization evolvesover time, and minimize the cost of any future
modifications. Approach the program asa list of activitiesor functionsto be accommodated,
rather than asan absolute, predetermined list of spaces.
O Application to leased space. Consider the use of the Guidelines in conjunction with any
leasing of spaces. Whenever possible, request that high performance objectivesbe included
in the lease negotiations.
Benefits
$C
F
Accurate
needs
forecasting
and
programming
may eliminate
redundant or
unnecessary
construction
efforts.
A
PAGE28
40. See Appendix, item D
41. Asset Information M anagement Survey, published yearly; includescondition and maintenance schedulesfor major portionsof the Citysfixed
assetsand infrastructure.
42. Contact OM B or agency liaison for a copy of the report.
City Process
Si t e Sel ect i on and Pl anni ng
High performance attributesare a critical consideration in site selection for a capital project or lease.
Adaptive reuse of an existing building may eliminate the need for new construction. The community
context of a site and accessto servicesand transportation are asimportant asthe fundamental
environmental issues, such asaccessto daylighting, integration of renewable resources, etc.
Techni cal St r at egi es
Site Selection
O Evaluate site resources. Evaluate existing building and site resourcesand select a site with
characteristicsthat are conducive to optimum performance. Consider:
Compatible facilitiesand sitescurrently under the Citysauspicesor control that are
either fully available or are not being used to the optimum effect. Research available
City-owned space.
Avoid selecting greenfield sites(desirable open spaces; parklands; placesof significant
ecological, cultural, or historical value; placeswith unique visual appeal).
Reuse brownfields. Where economically feasible, select sitesthat provide opportunitiesto
remediate or repair existing environmental damage ( brownfield conditionsinclude polluted
soil, water, and air; degraded vegetation; etc.). Brownfield reuse also helpsreduce sprawl.
O Transportation/services. Select sitesthat are well serviced by existing public transportation,
utilities, and related municipal services. Thisreducessite development costsand lessens
environmental impacts. Select sitesthat already have, or have the potential for, amenitiessuch
asrestaurants, shopping areas, pleasant views, etc.
O Future growth. Select sitesthat allow for future growth or expansion by the client agency or
end user.
Site Context and Community Issues
O Environmental justice. High performance projectstake environmental justice issuesinto
account in site selection. These include maximizing economic viability and opportunitiesfor
employment, introducing or preserving cultural benefitsfor the community, and minimizing
adverse environmental and infrastructure impactson the neighborhood. Consideration should
be given asto whether the community already hasmore
than, or enough of its fair share of similar facilities.
O Environmental opportunities. In preliminary zoning
reviews, identify the sitesenvironmental advantages,
such assolar access, lot area coverage, and available
modesof transportation.
O Environmental deficiencies. When reviewing a site,
evaluate adverse environmental conditions, such asair
pollution, noise, and barriersto accessibility.
O Green buildings as good neighbors. Determine the
appropriatenessand compatibility of the facility to the
surrounding environment in termsof use, activity level,
and traffic considerations. Identify negative impactsand
formulate potential mitigation strategies.
O Shared use. Consider how the site may provide
opportunitiesfor shared use or accessneedsto nearby
public programs; e.g. day/night parking and sharing of
assembly spaces.
O Community outreach. Develop an action plan for
community outreach to promote the high performance
building and to addresscommunity and context issues.
Encourage participation by elected and appointed
officialsand other community stakeholders.
City Process
Benefits
$C
M
Strategic
siting can
reduce stress
on, or
eliminate
unnecessary
expansion of,
utilitiesand
other
infrastructure
components
(e.g., roads,
parking lots).
$D
S
Careful study
of context in
facilities
planning may
help reduce
negative
environmental
impacts.
Strategic
siting of the
facility may
have positive
economic
effectson the
surrounding
community.
A
PAGE29
Riverbank State Park
The North River Sewage Treatment Plant waslocated
adjacent to a densely populated residential
neighborhood. Design and installation of a State Park,
with a running track, skating rink, pool and gymnasium,
aswell asthe inclusion of taller exhaust stacks, helped
lessen the impact of thisfacility on the community.
photo: Stephen Campbell
Benefits
G
Ensuring
adequate
interagency
coordination
can
eliminate
planning
errorsand
costly
delays.
Washington Heights Day Care Center Site Selection Process
The site originally selected for this community facility was too small for the program. It was
very narrow, and did not have immediate access to outdoor open space. As such, the site
would have required the development of a six-story day care center, special approvalsfrom the
Department of Transportation, and development of a portion of public park land into child
care open space. Although the site was apparently the only one available, careful re-
examination of the catchment area and alternative ways of addressing the needs of the
community engendered a unique cooperation between the community and nearby Columbia-
Presbyterian Hospital.
Budget Pl anni ng
During the executive budget process, high performance building objectivescompatible with the
agencysgoalsand the project scope are identified, and appropriate design and construction
budgetsare established to enable the project to be fully implemented.
Techni cal St r at egi es
O Design planning. Establish a design budget that issufficient to achieve the scope of work,
taking into account all aspectsthe high performance design processand deliverablesas
described in the Design Processchapter. The design budget should reflect the cost of all
servicesand deliverablesfor: a) development and implementation of the High Performance
Plan; b) implementation of energy use modeling and/or daylighting modeling; c) more extensive
life cycle costing asan aid to decisionmaking during design; d) more intensive monitoring by
consultantsduring construction; and e) development of an OwnersM anual at the conclusion
of the project.
O Construction planning. Allocate a construction budget sufficient to achieve Level 1 and
selected Level 2 high performance goals. Additional capital costsmay be offset by life cycle
operational savings. Consider including a budget for commissioning asappropriate.
43
See the
Commissioning chapter for more information on inclusion of thisimportant process.
O Plan for operational savings. Look ahead to establish an Energy Budget. Coordinate with
DCAS/OEC. Use data derived from existing facilitiesor comparable building typesto establish
the baseline budget from which attainment of energy performance goalswill be measured.
Capi t al Pl anni ng Pr ocess
The project initiation process, the procurement process, and the interagency and oversight approval
processesmay all require additional commitment from DDC and the client agency in order to
achieve the projectshigh performance goals.
Techni cal St r at egi es
O Project initiation. The client agency must complete the High Performance Project Initiation
Form, which highlightsstrategiesand considerationsfor achieving a better project.
O ULURP/EIS. During the Uniform Land Use Review Procedure (ULURP), make use of regulatory
proceduressuch asEnvironmental Impact Statements(EIS), City Planning review and
Community Board review ashigh performance planning resources.
O Interagency and oversight approvals. When requesting reviewsor support, the client
agency must ensure that the Office of M anagement and Budget, the M ayorsOffice of
Construction, Comptroller, and other oversight entitiesunderstand that the project isa high
performance project.
O Procurement. To obtain necessary high performance expertise, DDC and the client agency
must select consultant listsand establish weighted criteria for subconsultants.
Benefits
G
Adequate
budgetswill
eliminate
unnecessary
project
delays.
A
PAGE30
43. Current industry costsfor commissioning servicesrange from 0.5% and 3% of the construction budget depending on building type, size, and extent of
services.
City Process
A
O Scoping. Additional focuson and detailed attention to the Guidelines should take place during
DDCsdevelopment of the Specific Requirementsand the Request for Proposal.
O Client agency staff commitment. Achieving a high performance building requiresadditional
intra-agency and interagency cooperation during the planning and design phases. Appropriate
staff must be made available and adequate staff time must be allocated.
Tool s
> Asset Information M anagement Survey (AIM S) isavailable from the Office of M anagement
and Budget.
> Building M omentum, Energy Star. The Environmental Protection AgencysEnergy Star Building
Programprovidesmanagerial and technical toolsto commercial building ownersto improve the
efficiency of their buildings, from appropriate organizational strategies, through the
development of baselinesand analyses, to securing funding, implementing upgradesand
celebrating success.
Del i ver abl es
High Performance Building Project Initiation Form
High Performance
Building Workplan
City Process
PAGE31
PERFORMANCE GOALS
City Process
O Utilize existing infrastructure.
O If an existing building isto be rehabilitated, maintain and reuse
75% to 100% of the existing building' sstructural shell.
Illustration: Bruce Hendler
Desi gn Pr ocess
The delivery of a high performance project calls for
significantly increased collaboration among the
various design disciplines. A focused goal-setting
session will help develop a work plan for
incorporating high performance objectives. The
emphasis on interdisciplinary design and resource
management, together with use of new design
tools, distinguishes high performance from
conventional processes.
Design thinking should be informed by the traditional
efficiency methodsand techniquesemployed by older
or vernacular buildings, where forms, building
materials, and meansof achieving comfort respond
to local climate and acknowledge the location of the
sun. When taking advantage of the increasing
sophistication of todaysbuilding systemsand
material technologies, high performance designers
should temper their selectionsand specificationsto
minimize dependence on mechanical and
architectural technologiesthat are difficult to
manage and maintain.
Desi gn Pr ocess
Client Awareness and Goal Setting . . . . . . . . . . . . . . 34
Team Development . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Well-Integrated Design. . . . . . . . . . . . . . . . . . . . . . . . 35
Resource Management . . . . . . . . . . . . . . . . . . . . . . . . 36
Performance Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
Cl i ent Awar eness and Goal Set t i ng
High performance objectivesare prioritized and weighted to best respond to the client agencys
mission and the buildingsfunction. Performance goalsare established asa meansof enhancing the
facilitysfunction while advancing the projectsenvironmental and economic objectives.
Techni cal St r at egi es
O Guidelines implementation. During the scope development phase, the Citysproject team,
together with the client agency, identifieswhich general objectivesand technical strategiesare
to be incorporated into the projectsSpecific Requirements(SR).
Goal Setting
In setting goalsfor a senior center, the sponsor might identify daylighting and optimal artificial
lighting as high performance priorities. Daycare centers might instead emphasize indoor air
quality, increasing fresh air ratios in classroom or play spaces, and reducing or eliminating
VOCsfrom construction materials.
O Goal setting workshops. With the consultant on board at the project inception, the full client
team, together with the consulting team, shall participate in a charrette
44
or goal setting
workshop to establish and integrate high performance goalsin relation to other project priorities.
O High Performance Plan. Based on these workshops, the consultant will prepare a deliverable
called the High Performance Plan which setsenvironmental and energy performance goalsfor
the project. ThisPlan should be updated to reflect iterative changesduring design and enable
measurement of overall project achievement.
O High performance education. The high visibility and symbolic position of a civic facility
make it an important public showcase for sustainable design. Consideration should be given
early in the project asto how the buildingsdesign itself can illustrate the benefitsof high
performance attributeswhile supporting the key mission of the client agency. The high
performance building featuresthemselvescan be designed evocatively to explain their benefits.
Alternatively, special exhibitsor artwork commissioned by the client agency can illustrate or
complement these attributes.
Team Devel opment
Because the stage was set for environmental awareness and innovation, everyone else on
the team got on board, immediately thinking along the same lines: manufacturers,
contractors, suppliers, and utility company.
Dan Tishman,
President, Tishman Construction,
Lessons Learned, Four TImes Square
A team approach isvital to the projectssuccess, and isattained when all sub-consultantsare
committed to continuous, active participation with the prime consultant from the outset of the
project. This front-loading of design input from expertssuch aslandscape architects, mechanical
and structural engineers, daylighting consultants, energy efficiency and other green consultants
increasescross-disciplinary creativity and encouragesproblem solving. Client agency executivesand
membersof the maintenance and operationsstaff also participate on thisintegrated team.
Benefits
G
Helps
establish
and build
lasting
commit-
ment to
high
performanc
e goals.
G
Promotes
teams
commit-
ment to
design
methods
and tools
which in
turn
promotes
attainment
of goals.
A
PAGE34
Design
Process
Benefits
G
Raiseslevel of
expertise within
the design
community on
interdisciplinary
high perform-
ance issuesand
strategies.
G
Enables
effective
decisionmaking
during the
predesign
phase, when
efficiency
strategiescan
be implement-
ed at lowest
possible cost.
A
Project Team Design Charrette,
New Childrens Center,
NYC Administration for Childrens Services
For the renovation of a historically designated
building into a staff training center and intake
facility for children, a design charrette brought
mechanical engineers, historic preservationists, and
energy and green building consultantstogether
early on to identify solutionsand share ideas. This
facilitated improvement of the buildingscentral
heating and cooling system, thereby achieving
energy savingswithout any adverse impact on the
buildingsexterior.
Photo: Rick Bell, DDC
44. The charrette processisone or more facilitated workshop(s) which helpseducate all the team membersin the high performance issues, develop team
consensuson the primary goals, and develop buy in to the solutionsrecommended.
Techni cal St r at egi es
O Specific sub-consultant participation. The Specific Requirementsand RFP should state the
level of participation expected of each sub-consultant at each phase to clearly delineate their
contributionsto achieving an integrated design.
O Consultant selection. DDC and the client agency must review procurement optionsto
determine appropriate meansof selecting the best pre-qualified consultant and sub-
consultants. They will establish selection criteria, weighting, pre-qualified lists, or other methods
of incorporating green building expertise in project development. Expertise in such disciplinesas
acoustics, horticulture, industrial hygiene, etc. may also be required.
O Goal setting workshops. All team membersparticipate in goal setting workshops
( charrettes ) and/or milestone meetingswith the client, which will establish key featuresof the
project and performance targets.
Wel l - I nt egr at ed Desi gn
The buildingsspatial organization should be informed by, and integrated with, itssite featuresand
climatic considerations. Collectively, the design of the variousinterdependent building systemsand
the envelope should pursue optimal performance at the lowest life cycle cost. New design toolsare
available to support and reinforce design integration.
Techni cal St r at egi es
O Design integration. Sub-consultant participation in design strategy development will enable
cross-disciplinary decisionmaking relative to building siting, configuration, building envelope
and HVAC design. Integration fostersa perception of the building asa set of interrelated,
interdependent systems wherein a single solution can trigger improvementsin several other
building systemssimultaneously. In this
way, multiple savingsand other
benefitsmay be attained.
O Modeling. Use computerized or other
appropriately detailed spatial
representationsof the building and site
to provide continuousfeedback on the
integrative functionality of all design
components. Specifically, use
computerized energy modeling to
integrate architecture and engineering
decisional processesand to explore the
life cycle cost advantagesof multiple
design alternativesfor the envelope
(insulation, glazing, curtain walls, roof,
etc.) and for the mechanical and
lighting systems.
O Cross-disciplinary design. Ensure
appropriate cross-disciplinary
teamwork in achieving the necessary
integration of building site, systems,
and operations.
O Reference to high performance
objectives. Periodically, and not less
than at each milestone, the project team
should update the initial High Performance
Plan to assure the integrity of the goals
and objectives.
Design
Process
Benefits
$O
F
M aintenance
and operating
savingscan be
achieved
through
optimization of
several building
systemsat the
same time.
$C
F
Integrated
design can
achieve
reduced
building system
first costsby
allowing for
downsizing of
some building
systems(i.e.,
improved
glazing and
insulation can
reduce HVAC
demand).
G
Climate-
responsive,
whole
building
design can
often enhance
the visual
interest of the
building.
A
PAGE35
High Performance Attributes in Older Buildings
Historic buildingsoften exemplify integrated design by achieving
comfort with an economy of meansand without dependence on
sophisticated mechanical and electrical systems.
For example, many early 20th Century New York City schools
were constructed with C- or H-shaped floor plans, thermally
efficient masonry walls, large built-in ventilation shafts, and
operable transomsin the corridors. These featurescontrol
temperature swings, maximize daylighting, and encourage
cross-ventilation. Other historical examplesinclude use of
exterior courtyard spacesor rooftop terracesfor summertime
reading or dining, and activity areasin public libraries.
Resour ce Management
Resource conservation beginsat the whole project scale where opportunitiesare greatest. It
subsequently appliesto individual building systemsand materialsthat may be considered for whole
or partial reuse, or for their salvage value. Flexible, adaptable, and generic spaceswill increase
building utility and longevity asneedschange over time.
Techni cal St r at egi es
O Right-size the space program. M ake sure that space assignmentsare optimally sized by
considering the following:
Multiple uses for individual spaces; i.e., a single space used for variousfunctionsat
different times.
Alternative officing, whereby unassigned, flexible workstationsare shared by multiple users.
Universal sizing (design that incorporatesstandardized room or workstation sizing).
O Waste prevention. Survey the existing facilitys
materialsand systemsfor potential refurbishment
and/or salvage value.
O Minimize construction interventions. When
approaching a building renovation, consider creative
programming changesthat avoid unnecessary
reconfiguration.
O Future adaptability. Use ample floor-to-floor
heights(interstitial spaces) to allow for future
modification of mechanical, electrical, plumbing,
and communicationssystems. Select building
systemsthat allow for future adaptability and
expansion, and provide adequate floor loading.
O Future waste streams. Design for building
longevity and durability, and to extend replacement
cycles. Detailing for easy disassembly will reduce
future demolition waste and renovation costs.
Reuse of Building Systems
A weatherization project might consider window refurbishment (caulking, sealing, and use
of insulating windows), rather than installing all new windows. While more labor intensive,
thisdecision avoidsmaterial waste and may be further justified because window replacement
by itself may have a long payback period.
Benefits
$C
F
First cost
reduction
(avoided
demolition,
super-
structure
costs).
$C
F
Longer
system
replacement
cycle.
$O
M
M aterial
conservation
reduces
waste
management
costs.
E
S
Building
and building
fabric re-use
reduces
consumption
of new
resources.
G
Preservation
of
architectural
and urban
fabric
embodied
in older
buildings.
A
PAGE36
Design
Process
Building for Future Flexibility
A new building floorplan should have
uniformly sized (modular) spaces,
with asmany aspossible of the same
(universal) size. When the
organization or use changes, people
may then be easily retrofitted into
these generic spaces.
Illustration: Bruce Hendler
Surrogates Court
In adaptive reuse of older building stock, high
quality interior materialsshould be salvaged and
refurbished rather than discarded. The interior of
thiscourtroom in the SurrogatesCourt in lower
M anhattan exemplifiesan array of materials.
Design
Process
PAGE37
PERFORMANCE GOALS ( NEW CONSTRUCTI ON AND RENOVATI ON)
O Complete and implement the High Performance Plan.
Tool s
> US Green Building Council LEED Rating System, www.usgbc.org
> Green Building Challenge 98 Rating System,
www.eren.doe.gov/buildings/gbc98/green_building_challenge.htm
Del i ver abl es
The Hi gh Per f or mance Pl an A Key Del i ver abl e i n t he Desi gn Pr ocess
The High Performance Plan (the Plan) spellsout the meansfor integrating high performance
featuresinto the project. The Plan will be formulated by the consultant during the pre-
preliminary phase of the project. Where the project doesnot have a pre-preliminary phase,
the Plan will be delivered during the schematic phase.
The consultant should also identify additional deliverablesto be specifically required in
subsequent project phases. These are described in detail in ensuing chapters. The Owners
M anual, a deliverable to be submitted by the consultant upon final completion of construction,
isdescribed on p.40. All deliverablesand key submittalsrelating to high performance aspects
of the project are summarized by project phase and chapter in the Summary Table of High
Performance Key Submittalsand Deliverables, which islocated on p. 42.
The deliverables to be included in the High Performance Plan during the
pre-preliminary/ schematic phase of each project are described below.
1. Implementation Strategy. Utilize the High Performance Building Guidelines asa tool for
developing an overall strategy customized to suit each project. The specific performance
objectivesand technical strategiesshould be identified and defined during a facilitated
workshop with the entire project team, including the consultants, sub-consultants, client
agency representatives, building users, and DDC personnel. The Plan will include a record of
thisprocessthat should be referred to on a regular basisduring the design phases. This
portion of the Plan should include but not be limited to the following:
Listing of selected high performance objectives that are consistent with the client agencys
mission and which relate to opportunitiespresented by the project.
Appropriate technical strategies for achieving the selected objectives.
High performance key submittals and deliverables selected from Guidelines chaptersthat
relate to the objectives, technical strategies, and performance goals.
Schedule of milestonesfor high performance deliverables, key submittals, decisions, and
meetings. Thisschedule will be integrated with the overall project schedule.
2. Site Opportunities. Asappropriate, perform the analysesand identify site-related
opportunitiesdescribed in the Site Design chapter asfollows:
Analysisof bio-climate, including solar accessdiagrams, prevailing wind analysis, and
identification of appropriate passive solar and natural ventilation strategiesand their means
of development.
Analysisof existing and potential topographical and landscaping featuresthat will help
reduce energy load.
Analysisof existing site characteristicssuch asviews, adjacent open spacesand
environmentally sensitive areas, vegetation, seasonal flooding, exposure to seasonal storms,
high winds, and wildlife habitat, aswell asidentification of appropriate responsesto
identified conditions.
Design Process
Analysisof opportunitiesfor mitigating the urban heat island effect
45
and urban light
pollution.
Analysesof urban/historical/cultural context, community resources, land use patterns, and
architectural styles. Identification of project attributesthat should be protected, conserved,
or restored.
Analysisof subgrade characteristicsand suitability for plant life. Analysisof suitability for
geothermal applications.
Analysisof masstransit/bicycle accessto site and opportunitiesto encourage same.
3. Operating Energy Analysis. Prepare a preliminaryenergyplan that includesthe following:
Analysisof energy use in similar building types. Gather information on the energy use of
comparable high performance buildingsand apply thisin developing the projects
performance goals. Standard industry practicesshould also be identified for use asa
baseline for measuring the effectsof proposed improvements. For renovations, analysis
of the previousthree yearsof monthly energy consumption (including gas, oil, electric
usage, and electric demand) would serve to establish a baseline against which
improvementsmay be compared.
Performance goalsfor operating energy costsbased on the above analysis.
Performance goalsfor renewable energy use, aswell aspossible formsof renewable
energy to be used.
Proposed methodology for simulating and analyzing energy performance of the building
design, including identification of appropriate energy modeling software.
Goalsfor lighting and power density for the project asa whole and for all major spaces.
Lighting and power density should each be reported in two ways: first asthe amount
available for use and second assource of potential heat gain.
4. Environmental Program Matrix. Prepare a matrix describing preferred conditions
for each major type of spacein the project space program. (See sample document included as
Appendix F). These conditionsshould include:
Indoor air temperature, relative humidity, and mean radiant temperature.
Air changesin cubic feet per minute.
Orientation relative to exterior viewsand other conditions.
Accessto direct/indirect sunlight aswell asfoot-candle requirements.
Acoustic criteria in dBA for HVAC aswell asfor noise from adjacent spaces
and exterior sources.
Emissionscriteria for materialsselection.
Other performance goalswhich should apply to the project.
5. Materials Resource Assessment. Prepare a materialsresource plan that includes
the following:
M aterialsidentified for reuse in project, for removal, and for recycling through municipal
recycling programs.
Resource efficiency/sustainability performance goalsfor new materialsin the project.
6. Scope of Water Management Opportunities. Identify and describe in a brief narrative
the overall scope of water management issuesto be included in the project design.
The description should encompassthe following:
Water conservation strategiesand equipment.
Strategiesfor the use of graywater.
Water quality testing at the tap and at point of service.
Collection of rainwater for irrigation, cleaning, and other non-potable uses.
PAGE38
Design
Process
45. The additional heating of the air over a city isthe result of the replacement of vegetated surfaceswith those composed of asphalt, concrete, rooftops
and other man-made materials. These materialsstore much of the sunsenergy, producing a dome of elevated air temperaturesup to 10
o
F greater over
a city compared to air temperaturesover adjacent rural areas. Thiseffect iscalled the urban heat island. Light-colored rooftopsand lighter colored
pavement can help dissipate heat by reflecting sunlight. Tree planting can further help modify the citystemperature through shading and
evapotranspiration.
7. Scope of Construction Opportunities. Identify and describe in a brief narrative the
overall scope of construction issuesto be included in the projectsfinal design drawings
and specifications. Thisdescription should addressthe following:
Site Protection Plan: protection of project and adjacent properties.
Construction Health and Safety Plan: protection of workersand building occupants
health relative to indoor air quality and pest control.
Waste Management Plan: proceduresfor salvaging selected materials, recycling
construction and demolition materials, and legally disposing of hazardousmaterials.
8. Scope of Commissioning Opportunities. Identify and describe in a brief narrative the
scope of commissioning servicesto be performed by a separate Commissioning Agent, as
well asthe commissioning-related servicesto be performed by the Consultant. Thisscope
description should summarize the following:
Commissioning Agent (CA) scope of work. The CA scope includesbut isnot limited to
developing a commissioning test plan; developing a detailed commissioning schedule;
training building operators; and implementing pre-functional, functional and post-
acceptance testing. It also includesdeveloping an evaluation report, a final
commissioning report, and a comprehensive OwnersM anual.
Consultant tasksrelated to commissioning. These tasksinclude but are not limited to
developing the commissioning plan outline asnecessary to inform the project
specifications; participating in training; and contributing to the OwnersM anual. The
specificationsshould delineate the systemsscheduled for commissioning, the nature of
the teststo be performed, required attendance, and required documentation.
9. Scope of Operations and Maintenance Opportunities. Identify and describe in a
brief narrative the scope of operationsand maintenance issuesto be included in the
project. Thisscope description should identify:
General client concernsand staffing limitations.
Opportunitiesto support post-occupancy waste prevention and recycling activities
through provision of adequate space and accessrequirementsin the design layout.
Opportunitiesto develop improved cleaning and maintenance protocols.
Opportunitiesto introduce new low toxicity housekeeping materials.
Cost Estimate Deliverables
The consultant must ensure that cost consultants(or energy consultants) perform life cycle
costing of discrete energy efficiency strategies(EESs). These will include alternative glazing,
insulation, mechanical equipment, moisture barriers, etc. During design development,
detailed, accurate information on building materialsand systems, intended occupancy and
use, siting, square footage, and a lot of other factorswill serve asthe raw material for
energy use modeling and analysis. The resultsof thisprocesswill help the design team
make informed decisionsregarding materialsspecification, space programming, and
selection of EESs.
Specification Deliverables
The specificationsprepared by the consultant are the key to a successful high performance
project and must be prepared with particular care. They will describe any non-standard
materials, construction procedures, installation methods, and other activitiesto ensure
that the contractorswill meet the overall environmental objectivesof the project. Division 1
should describe any additional coordination or management activitiesrequired for the
project. It should contain information on any unique material submissionsand/or testing
proceduresrequired, and should provide criteria for their review. Division 1 should also
contain information and resourcesto help contractorsfind non-standard materials. The
flexibility of CSI M aster Format and Section Format systemsaccommodate easy integration
of added Division 1 sectionsor any subsequent division articlesthat may be required.
Design
Process
PAGE39
Owner s Manual Out l i ne of Requi r ement s
The OwnersM anual ensuresthat the project will be maintained in accordance with design
intent. For the life of the structure, the OwnersM anual servesasthe primary tool for
transmitting the intended architectural, mechanical, electrical, and plumbing design as
conceived by the designersand realized by the contractors. Together with representativesof
the client agency, these primary team membersmust be in agreement if the resulting
building isto be comfortable and efficiently run not just at the outset, but for the duration.
In compiling the manual, each member of the project team should be identified by the
consultant in the project specifications. Contributorsmay include the commissioning agent,
consultant, construction manager, and the trade contractors. The consultant and the City
should ensure collection and compilation of required material into an organized document
that isthen made available to the building operators.
The M anual will be organized into sectionsaccording to building systems. The consultants
should provide a description of the design intent, along with performance criteria for each
building system. The following information shall be included in the M anual:
1. Project Statistics. The following shall be provided:
A complete list of the buildingsvital statistics, including names, addresses, and telephone
numbersof all firmsthat have had a role in design and construction of the project.
A copy of the buildingsCertificate of Occupancy.
A copy of the final High Performance Plan.
2. Mechanical/Electrical Systems Instruction Manuals. Asdescribed by the Consultant in
Section 16000 of the Project Specifications, manualsare to be provided by the trade
contractorsfor the following systems:
Heating Ventilating and Air Conditioning (HVAC) system.
Hydronic distribution system.
Air handling/distribution system.
Glazing maintenance/cleaning.
Kitchen HVAC system.
Fire protection system.
Electrical systems, fire alarm, security and UPS systems.
3. Commissioning. The following shall be provided by the commissioning agent if one is
present on the project:
A copy of Commissioning Report and a videotape of training program.
4. Operations and Maintenance. The following itemsshall be provided by the
appropriate party:
Specificationsand maintenance protocolsof lighting fixturesand lamps.
Schedule of required building systemsinspections, indicating the agency and/or vendor
responsible for inspection.
Cleaning product specificationsand literature.
5. Record drawings. As-built record drawingsshall be included aspart of the M anual. These
drawingsare furnished in accordance with the Guide for Design Consultants at the time of
Substantial Completion by each trade contractor.
PAGE40
Design
Process
6. General Requirements. Each building system shall be described in termsof major
components, interconnections, operation and controls, unusual features, and safety
precautions. The following data shall be included for each system:
A detailed description of each system, showing piping, valves, and controls, illustrated by
diagramsasappropriate.
Wiring and control diagrams.
Control sequencesdescribing start-up, all modesof operation, and shut down procedures.
Corrected shop drawings.
Approved product data, including performance curvesand rating data.
Copiesof certificationsand test reports.
Copiesof warrantiesand guarantees.
The manufacturer of each component of a building system shall be
identified as follows:
M anufacturer, model number and serial number.
M anufacturersliterature, drawings, illustrations, certified performance charts,
and technical data.
Names, addressesand telephone numbersof local repair and service companies.
Customer service access(phone, e-mail, etc.).
Each component of a building system shall have maintenance instructions
provided as follows:
Lubrication schedule.
M aintenance and overhaul instructions.
Recommended spare partslist, including sourcesof supply.
Name, address, and 24-hour telephone number of each subcontractor that installed
the system or equipment.
7. Checklist. The consultant shall provide a Checklist for trade contractors use in
compiling the documentation required for each system included in the M anual.
The Checklist will include itemssuch asoperating and maintenance manuals, and
any warrantiesor guaranteesthat the Contractor isrequired to submit.
Design
Process
PAGE41
PAGE42
Desi gn
Pr ocess
Si t e Desi gn
and Pl anni ng
Bui l di ng
Ener gy Use
I ndoor
Envi r onment
Mat er i al s
and Pr oduct s
Wat er
Mangement
Const r uct i on
Admi ni st r at i on
Commi ssi oni ng
Oper at i ons
and Mai nt eneance
Pr e- Pr el i mi nar y:
Develop High
Performance
Plan*
Implementation
Strategy
(1)*
Site
Opportunities
(2)*
Operating
Energy
Analysis
(3)*
Environmental
Program
Matrix
(4)*
Materials
Resource
Assessment
(5)*
Scope
of Water
Management
(6)*
Construction
Scope of
Construction
Opportunities
(7)*
Scope of
Commissioning
Opportunities
(8)*
Operational
Waste Analysis
(9)*
Schemat i c
Desi gn
Phase
(Computer)
model the
envelope, siting,
and HVAC plant
options*
Desi gn
Devel opment
Phase
Specification
citing native
species, optimal
planting schedules
Further
modeling
of HVAC/
lighting
options*
Update
environmental
programming
matrix
Environmental
criteria included
in outline
specification
Review test
data for
equipment and
components
Recommended
waste prevention
and recycling
measures
Const r uct i on
Document s
Phase
Tree pit size
and mass
transit/bicycle
amenities
confirmed
Refine
calculations
based on
design
development
Confirm
conformance of
design to matrix
recommendations
Environmental
criteria included in
final specifications
Site protection,
health, safety
and waste
plans*
Commissioning
plan and
specifications*
Design review
of materials
and details for
maintenance
Const r uct i on
Phase
Review material
certifications
and MSDS
sheets
Lab results
at water
service*
Review
submission
of site, health
& safety and
waste plans
Scheduling,
testing, and
evaluation
report*
Occupancy
Phase:
Owner's
Manual*
Sustainable
landscaping,
pest
management
plans*
Maintenance
and system
descriptions*
Maintenance
and system
descriptions*
Material
certifications
and MSDS
sheets*
Lab results*
Training tape,
commissioning
final report*
Maintenance
and cleaning
protocols*
* Itemsin bold indicate deliverablesto be submitted bythe consultant apart from typical project deliverablesasdescribed in the Guide for Design Consultants.
Summar y Tabl e of Hi gh Per f or mance Key Submi t t al s and Del i ver abl es
Design
Process
PAGE43
Illustration: Bruce Hendler
Par t Thr ee:
Techni cal
Si t e Desi gn
and Pl anni ng
Preservation of site resourcesand conservation of
energy and materials both during construction and
in ongoing building operations are important and
often overlooked benefitsof good site design.
Sustainable site planning identifiesecological,
infrastructural, and cultural characteristicsof the site
to assist designersin their effortsto integrate the
building and the site. The intent isto encourage
optimum use of natural/existing featuresin
architectural and site design, such that building
energy use isdiminished and environmental
degradation isminimized.
Si t e Desi gn
and Pl anni ng
Understanding the Site. . . . . . . . . . . . . . . 46
Building-Site Relationship. . . . . . . . . . . . . 47
Sustainable Landscape Practice. . . . . . . . . 49
Encouraging Alternative
Transportation. . . . . . . . . . . . . . . . . . . . . . 50
Performance Goals . . . . . . . . . . . . . . . . . . 51
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 52
Site Design
and Planning
Under st andi ng t he Si t e
Inventory and analyze site resources, relationships, and constraintsto better enable the designersto
maximize energy efficiency while conserving and restoring ecological and cultural resources.
Techni cal St r at egi es
O Inventory and analyze the regional and local ecological context. Thiswill allow the design
team to better understand and respond to site conditions, opportunitiesand constraints.
Inventory and analysisincludes, but isnot limited to:
Relevant climate-specific characteristics.
Existing air quality and ground
level wind patterns.
Soil and ground water testing
to determine pollution levels,
water table, bearing capacity,
and what typesof fertilizer or
soil amendmentsmay be
necessary for planting. Determine
the need for retaining/stockpiling
existing topsoil.
Inventory of existing vegetation
and ecologically sensitive areas,
and identification of any
threatened speciesor
significant habitats.
M apping of natural hazard zones,
such asexposure to high winds
and storms, floods, unstable soils,
steep slopes, fault lines, former
(buried) water features, etc.
O Topographical features. Survey
topography, existing plants, and water
featuresto better understand grading
and drainage issues.
O Inventory and analyze
urban/historical context and
community resourcesin order to
effectively respond to cultural issues.
Inventory infrastructure
and utilities.
Analyze transportation system and existing/potential linkagesto the site.
Identify construction constraints.
Review land use patternsin the immediate area.
Review the sitescultural resourcesfor possible restoration or incorporation.
Examine the architectural style(s) present in the neighborhood and consider the use of
historical stylesor traditional materialsasa meansof integrating the new or renovated
building with the surrounding area.
Analyze cultural featuresand activitiesin the neighborhood and identify possible
connectionsto the project.
O Identify and prioritize the sites natural and cultural attributesthat are to be protected,
conserved, or restored.
A
PAGE46
Benefits
$C
F
$C
M
Proper
assessment
of site
resources
can
eliminate
unnecessary
infra-
structure
and facilities
expenditure.
E
S
Protection
of local
ecology.
Inventory of Existing Vegetation and Ecologically Sensitive
Areas
An inventory of a sitesplant species and an understanding of the
ecological niche into which they fit will reveal which areasare either
sensitive or threatened, and which serve aswildlife habitat. The
image above illustratessome of the relationshipsbetween vegetation
and a site which either establish or enhance wildlife habitat: 0 surface
water; O a variety of tree canopy heights; O fruit-bearing native
plant species; and O natural leaf mulch.
Illustration: Bruce Hendler
Site Design
and Planning
A
PAGE47
Bui l di ng- Si t e Rel at i onshi p
Taken together, the site design and building design should support the ecological and cultural
functionsof the entire development. Well-designed open space createsa sustainable microclimate
that in turn reducesbuilding energy use and supportsa high-quality interior environment. The
project asa whole should be designed to minimize negative environmental impactson surrounding
areasand to maximize opportunitiesto restore natural systems.
Steinhardt Conservatory
At the Steinhardt Conservatory located in Brooklyn Botanical Gardens, new buildings are
situated and formed to fit well in the existing sloped landscape, creating and reinforcing the
relationship between an outdoor cafe and windowsthat look in on interior plantings.
Techni cal St r at egi es
O General Site Layout
Organize building mass, orientation and outdoor spacesto provide efficient accessto
services; incorporate recreational areasthat have multiple functionsin addition to visual
value. For example, rooftopscan be used asgardensand for water collection; a water
feature in a playground can provide both cooling and recreation for children.
Use earthforms, plantings, drainage and water detention systems, and soilsto support the
functionsof the building and site (e.g., screening, windbreaks, etc.).
Employ passive solar principlesin architectural design, orientation, and siting; use heat-
retaining courtyard pavements(with proper shading), block winter wind and admit summer
breezes.
M ap sun and shade patternsassociated with new construction. Design landscaping that
optimizesselection and positioning of plantsfor sun and shade.
Incorporate adequate space for operational recycling and maintenance, including space for
collection, storage, and accessfor collection vehicles.
Benefits
$O
F
,
C
F
Integrated
site/building
design
promotes
operating
savingsand
can reduce
construction
costs.
$P
F
Improved
occupant
satisfaction
through
landscaping
and views.
E
S
Improved
building and
site
microclimate
reducesurban
heat island
effect.
E
S
Green
buildings
are good
neighbors,
reducing
negative
climate
and other
environmental
impacts,
and setting
the local
standard for
performance.
Remediate damage to
existing eco-system (soil
and plants) and build an
eco-system that enhances
the local ecology and
createsa favorable
microclimate
SOUTH
Use planted terracesto
connect with outdoorsand
to shield high summer sun
Locate air
intakes
Roof planting to
detain rainwater,
improve air quality
protect membrane
and insulate
Roof mist cooling
and watering
systems
Set building back
from noisy and
polluted street
cold downdrafts
winter winds
summer winds
M inimize road surfaces,
provide porouspaving
Plant deciduoustreesto the
south. Use well adapted
indigenousspeciesthat are
self-sustaining
Distribute treesso as
to open building to
mild summer breezes
Pond to retain
storm water
Plant
erodible
slopes
M ould earth contoursto
connect building with
site and berm to insulate
Shield recycling,
composting and
garbage containers
by landscaping
M aintain view corridors
to outside
M inimize building footprint
Solar-powered high
cut-off outdoor light
fixturesto minimize
light pollution
Plant treesto protect from
cold windsand improve air
quality and block noise
Encourage use of public
transportation and cycling by
providing bike racksand
sheltered linksto building
Reflected
heat
Building-Site Relationship
Illustration: JohannesKnesl
NORTH
O Improved Environmental Quality
Coordinate landscape design with building envelope design. Orient building, windows, and
outdoor spacesto work together, taking advantage of light, air flows, and interesting views.
For example, use plant materialsto screen parking and service areas, or orient a conference
room window toward a pleasant view. Design landscaping to be seen from and complement
interior spaces. Capitalize on viewsinto and out of the site and adjacent areas.
Use deciduousshade treesand exterior structuressuch aslouvers, arbors, and trellisesto
reduce cooling loadswithin the building.
O Mitigation of Negative Impacts
Reduce the urban heat island
effect through tree planting
and pavement selection
strategies. In parking areas,
use planting stripsbetween
sectionsof pavement to
screen cars, reduce vast
expansesof asphalt, and
separate pedestriansfrom
traffic and service areas.
Consider planting treesand
other vegetation along the
perimeter or, if possible,
within the parking area itself.
Specify light colored paving
with an albedo reflectance of
at least 0.5; consider the use
of porouspavement.
Design to reduce potentially
detrimental conditions, such
aserodible slopes, slippery
soils, high water table, and
undue exposure to storms.
Avoid adverse impactson adjacent properties, such asreflected glare and light at night,
shading of adjacent greenspace, noise, air pollution, waste heat, or creation of gusty winds
at grade.
Select light fixturesthat reduce or eliminate the effectsof light pollution on neighboring
sitesand the sky.
O Site Lighting
Use light colored or reflective edgesalong drivewaysor walksto reduce dependence on
high-wattage electrical lighting at night. Use high-efficiency lightsin exterior contextssuch
asuplighting fountainsor sculptures, parking lights, and pedestrian lights.
Use solar power for exterior lights, telephones, and fountain pumpswhenever site
conditionsallow.
Prospect Park Swan Lake and Ravine Stream
In this innovative project, a lake and stream system was designed to conduct water through
the site, and to provide water storage and a sediment settling basin as a natural means of
storm water control.
Beach Channel Drive Child Care Center
Thischild care center (currently under construction in Queens, New York), featuresa roof-top
playground with both sunny areas for play and shaded quiet areas. The roof bulkhead
elementsare designed with colorful metal roofing. The facility also hasplantingson the roof
and treesaround the perimeter.
PAGE48
Site Design
and Planning
Mitigation of Urban Heat Island Effect
Illustration: Bruce Hendler
Sust ai nabl e Landscape Pr act i ce
The landscape featuresmust be selected and configured to suit site conditionsand restore habitat
using self-sustaining landscape design and site maintenance procedures. Practicesshould promote
the conservation and restoration of existing biological and water resources, including species
diversity, soil fertility, and aeration.
Historic Richmond Town
At Historic Richmond Town, Staten Island, the cultural institutionsmaster plan for restoration
and development calls for the preservation and enrichment of existing wetlands and
waters edge plant communities, and for the remediation and restoration of wetlands that
have been disturbed.
Techni cal St r at egi es
O Planting Practices
Reduce reliance on plant speciesthat
require frequent irrigation and
maintenance. If irrigation isnecessary,
consider drip irrigation and other water-
efficient irrigation systems. Emphasize
plant diversity, plantsthat are native to
the region and microclimate, and those
which naturally grow together and are
self-sustaining (i.e. reseed and spread
without much maintenance).
Where planting adjacent to building
openingssuch asair intakes, entries, or
operable windows, avoid allergy-
causing plantingsand those requiring
chemical treatment.
Avoid invasive species(those which
threaten local native ecosystems).
46
Reduce dependence on fertilizer by
using plantsthat contribute nitrogen to
the soil (clover, honey locusts, black
locusts, and other legumes).
Provide good growing conditions, including adequate root space for plants, and especially
for street trees. Tree pitsshould be 3-5 timesthe size of root ball dimensions. Wherever
possible, locate treesso that the rooting zonesof more than one tree can be combined.
O Water Use/Pollution Prevention
Prevent non-point source pollution by planting watershed buffers, allowing infiltration via
poroussurfaces, and minimizing parking. Poroussurfacesinclude materialssuch asgravel,
sand, grasscrete, and geoblock.
Remediate water quality by filtering stormwater through plantingsand soil, preventing
erosion, and buffering bodiesof water from pollution sources. In some areasof the City,
thiswill also reduce loadson combined storm and sewer lines.
Harvest rainwater and stormwater for irrigation and other useson site, and to
recharge the aquifer.
Reduce water pollution from pesticides, herbicides, and fertilizersby using plant
combinationsand maintenance methodsthat do not require chemicals.
47
Site Design
and Planning
Benefits
$O
F
Reduced
landscape
and
hardscape
maintenance
costs.
$O
M
Water
harvesting/
reuse practices
reduce burden
on City water
management
systems.
A
PAGE49
46. While not an all-inclusive listing, the major plantsof concern are asfollows: Norway M aple, Sycamore M aple, Japanese Honeysuckle, Russian Olive, Rugosa
Rose, M ultiflora Rose, Oriental Bittersweet, Amur Cork Tree, Ailanthus, Japanese Barberry, Porcelainberry, Privet, and Purple Loosestrife.
47. Plantsthat have few pests, or companion planting. Use salt for melting ice.
Invasive Species
Illustration: Bruce Hendler
O Soil Quality
Analyze planting soil and implement on-site soil remediation measuressuch asintroducing
earthwormsif they are sparse, adding organic matter and microorganismsto break down
pollutants, and removing toxic materials.
Use mulch to conserve soil moisture, restore soil fertility, and reduce the need for
fertilizers. Leave grassclippings, small plant debris, and fallen leavesto decompose
on the ground. Use compost for soil amendment in lieu of peat moss
(a non-renewable resource).
Provide space and binsfor composting of landscape materials.
O Resource Use
Use recycled, renewable, and locally available materialswhen constructing landscape
features(e.g., recycled timber, plastic, rubber tires).
When available, obtain compost from New York City facilities.
48
Encour agi ng Al t er nat i ve Tr anspor t at i on
The site should offer support facilitiesfor bicycling, masstransit, electric vehicles, carpooling,
and other less-polluting meansof transportation.
Queens Atrium Corporate Center
The QueensAtrium Corporate Center (formerly the International Design Center of New York,
Center # 2), Long Island City, provides a shuttle bus to and from mass transit and a covered
shelter. The site also hasa bicycle rack. Thisbuilding isnow the home of the Department of
Design and Construction.
Techni cal St r at egi es
O Provide adequate bicycle amenities. Include featuressuch assecure interior and/or
exterior storage, lockers, and shower facilities.
O Bus stop seating areas. Provide covered, wind-sheltered busstop seating areasor waiting
areaswithin enclosed building lobby, asapplicable.
O Provide alternative fueling facilities. Consider ethanol, a natural gaspumping station,
and an electric car battery charging site.
O Carpool incentives. Provide a preferred carpool parking area.
Benefits
E
S
Reduced
vehicular
pollution.
A
PAGE50
48. Call the Sanitation Action Center at 212-219-8090 for information on compost availability.
Site Design
and Planning
Bui l di ng I nt egr at i on
Building Energy Use. Exterior lighting design and the various
typesof light sources(i.e. mercury vapor vs. sodium vapor) will
have an impact on the health and growth of plant life. Tree
planting schemeswill have a growing impact on daylighting,
shading, and other passive solar opportunities.
Water Management. Plumbing design should incorporate site
design elementsthat support stormwater and graywater
management.
Operating and Maintenance Considerations. Site design
must incorporate adequate space for operational recycling and
maintenance.
Site Design
and Planning
PAGE51
PERFORMANCE GOALS: NEW CONSTRUCTI ON AND RENOVATI ON
Site Design
and Planning
O Identify and mitigate all existing site problemsincluding
contamination of soil, water, and air, aswell asany negative
impactscaused by noise, eyesores, or lack of vegetation.
O Every outdoor space shall have two or three functional uses.
O Demonstrate that the new building will minimize negative
impactson neighboring propertiesand structures; avoid or
mitigate excessive noise, light pollution, shading on green
spaces, additional traffic, obscuring significant views, etc.
O Plantingsshall be comprised of: least 50% speciesnative to the
New York City area; and 75% low-maintenance (i.e., requiring
minimal mowing, weeding, and trimming). The planting scheme
shall incorporate biodiversity.
O For buildingsexceeding a 10-minute walk from masstransit,
provide secure bicycle parking spacesfor 5% of building
occupants, and an appropriate number of showers. For a
building located closer to masstransit, provide secure bicycle
parking spacesand showersfor a minimum of 2% occupancy.
O Design and construct a development (including building, utilities,
access, and parking) that exceedsby 25% the open space
requirement for the site based on local zoning.
O Specify high-albedo (light colored) materialsfor 80% of
paved surfaces.
O Plant at least one tree on the site for every 1, 000 square feet of
impermeable surface. Tree pitsdug in pavement should be a
minimum of five feet by five feet.
O When compatible with local zoning, consultant shall
demonstrate that the development:
(1) permitsthe highest possible square footage of green open
space in relation to the buildingsfootprint; and
(2) permitsthe highest possible square footage of the buildings
surfacesto be dedicated to green space.
Del i ver abl es:
Pre-Preliminary. The Site Opportunitiessection of the High Performance Plan shall include:
Analysisof bio-climate, including solar accessdiagrams, prevailing wind analysis, and
identification of appropriate meansfor deploying passive solar and natural ventilation
strategies.
Analysisof existing and potential topographical and landscaping featuresthat can
contribute to reductionsin energy use.
Analysisof existing site characteristicssuch asviews, adjacent open spacesand
environmentally sensitive areas, vegetation, seasonal flooding, exposure to seasonal storms
and high winds, and wildlife habitat. Identification of appropriate responsesto identified
conditions.
Analysisof opportunitiesto mitigate urban heat island effect and urban light pollution.
Analysesof urban/historical/cultural context, community resources, land use patterns, and
architectural styles. Identification of project attributesthat should be protected, conserved,
or restored.
Analysisof subgrade characteristicsand suitability for plant life. Analysisof suitability for
geothermal applications.
Analysisof masstransit/bicycle site accessand opportunitiesto encourage same.
Design Development. Site Report shall include:
Plant list.
Specification language indicating that restoration of the natural systemssubsequent to
construction disturbance hasbeen maximized by scheduling planting in late spring or early
winter, optimum seasonsfor most species. (On sensitive sites, if wildlife habitatsare
present, schedule construction so asto not interrupt nesting.)
Construction Documents. The BuildersPavement Plan and/or site plan shall indicate:
Location and size of optimized tree pits.
Bicycle access, parking, and storage.
M asstransit-related amenities(sheltered/covered busstops, seating, waiting areas).
Operations. The OwnersM anual shall include:
Descriptionsof sustainable landscape maintenance practices.
An integrated pest management plan for the site.
Regul at or y I ssues
= Care must be taken in site detailing to coordinate with the New York City Landmarks
Preservation Commission/Historic District restrictions.
= Review the health regulationsrelated to water reuse restrictions.
= Coordinate with the Department of Transportation (DOT) and Department of Parksand
Recreation (DPR) for street trees: regulationsrelated to species, location(s), and tree pit
design/planting.
PAGE52
Site Design
and Planning
Ref er ences
Andropogan Associates, Ltd., Sustainable Site Design Philosophy, www.nps.gov/dsc/dsgncnstr/gpsd/ch5.html
Harris, Charlesand N. Dines(eds); Timesaver Standards for Landscape Architecture, New York,
M cGraw-Hill Book Co, 1988.
Hellmuth, Obata and Kassabaum, Inc.; Sustainable Design Guide, (SelfPublished), Washington, DC, 1998.
Hendler, Bruce; Caring for the Land, American Planning Association (PAS Report 328), Chicago, 1977.
Luttenberg, Danielle, D. Lev and M . Feller; Native Species Planting Guide for NYC and Vicinity, New York,
NYC Parksand Recreation Natural ResourcesGroup, 1993. Available from NYC ParksDepartment.
Lynch, Kevin; Site Planning, Cambridge, M IT Press, 1984.
M cHarg, Ian; Design with Nature (2nd Ed.), Natural History Press; New York, 1979.
New York City Bicycle Master Plan, NYC DOT and Department of City Planning, M ay, 1997.
Olgyay, Victor, Design With Climate
Public Technology Inc., US Green Building Council, US Department of Energy. Sustainable Building Technical
Manual: Green Building Design, Construction, and Operations. Available from www.usgbc.org.
Raymond J. Cole, NilsLarsson; GBC 98 Building Assessment Manual Volume Two: Office Buildings, 1998.
US Dept. of the Interior, National Park Service, Guiding Principles of Sustainable Design, GPO, Denver, 1993
US Navy; Navy Whole Building Design Guide, http://www.psic.org/navy-wbdg/index.htm
Site Design
and Planning
PAGE53
Illustration: Bruce Hendler
Bui l di ng
Ener gy Use
Todaysworld view of energy efficiency isvery
different from the energy conservation mentality of
the 1970s, which isrecalled by those of uswho were
around then asa time of long linesat the gaspumps
and diminished comfort in our homesand placesof
work. The energy efficiency model of today involves
benefits, not sacrifices. In high performance
buildings, energy efficient design beginswith a
methodical reduction of the buildingsheating and
cooling loads those imposed by climate and those
generated by people and equipment. With all loads
minimized, mechanical systemsare then selected
based on highest output for lowest fuel consumption.
The new efficiency meansoptimizing the
performance of each of the buildingscomponents
and systemsboth individually and in interaction with
other energy-consuming systems air conditioning,
lighting, domestic hot water, etc. Thisisknown as
the practice of design integration. In tandem with
other energy efficient practices, building systems
integration can provide excellent returnson the initial
investment. Current practice also embracesthe use of
renewable energy technologiesthat reduce our
reliance on fossil fuelsand help alleviate carbon
dioxide and other greenhouse gasemissions.
Computer software with proven reliability isnow
available that will predict energy costsfor a proposed
building design. Thisenergy software, which is
essential in the analysisof energy efficiency measures,
facilitatesinformed decision making through the
course of the design process. M ore specialized
software, which describesspecific environmental
featuressuch asdaylight distribution and air flow
patterns, isalso useful for the successful integration
of design quality with energy reduction.
Bui l di ng
Ener gy Use
Site and Massing Considerations . . . . . . . 56
Interior Layout/Spatial Design . . . . . . . . . 56
Building Envelope . . . . . . . . . . . . . . . . . . . 57
Daylighting/Sun Control . . . . . . . . . . . . . . 58
Light Pollution. . . . . . . . . . . . . . . . . . . . . . 58
High Performance Lighting. . . . . . . . . . . . 59
Electrical Systems and Equipment. . . . . . . 60
Energy Sources . . . . . . . . . . . . . . . . . . . . . 61
Mechanical Systems. . . . . . . . . . . . . . . . . . 63
Energy Load Management . . . . . . . . . . . . 64
Performance Goals . . . . . . . . . . . . . . . . . . 66
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 69
Si t e and Massi ng Consi der at i ons
Taking advantage of the physical featuresof the building site and microclimate will reduce heating
and cooling loads, thereby lowering overall energy consumption.
Techni cal St r at egi es
O Solar access. Orient the building to maximize solar opportunities.
O Prevailing winds. Orient the building to minimize thermal lossdue to infiltration from
prevailing windswhile taking advantage of natural ventilation.
O Tree location. Carefully consider the placement of existing and proposed deciduous
and evergreen treeson site. When practicable, locate so that deciduoustreesblock summer
sun to the south and west of the building and evergreensblock winter wind on the north
face of the building.
O Topographic modifications. Utilize or modify existing topography to optimize
thermal massand/or insulation. Consider earth forms, berming, and other manipulations
of the site section.
I nt er i or Layout / Spat i al Desi gn
An appropriate layout of program spaceswill help reduce energy consumption and will promote
the use of passive solar heating and cooling.
Techni cal St r at egi es
O Program zoning. Group similar program functionsin order to concentrate similar
heating/cooling demandsand simplify HVAC zoning loads. Determine optimum locationswithin
the building so asto take advantage of microclimate conditionsand building orientation.
O Non-windowed spaces as buffers. When using passive solar design for heating, non-
windowed spacesshould be located on the north side against the exterior wall to create a
thermal buffer for the main functionson south side.
O Circulation zones as buffers. Design public areasand circulation zonesto serve asthermal
collectorsand buffers. These spacescan accept a wider range of temperature swings, based on
limited duration of occupancy.
O Layout for natural systems. Whenever possible, configure occupied spacesto optimize
natural ventilation and daylighting. In general, locate open occupied spacesadjacent to exterior
windowsand use borrowed light for interior offices. Specify low partitionsin office areas
adjacent to window wallsto enhance penetration of daylight to interior.
O Existing natural systems. In an existing building, reuse and enhance existing built-in passive
solar and energy efficiency strategies(EESs) such asnatural convection, air circulation, building
massasa thermal flywheel, natural daylighting techniques, and other means.
O Stairs. Provide inviting, pleasant staircasesto encourage the use of stairsrather than elevators
in low-rise buildings.
Passive Solar Design Strategies
The Knapp Street Laboratory and Visitors Center is a 31, 000 sq. ft. low-occupancy building
that was designed to utilize winter solar gain to reduce demand on heating and lighting
systems. To achieve this, support spaces, including mechanical, storage, and lavatories, were
located on the north side of the building with minimal fenestration. Occupant spaces were
concentrated on the south side, accompanied by large amounts of fenestration. Because of
the seasonal variation in sun elevation, thisapproach providesdeep solar penetration in winter
and a minimal amount of solar penetration in summer.
Benefits
$O
F
Diminished
heating and
cooling loads
reduce operating
energy costs.
$C
F
Together with
other passive solar
and integrated
design strategies,
site selection,
configuration, and
building
orientation can
significantly
reduce the size
and cost of
mechanical
systems.
A
Benefits
$O
F
Diminished
heating and
cooling loads
reduce operating
energy costs.
$C
F
A well-designed
layout can
contribute to
reductionsin the
size and cost of
mechanical
systems.
A
PAGE56
Building
Energy Use
Bui l di ng Envel ope
Appropriate assembly of wall, roof, foundation, and window materialswill provide good thermal
and moisture control, while supporting reductionsin building energy use. A good envelope
harnessesnatural energy through effective use of passive solar and daylighting techniques.
Techni cal St r at egi es
O Passive solar (whole building) design strategies. Use passive solar, whole building design
techniquesand simple, effective technologiesto achieve low- or no-cost heating, cooling and
daylighting. Strategiesand techniquesmay include:
Regulation of solar impact through appropriate fenestration and shading devices. A
common and highly effective approach isto specify glazing with low emissivity (low-e)
coatingsand high R-valuesto reduce solar heat gain/loss. Shading strategies, such asvertical
finson east and west fenestrations, overhangson the south side, arcades, trees, brise-soleils,
and deep window insets, are also effective componentsof passive solar design.
M oderation of interior temperature extremesthrough the use of thermal masswhere
appropriate. A buildingsthermal massresidesin materialssuch asmasonry and concrete
that have the capacity to store and release heat asinterior and exterior temperatures
fluctuate. Building masscan
function asa kind of thermal
flywheel, in that it moderates
the extremesof thermal loading
within a building.
Enhanced insulation in the
building shell to reduce
energy loads.
49
Air-lock entrancesto reduce
heat lossor gain.
Light-colored, reflective roof
surfacesto reduce cooling loads
and diminish the urban heat
island effect. (See page 48)
O Natural ventilation. Consider
integrating natural ventilation
strategiesin the design of HVAC and
exterior wall openingsto reduce
reliance on mechanical ventilation
during swing seasons.
Building
Energy Use
Benefits
$O
F
Diminished
heating, cooling,
and lighting
loadsreduce
operating
energy costs.
$C
F
A well-designed
envelope can
substantially
reduce the size
and cost of
mechanical
systems.
A
PAGE57
49. Typical payback analysesbased on current fuel pricesmay not justify expense. However, asfuel priceswill be rising, the cost of future retrofit for insulation
may cost many timesthe minimal expense of initial high R-value installation.
The New Childrens Center
The foster care intake/training facility
for the Administration for Childrens
Services is being retrofitted into a
historically significant structure that
was built in 1912. For comfort as well
as energy savings, the envelope is
bei ng upgraded wi th addi ti onal
insulation (cellulose) and detailed to
prevent thermal bri dgi ng. It also
uti li zes new hi gher performance
windows.
Richard Dattner Architect, P.C.
New South Jamaica Branch Library
Given the siting constraintsof thisnew branch library, the roof isthe primary
envelope element available asan interface with the natural environment. The
south-facing monitorsintroduce sunlight for direct heat gain during the winter
and lighting year-round. During the cooling seasons, automated shadeslimit the
light to just the levelsneeded for library functions. The peaksin the roof collect
the hotter air, which during the winter iscirculated through the building by the
HVAC system. During the cooling seasons, thishot air isexhausted. Curved
diffusing bafflesand reflective light shelvesprevent direct sunlight from reaching
the occupied areasof the building. The light fixturesare controlled by photo-
sensors, filling in whatever portion of the required levelsare unmet by daylight.
Stein White Architects, LLC
O Envelope detailing. To prevent moisture build-up within the walls, detail the material assembly
of the envelope in accordance with best vapor barrier practices. Use monolithic building
systemsand assembliesasopposed to smaller assembly parts. Thiswill minimize the need for
caulking and weather-stripping and will significantly reduce infiltration. Avoid thermal bridging
through the exterior walls, roof, and floor detailsand components.
O Reduction of convective heat losses from unplanned air flows. To reduce stack effect, seal
between floors, stairwells, corridors, and elevator shafts. Be sure to seal distribution plenums
and ductwork. Plan air pressure relationshipsbetween roomsasnecessary.
O Radiant cooling. Radiant cooling techniquesmay be worth investigating for internally load-
dominated buildings. Thistechnique utilizesthe building envelope asa heat sink for the interior.
Dayl i ght i ng/ Sun Cont r ol
Whenever possible, controlled daylighting should be incorporated into the building asthe
preferred mode of interior illumination and to reduce lighting load and operating costs.
Thissavesthe most expensive form of energy we use: electricity, and the chargesassociated
with peak demand.
Techni cal St r at egi es
O Glazing. Specify glazing with high visible transmittance and integrate placement in
building envelope to control glare. Consider the use of glasswith higher daylight
transmittance and lower shading coefficientson north wallswhere glare ismuch lessof a
problem. Consider fritted, translucent, and spectrally selective glazing tuned to end use
and orientation.
O Monitors and clerestories. Consider the use of roof monitorsand high clerestory windows
in addition to or in place of skylights. If using skylights, consider modelsthat respond to
differencesin seasonal sun altitudes.
O Dimmers. Specify and coordinate placement of photocell-dimming sensorsthat adjust electric
lighting in response to the amount of available natural light.
O Light shelves. Consider the use of interior and/or exterior light shelveson south-, east-
and west-facing facadesto reflect natural light deeper into interior spaces. Provide shading
devices, such asoverhangsor vertical fins, to let in quality natural light but exclude undesired
glare while controlling contrast ratios.
O Courtyards and atriums. Incorporate courtyard, atrium, or other daylight-enhancing
techniquesto bring light into the interior.
O Fiber-optics. For special applications, consider fiber-optic technologiesor light pipesthat
transmit natural light deep into interior spaces.
Li ght Pol l ut i on
Sensitive site lighting will reduce light pollution
50
in the sky, between buildings, and in open spaces,
thusavoiding negative impactson plants, animals, and people. Good lighting design also reduces
energy waste while improving night viewsof the sky.
Techni cal St r at egi es
O Reduced night lighting needs. Reduce security lighting required for open spacesby securing
off-limitsareasand/or installing motion sensors. Limit lighting to zoneswhere it isnecessary for
safe passage to entry and exit areas; control by timers. In other areas, provide security lighting
controlled by motion sensors.
O Proper cut-off angles. Use outdoor lighting fixtureswith cut-off anglesthat prevent light from
going upward or too far beyond the intended area of illumination.
O Lighting fixture height. Reduce the height of luminairesrelative to property boundaries. This
will prevent light from straying onto adjoining properties.
Benefits
$O
F
Diminished
heating and
cooling loads
reduce operating
energy costs.
$C
F
A well-designed
envelope
providessun
control and
reducesthe size
and cost of
mechanical
systems.
$D
S
Improvesmarket
for high
performance
glazing and
other sustainable
building
envelope
materials.
$A
S
Significantly
lowerselectrical
use, reducing
pollution
emissionsat
power plants.
A
PAGE58
50. Light pollution excessbrightnessin the sky resulting from direct and indirect lighting above urban areas hashad a negative impact on the urban
ecology, disrupting biological cyclesin plantsand animals. It hasalso been hypothesized that human health requiresa certain amount of exposure to
darkness. The amount of energy wasted in lighting the sky or outdoor and indoor spacesthat do not need it, hasbeen estimated conservatively at
approximately $2 billion per year in the US. (Environmental Building News, Vol. 7, No. 8, P.11).
Building
Energy Use
Benefits
$O
F
Reduces
energy
demand for
night lighting.
E
S
Reduces
negative
impact on
urban ecology.
A
Hi gh Per f or mance Li ght i ng
Because lighting systems are major energy users, they can yield high returns through
improvements in efficiency.
Adrian Tuluca,
Steven Winter Associates
A highly efficient light level distribution that improvesvisual quality while reducing electrical use may
be achieved through efficient lighting layout, lamps, luminaires, and other components, together
with localized lighting controls. Use fixturesthat minimize the use of hazardouslamp materials.
Techni cal St r at egi es
O Lighting power density. M inimize lighting power density to meet project requirementsby
designing a lighting system with characteristicssuch as:
Efficient light source distribution. M ake the most of illumination source output by designing
for appropriate room geometry, room surfaces(high surface reflectance), mounting heights,
and use of parabolic specular reflectorsand deep parabolic louvers.
Low ambient lighting levelswith task lighting, where appropriate. Consider lighting fixtures
that provide significant illumination of ceilingsand walls. These include pendant fluorescent
lighting fixturesthat direct light up and down.
High efficiency lampsand luminaireswith electronic ballasts. These have a low propensity
to attract dirt deposits, incorporate a minimum of hazardoussubstances, and are well
cooled for optimum performance.
Efficiency-based controls, such asdimmers, occupancy sensors, photo cells, and time clocks.
Lumen maintenance controls. Since lamp efficiency degradesover time, the designer often
compensatesby overdesigning the lighting system to account for reduced lumen output
later on. Where appropriate, install lumen maintenance controlsto ensure that no more
than the required footcandle levelsare delivered to the space. Thiswill save energy in the
early stagesof the lampslife.
O Fixture uniformity. Achieve and maintain uniform lumen levelsthrough group relamping. This
also allowsfor designing to a lower installed wattage.
Building
Energy Use
Benefits
$O
F
Diminished
cooling loads
help reduce
operating
energy costs.
$C
F
Reduced heat
energy from
lighting lowers
the size and
cost of the
buildings
cooling system.
$C
F
Increased first-
cost for high
efficiency
lighting
systemsand
additional task
lighting is
often offset by
operating
energy cost
savings.
$A
S
Significantly
reduced
electrical use
limits
greenhouse
gasesand
other emissions
at power
plants.
A
PAGE59
High Performance Lighting
Illustration: JohannesKnesl
Fiber-optic system
providing daylight
M irror-based
lighting system
with single
light source
Automatic
dimmers,
occupancy
sensors
Efficient distribution of light sources; relatively low level of
ambient light with a significant portion reflected from ceiling
and wallsand task lighting where needed
Selective use of high-reflectance surfaces
High efficiency fluorescent lampswith high efficiency
power factor, electronic ballasts, parabolic specular
reflectors, parabolic louvres
High Performance Lighting
A typical high performance office environment may offer an ambient light level of 30 foot
candles, supplemented by task lighting. High efficiency fluorescent lamps with parabolic
reflectors and deep louvers could be used to achieve this level of illumination, providing a
distribution of approximately 80% down and 20% up to the ceiling. High efficiency tri-
phospher lamps would be selected for their capacity to provide as near a full daylight
spectrum as possible; dimmer switches and occupancy sensors would then be used with
automatic controlsto adjust lighting levelsasneeded.
Blue Cross/Blue Shield Building
At this new building in Rochester, New York, a combination of indirect fluorescent lighting
(with dimmable electronic ballasts), task lighting, and lightshelves for daylighting was used.
Here, an already well-designed lighting scheme wasimproved to reduce lighting usage by an
additional 13% , reduce the perimeter lighting use by 35% , and resulted in a net savings of
$11, 400 per year. The lightshelveshelped convey ambient daylight deep into the workspace.
El ect r i cal Syst ems and Equi pment
Efficient design strategies, power distribution systems, and electrical equipment can increase
buildingsenergy efficiency and reduce energy consumption and associated costs.
Techni cal St r at egi es
O Cost comparison. In large buildings, analyze and compare the costsof distributing power at
208/120 voltsand 480/277 volts, if servicesare available.
O Equipment specification. Specify energy efficient office equipment, including computers,
printers, and copy machines. Select equipment with the Energy Star label. For computers,
consider liquid crystal display screensin lieu of conventional monitors.
O Distortion minimization. M inimize the distortion effectsof non-linear loads(personal
computers, etc.) on the power distribution system by using harmonic filters.
O Power factor. Improve the power factor by specifying appropriate equipment asrequired.
O Transformers. Use K-Rated transformersto serve non-linear equipment.
O Efficient motors. To reduce energy use, consider premium efficiency motors, controls, and
variable frequency drivesfor motorsgreater than one horsepower.
O Direct current utilization. Utilize direct current (DC) from the photovoltaic system, fuel cell, or
other source in lieu of conversion to alternating current (AC). DC may be appropriate for
certain applicationssuch asdiscrete lighting circuitsor computer equipment.
O Avoid electromagnetic pollution/exposure. Locate high concentrationsof electricity (such as
panelboards, transformers, or motors) away from building occupants/personnel. If necessary,
install electromagnetic field (EM F) shielding.
O Videoconferencing. Consider application of videoconferencing between agenciesto eliminate
energy/emission costsand productivity lossescaused by transportation to and from meetings.
Benefits
$O
F
Efficient
electro-
technologies
help lower
operating
energy costs
(motors, fans,
other
equipment).
$C
F
Reduced heat
energy from
electrical
equipment can
lower cooling
system costs.
$A
S
Efficient
electro-
technologies
and equipment
lowers
electrical use,
which in turn
reducespower
plant
emissions.
A
PAGE60
Building
Energy Use
Ener gy Sour ces
Variousenergy sourcesare available today. Designersshould first capitalize on conservation
techniques, then work to achieve an appropriate, integrated balance of solar heating, daylighting,
energy entrained within the earth (geothermal energy), air movement, and other renewable
resources. Only then should they resort to fossil fuel technologies, seeking efficienciesin thisrealm
aswell. Thisintegrated approach to whole building design reducesthe production of greenhouse
gases, smog, and acid rain; preservesnatural resources; and slowsthe depletion of fossil fuel
reserves. Energy sourcesare listed in the preferred order of deployment, based on their capacity to
reduce environmental impact from emissions.
Techni cal St r at egi es
The systemsdescribed below should alwaysbe selected with an awarenessof the training and
resource needsof on-site operating engineersin order to ensure that these systemsare properly
operated and maintained. Consider the following technologies:
O Renewable Energy Resources.
Photovoltaic (PV) panelsin place of
exterior wall and roof panels(building-
integrated PV) to generate electric
power for the building.
51
Daylighting techniquesthat supplement
or replace electric lighting.
Solar energy technologiesfor heating.
Passive solar heating can work in
portionsof buildingssuch aslobbies,
corridors, and atriumsof large
institutional buildings.
Solar hot water technologiescan
supplement domestic hot water heater
reservoirs, especially in circumstances
where large amountsof hot water are
required (such asfor laundry facilities).
O Super-Efficient and Hybrid Technologies.
Geothermal heat pump technologiesshould be considered when subsurface conditions
allow. Of available geothermal technologies, a vertical standing column well isgenerally
most applicable to the urban context.
Fuel cellsto provide electricity for off-the-grid sitesand to support continuousbase loads.
Heat recovery from mechanical systemsand electric generation, including processheat,
steam condensate, fuel cell waste heat, and exhaust air.
O Conventional Fuel Source Options.
Building
Energy Use
Benefits
$O
F
Reduces
operating
energy
expenditures.
$D
S
Helps
promote
expanded
market for
renewable
technologies.
$A
S
Reduces
dependence
on fossil fuel
generation,
with com-
mensurate
reduction
in air
pollutants.
E
S
Avoids
environ-
mental
damage
resulting
from fossil
fuel
extraction/
shipment.
A
PAGE61
Photovoltaic Cells-Rikers Island
These photovoltaic cellsare integrated into the roof of the
composting facility on RikersIsland in New York City. The
power generated isused to offset the power requirements
of the facility.
Photo: Joyce Lee
Geothermal Heat Exchange Technology
The standing column well illustrated here isa
geothermal heat exchange technology that iswell-
suited for use in developed urban areassince it
drawsheat from the earth in the winter months
and depositsexcessheat into the earth in the
summer through vertical wellsthat can be located
directly under or adjacent to a building.
0 Heat pump
O 6 diameter standing column
O Ground level (surface)
O Soil (depth varies)
O Water table (depth and extent vary)
O Bedrock (depth varies).
Illustration: Bruce Hendler
51. Note that with the exception of pilot demonstrations of emerging technologies, the Cityscurrent agreement with the New York Power Authority (NYPA),
the main supplier of electricity to NYC municipal buildings, prohibitsthe City from generating power independently of NYPA. However, NYPA isopen to
owning, operating, and metering power generation facilities, such asPV fieldsand fuel cells, on City property.
When available, electric utility company steam (generally a by-product of electric power
generation), should be used for heating, cooling, hot water heating, steam driven pumps,
and other applicationsaswarranted.
Dual fuel boilerscan primarily be operated on natural gasto reduce air pollution, and can
be switched to oil only when required.
During periodsof high demand for electric power, gaspowered equipment will provide an
economical alternative to electric equipment. In specifying and locating these systems,
designer should be aware of equipment noise levels.
Lighter gradesof oil for oil burning equipment burn cleaner and produce lessair pollution.
O Demand Reduction Strategies.
Thermal storage systemswork well in conjunction with conventional chiller systemsto shift
electric power consumption from periodswhere power isvery expensive to periodswhere
cost islower.
Peak-shaving strategiesrely on energy management systems, such asthose that control
ventilation fansby using CO
2
sensors. These sensorshelp ensure adequate ventilation and
good indoor air quality while reducing peak loads.
O Developing Technologies.
Developing technologiesinclude alternate energy sourcessuch asmethane from
biological processes, micro-generatorsfor on-site tri-generation, hydrogen and so on.
These should be investigated based on building location and the availability of the fuel
source and technology.
PAGE62
Building
Energy Use
0
1000
1500
2000
2500
Lighting Equipment Heating
and
Cooling
Other
Loads
Conventional Design
High Performance
Existing Building
500
0
1000
1500
2000
2500
500
M
i
l
l
i
o
n
s

B
t
u
s

p
e
r

y
e
a
r
G
i
g
a
j
o
u
l
e
s

p
e
r

y
e
a
r
The Ridgehaven Building, San Diego
Breakdown of calculated energy loadsfor the Ridgehaven Building, showing
1) existing building, 2) conventional design, and 3) asbuilt with high
performance features, such assolar control filmson glazing, energy efficient
lighting, and high efficiency water-source heat pumps.
Source: City of San Diego
Mechani cal Syst ems
M echanical systemsmust work in concert with the building layout, orientation, envelope, lighting
strategies, electrical equipment, and site characteristicsto reduce reliance on energy derived from
fossil fuels, and to increase the use of renewable energy.
Techni cal St r at egi es
O Performance improvement. In all design and construction efforts, strive to improve energy
performance well beyond the basic requirementsof the NYS Energy Code, applicable
regulations, and consensusstandards. Determine the overall environmental impact of building
energy consumption. Energy performance analysisshall account for energy lossesincurred
during delivery from the point of generation to the point of use, aswell asfor the emissions
generated by energy production (on and off-site).
O Systems integration. Consider the architectural features(orientation, exposure, height,
neighboring structures, present and future landscaping, variousoptionsfor the new building
envelope, future interior lighting, and the occupancy of the building) when selecting HVAC
alternativesand sizing the systems.
O Zoning. Use separate HVAC systemsto serve areaswith different hoursof occupancy, perimeter
versusinterior spaces, special occupanciessuch ascomputer roomsrequiring 24-hour
operation, spaceswith different exposures, etc.
O Natural ventilation. Determine if the building might benefit from the use of natural
ventilation. For buildingsin quiet zonesand with clean outside air, consider natural (in lieu of
mechanical) ventilation during the swing seasons.
O Distribution systems. Analyze the benefitsof variable air volume systemsvs. constant air
systems; seek reductionsin system load during periodsof reduced demand.
O Gas heater/chiller. Consider the use of a combination gasheater/chiller to reduce energy costs
(and possibly) to reduce the equipment room size.
O Distributed mechanical rooms. Consider independent mechanical roomson each floor to
reduce ductwork and enhance the balance of delivered air.
O Heat recovery systems. Evaluate opportunitiesfor heat recovery systems(sensible and latent).
O Partial load conditions. Select high efficiency equipment that operatesat high efficiencies
under both full and partial load conditions.
O Modular boilers. Consider installation of multiple modular boilersthat allow more efficient
partial-load system operation.
O Do not use CFC/HCFC refrigerants.
O Condensing boilers. Consider the use of high efficiency condensing boilers.
O Chiller sizing. Evaluate varioussizesand modelsof chillersto identify unit(s) that will most
efficiently meet demand requirements.
O Ice storage. Consider the application of an ice or water storage system asa meansof avoiding
peak loadsfor cooling.
Building
Energy Use
Benefits
$O
F
Diminished
heating and
cooling loads
reduce
operating
energy costs.
$O
F
Right-sizing
of equipment
resultsin
increased
operating
efficiencies.
$C
F
First-cost
savingscan be
achieved by
specifying
appropriately-
sized
mechanical
systems.
$A
S
Limiting
electrical and
fossil fuel use
reducesair
emissions,
both from
power plants
and at the
building site.
A
PAGE63
New Childrens Center,
NYC Administration for
Childrens Services,
Annual Energy Cost
by End Use
At thisnew foster care/training
facility, energy efficiency
measuresincorporated during
design are estimated to achieve
roughly 30% reduction in energy
usage above NYS Code and
20% savingsabove a base case
of good current professional
practice.
Source: Steven Winter Associates
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
0
NY State
Energy Code
HVAC
Lighting and Power
Envelope
Basecase
With Energy
Efficient Measures
O Emission controls. Emission controlsmust comply with the latest federal regulations.
O Dessicant dehumidification. Consider dessicant dehumidification asan alternative to the
conventional practice of overcooling outside air to remove latent heat (moisture) prior to
removal of sensible heat.
New Bronx Criminal Court Complex
In the design of the new 750, 000 s.f. Bronx Criminal Court Complex, computer modeling of
building energyuse led to the selection of a 1,000 ton engine-driven gaschiller in combination with
two 1,000 ton electric centrifugal chillers. The computer model showed that thischiller configur-
ation hasthe greatest 25-year life cycle cost savings($1,117,000), when compared to other chiller
equipment options. Though it hasa higher first cost, the gaschiller significantlyreducesthe cost
of operation byavoiding the peak electrical demand charges($30/kW) billed during the summer.
Ener gy Load Management
The management, continuouscalibration, and maintenance of energy-related systemsisoften
neglected, yet these are the only waysto optimize the life and performance of the systemsand
minimize the damage caused by fossil fuel use. Effective energy load management isa two-step
process, consisting of load measurement and system response. Continuouscalibration of sensorsand
instrumentation will yield top mechanical system performance in termsof energy use and comfort.
Techni cal St r at egi es
Load Calibration
O Energy management system (large buildings). An energy management system encompassing
all building controlsshould be considered for all new buildingsexceeding 40, 000 sq. ft. For
existing buildingsof thissize, an energy management system encompassing all building
controlsshall be provided when undertaking a complete renovation of the mechanical systems.
O Energy management system (small buildings). An independent advanced control system or
energy management system (asdetermined by economic analysis) should be considered for
smaller buildings.
O Monitoring and controls. Energy monitoring and control systemsshould provide:
Energy consumption monitoring using hourly graphsto illustrate the effectsof small
operational changesand monthly graphsthat depict historical trendsand operating
information over time.
Controls(including load tracking and load anticipation capability) that optimize system
response to building pickup and download.
Load shedding and peak electric demand reduction through scheduled equipment cycling
or through use of non-electric powered equipment. (For example, use of gaschillers).
Local controllerscapable of independently managing equipment operation and gathering
data for reporting. Carefully select the componentsof the mechanical/electrical systems
being controlled for software compatibility. Ensure that all software required to operate the
system isprovided; ensure that software upgradesare received and loaded in a timely
manner. Provide training materialsand manufacturer maintenance contractsfor all installed
systemsto operating personnel.
O Selection of control method components. The control methodsused to improve the
efficiency of HVAC systemsshould include a building automation system, asappropriate. These
systemsare usually compatible with Windows

-based workstations. Subsystem integration


should be accomplished using a BACnet open protocol to ensure compatibility with different
componentsand subsystems.
O Systems integration. Assessthe interactionsbetween the HVAC equipment and other related
systems, such aslighting, office equipment, fire protection, security, etc. Determine optimum
operating modesfor each system.
O Computerized control system. Use a computerized control system to establish, maintain, and
document building climate conditions. Accept only control systemswith the capability to adjust
set points, without the need for complete reprogramming. Control systemsshould be designed or
specified to a level of complexity thatsappropriate for the staff who will be supporting itsuse.
A
PAGE64
Building
Energy Use
Benefits
$O
F
Operating cost
reductionsare
achieved through
improved match-
ing of heating and
cooling loadswith
central equipment.
$C
F
Higher first costs
for installation of
controlscan be
offset byoper-
ating savings.
However,
advanced control
systemseliminate
oversizing of
mechanical
systems, thus
lowering first costs
for central systems.
Equipment life can
be extended by
reducing the hours
of operation and
eliminating
unnecessary
cycling.
$P
F
Improved occup-
ant comfort.
$A
S
Limiting electrical
and fossil fuel use
reducesair emis-
sionsboth from
power plantsand at
the building site.
$D
S
Load management
enhancesthe
market for high
performance
control systems.
O Control back-up systems. Provide simple back-up controlsso that equipment can function if
the energy management system goesdown. Depending on the complexity of the building and
the equipment to be controlled, include the following control strategiesin the energy
management system asa meansof ensuring efficient operation:
System Response
O Heating equipment. When reviewing optionsfor boilers, consider the following:
For larger boilers, oxygen trim controlsto improve combustion efficiency.
Draft control inducerswhich reduce off-cycle losses.
Demand control for larger boilers, based on variationsin heating demand.
Water reset control keyed to outside air temperature.
Burner flame control.
For small renovation projects, provide a time clock for night and weekend set backs.
O Air conditioners, chillers and ventilation controls. The following strategieswill help
get the most out of these key systems:
Generate energy consumption profilesthat identify occurrencesof peak loadsand develop
responsive management strategiesfor reducing utility bills.
Set up the HVAC building control system to operate based on need. If multiple sourcesare
available, minimize simultaneousheating and cooling, and supply thermal conditioning
from the most appropriate/efficient sources.
Limit electrical demand during peak hoursby turning off non-essential equipment.
Establish temperature and humidity setpointsbased on occupancy patterns, scheduling,
and outside climate and seasonal conditions.
Consider CO
2
/VOC (carbon dioxide/volatile organic compound) sensorsto reduce outside
air ventilation in large spaceswith variable occupancy. Verify that specified settingsare
consistent with local and national code requirements.
Provide sensorsthat are capable of adjusting the ventilation rate based on the number of
people present in a room. Locate sensorsaccordingly.
Provide adaptive, programmable thermostatscapable of automatically adjusting settings
based on recorded demand patterns. Thisprevents overshooting or undershooting, and
can result in energy savingsof 10-20% .
Set supply air-temperature reset controlsfor variable air volume (VAV) systemsbased on
space occupancy.
Control strategiesfor chilled water plant operation include:
Chiller speed control through variable speed drive controllers, selection of modular
chillersor chillerswith multiple compressors, and chilled water reset.
Condenser water reset.
Chiller sequencing.
Soft-starting of chiller motor.
Demand control.
Use of two-speed motorsor multiple unitsfor pumps/fans.
Use of variable speed controllersfor fansand pump motors.
For small buildings, use time clockswith night and weekend set-backsfor
HVAC equipment.
Building
Energy Use
PAGE65
Bui l di ng I nt egr at i on
Site Design and Planning. Landscape design can either enhance
or undermine the climate-related heating and cooling of the
building.
Indoor Environment. Orientation, massing, and siting
significantly impact accessto daylight and the successof
daylighting strategies.
Indoor Environment. Consider daylight transmittance aswell as
thermal characteristicswhen selecting spectrally-selective (low-e)
glazing.
Material and Product Selection. When specifying materials
for their thermal and water-resistant properties, also consider
their effectson indoor air quality, resource-efficiency, and
occupant health.
Operations and Maintenance. Encourage future building users
(or present usersfor renovation projects) to take part in decisions
relating to building occupancy, hoursof operation, operating
personnel, and maintenance considerations.
Per f or mance Goal s
New York State regulationsstipulate the performance benchmark for new and renovated
commercial buildings: the New York State Energy Conservation Construction Code. Frequently
referred to asthe NYS Energy Code, these energy performance criteria became law in 1979 and
were last amended in 1989. The NYS Energy Code establishesthe minimumbuilding construction
and mechanical system efficienciesthat can legally be used in New York State. These minimum
standardsfall short of much of whatscurrently taking place in commercial building practice. Asa
result, the NYS Energy Code isnow under review, and should soon be updated to reflect current
technology and practice particularly in the area of lighting.
Despite these limitations, the Code can still serve asa useful benchmark for gauging progress.
Thus, the following whole building performance goalshave been cast in relation to thisbenchmark,
but leave ample room for improvement. To determine the quantity of source Btusconsumed, the
conversion factor of 1 kilowatt hour being equal to 10, 000 Btusshould be used (asstipulated by
the NYS Energy Code).
PAGE66
Building
Energy Use
Building
Energy Use
PAGE67
52. Daylight factor: The percent of light available inside a building at a given point, ascompared to the illumination level available outdoorsat that time on a
horizontal surface under overcast sky conditions.
PERFORMANCE GOALS
Building
Energy Use
LEVEL 1
O New Buildings. High performance new buildingsshall annually consume a
minimum of 30% lessenergy on a Btu-per-gross-square-foot basisin comparison to
what would be consumed if the building were designed for minimum compliance
with the NYS Energy Code. Operational cost comparisonsshould be prepared to
ensure that the high performance building will save at least the same percentage in
energy costsasit achievesin combined actual energy use reductions.
In addition, it shall be a goal of Level 1 high performance buildingsthat, at
minimum, 10 percent of the total annual energy use, or one-third of total annual
energy savings, should be provided by renewable energy sources. In performing
thiscalculation, no credit shall be taken for design featuresthat are required by
the NYS Energy Code, such asthe use of an economizer cycle to provide cooling
with outside air when favorable outdoor conditionsexist.
For all applicable perimeter spaces, produce a design that yieldsa minimum
daylight factor
52
of 1.5% on the work plane at a depth of 15 feet from the building
exterior. Control quality issuessuch asglare, veiling reflections, and contrast so that
daylight doesnot hinder activitiesscheduled for the space. Achieve Illuminating
Engineering Society of North America (IESNA) footcandle requirementsfor
scheduled use through integration of daylight into lighting design.
O Fully Renovated Buildings. Fully renovated Level 1 high performance buildings,
wherein the entire envelope (e.g., windows, walls, roof, etc.), HVAC, and lighting
systemsare fully upgraded or replaced, should have the same performance goals
asnew buildings.
O Partially Renovated Systems. In buildingswhere a major subsystem (such as
lighting or windows) are replaced, the goal isto use systemsthat will consume
significantly lessenergy than those that merely comply with the NYS Energy Code.
LEVEL 2
O New Buildings. New buildingsshall annually consume a minimum of 40% less
energy on a Btu-per-gross-square-foot basisthan what would be consumed if the
building were designed to achieve compliance with the NYS Energy Code.
Operational cost comparisonsshould be performed, and the high performance
building should save at least the same percentage in energy costsasit doesin
combined energy source reductions.
In addition, a minimum of 20 percent of the overall annual energy use, or one-
half of the annual energy savingsshould be provided by renewable energy
sources. In performing thiscalculation, no credit shall be taken for design features
that are required by the NYS Energy Code, such asthe use of an economizer cycle
to provide cooling with outside air when favorable outdoor conditionsexist.
Produce a design that yieldsavailability of daylight to a depth of 30 ft. (with a
minimum daylight factor of 3.0% on the work plane at a depth of 15 feet from
the building exterior) through use of redirecting devicessuch aslight shelves.
Control quality issuessuch asglare, veiling reflections, and contrast so that daylight
doesnot hinder activitiesscheduled for the space. Achieve IESNA footcandle
requirementsfor scheduled use through integration of daylight into lighting design.
O Fully Renovated Buildings. Fully renovated buildings, wherein the entire
envelope (e.g., windows, walls, roofs, etc.), HVAC, and lighting systemsare fully
upgraded or replaced, should have the same performance goalsasnew buildings.
O Partially Renovated Systems. In buildingswhere a major subsystem (such as
lighting or windows) isreplaced, the goal isto use systemsthat result in
significantly reduced energy use in comparison to those that merely comply with
the NYS Energy Code. Best engineering judgment should establish appropriate
targetsfor a particular project. In the case of Level 2 performance, aggressive
targetsshall be established.
Tool s
Economi c Feasi bi l i t y Eval uat i on
Analysis for architectural, mechanical, and electrical systems:
> Cost analysisbeginsby performing a simple payback analysis of specific design
strategieson an individual basis. Promising candidatesshould then be evaluated in
interactive combinations. It isimportant to note that, while the resourcesavailable to
cover the first cost of energy efficiency measureswill vary by project, a simple payback
of first costsby projecting savingsin operating costsover a period of seven (7) yearsmay
serve asa rule of thumb when evaluating whether a given combination of energy
efficiency measuresare economically viable. For example, a building envelope
improvement with a 12-year payback may be factored together with a lighting
improvement with a 4-year payback to yield a combined payback of under 7 years. It is
also important to note that the anticipated life of the measure should be considered
when evaluating economic viability. For instance, a longer payback period may be
appropriate in a new building for an envelope component such asinsulation, which may
last over 50 years, asopposed to lighting controlswith a life expectancy of only 25
years. M aintenance costs, if considered unusual for a proposed measure, may also be
factored into the analysisat thisstage.
> In some instances, cost credit may be given for reductionsin HVAC equipment sizes,
based on comparisonsto industry standards. Use an adjusted simple payback analysis
that considersthe reduced equipment and system size cost benefits, aswell as
incremental first costsand reduced operating costsresulting from given energy efficiency
measure(s).
Analysis for mechanical and electrical equipment:
> Life cycle cost analysisshould be used to identify mechanical and electrical equipment
alternatives. Thisanalysisshould be based on first cost of equipment and projected energy
costsover the equipmentsanticipated life cycle.
> The life cycle cost calculationsshall be performed for asmany architectural and
mechanical/electrical alternativesasrequired in the Consultant Contract (include the
requirement for life cycle analysisin the Specific Requirements) and asrequested during
Design Development by DDC/Sponsor to their complete satisfaction.
The current inflation rate and anticipated fuel price changesshall be obtained from the
DCAS Office of Energy Conservation (OEC).
Ener gy Model i ng Tool s
> Trace 600 Developed by Trane Corp. to support HVAC design criteria, space heating and
cooling load calculations, free cooling and heat recovery, thermal storage, chilled water piping
arrangements, etc.
> DOE-2.1E Detailed, hourly, whole building energy analysisof multiple zonesand multiple
lighting/HVAC systemsfor complex new buildings. Thisprogram also featuresan extensive
library of glazings. It iscurrently the most accurate program available for performing energy
analyseson entire buildings.
> HAP v4.0 Hourly AnalysisProgram developed by Carrier Corp, an energy simulation module
that performsan 8760-hour energy simulation of building heat flow and equipment
performance.
> BLAST Building Loadsand System Thermodynamicsperformshourly simulationsof buildings
and central plant equipment, and zone analysisbased on the fundamental heat balance
method. Analysisof thermal comfort, passive solar structures, high- and low-intensity radiant
heat, moisture, and variable heat transferscoefficientsisalso within the programsfunctionality.
PAGE68
Building
Energy Use
> TRNSYS The Transient System Simulation program isused for HVAC analysisand sizing,
solar design, daylighting, building thermal performance, PV, wind, analysisof control
schemes, etc.
> Designing Low-Energy Buildingswith ENERGY-10 A whole building design tool that is
ideal for use during the pre-design phasesof moderate (up to roughly 50, 000 sq. ft.)
projects. Includesa set of whole building design guidelinesand software for performing
energy and cost calculationsbased on local climate, building orientation, materials,
systems, and the interactionsamong them. Program upgradesare expected to address
larger structures.
> ADELINE and RADIANCE These specialized design toolsare also available to evaluate
daylight, air flows(CFD), three-dimensional heat flows, and other design considerations.
> HEATING-7 and ALGOR These programsquantify and illustrate airflows(computational
fluid dynamics, or CFD) and three-dimensional heat flows, etc.
> ASEAM A Simplified Energy AnalysisM ethod that can also create DOE-2 input files.
Thisiseasier to use but lessaccurate than DOE-2.
> FRESA Federal Renewable Energy Screening Assistant assessesthe feasibility of
variousrenewable energy applications, including active solar heating, active solar
cooling, daylighting with windows, skylights, photovoltaics, solar thermal electric,
wind electricity, small hydropower, biomasselectricity, cooling load avoidance,
infiltration control, and so on.
Del i ver abl es
Pre-Preliminary. When preparing the Operating Energy Analysissection of the
High Performance Plan (see page 37-39), be sure to include the following elements:
Analysisof energy use in similar building types. The energy use of comparable high
performance buildingsshould inform the projectsperformance goals. Standard industry
practice should also be established by the Consultant for use asa baseline against which
the effect of proposed improvementsmay be measured. For renovations, an analysisof
the previousthree yearsof monthly energy consumption (including gas, oil, electric usage,
and electric demand) would serve asa viable baseline for gauging improvement.
Performance goalsfor operating energy costsshould also be established, based on the
above analysis.
Establish performance goalsfor renewable energy use, and identify renewable options
based on availability and adaptability to the project at hand.
Determine the proposed methodology for improving and analyzing the building designs
energy performance, including appropriate energy modeling software.
Establish goalsfor lighting and power density for the project asa whole and for all typical
major spaces. Lighting and power density should each be reported in two ways: first asthe
amount available for use, and second asa potential source of heat gain.
Schematic Design Phase. Prepare an analysisthat includesthe following:
An evaluation of alternative massing, orientation, layout, and envelope alternativesfor the
project based on the methodology proposed for use in the pre-preliminary phase. Using
pre-preliminary data on lighting and power and assuming a likely HVAC option, perform
heating and cooling load calculationsat a level of detail appropriate to each design
alternative. Confirm that each scheme can fit within the proposed energy budget. Propose
alternate typesof HVAC systemsand discusshow each will potentially interact with
featuresof the architectural design. At thisstage, calculationsfor variousHVAC alternatives
will likely be approximate in nature, and are intended only to assesswhether systemsunder
consideration will warrant further examination during Design Development.
Building
Energy Use
PAGE69
Design Development. Prepare an analysisthat addressesthe following:
Based on the accepted architectural scheme and the targetsfor lighting and power,
examine the variouscentral plant design alternativesand propose feasible, effective means
of integrating renewable energy sourcesinto their operation. Provide life cycle cost and
emissionsanalysesfor each alternative.
Based on central plant selection, examine energy efficient strategiesfor controlling
temperature and ventilation air, for lighting and lighting controls, and for envelope
improvement. A separate life cycle cost analysisshall be prepared for each of the
alternatives. Recommended componentsshall be those with a reasonable payback relative
to the anticipated life of the item proposed. A final life cycle cost analysisof recommended
design elementsanalyzed in combination with one another shall be prepared to confirm
and further elucidate results.
Document assumptionsand calculationsleading to size recommendationsfor chillersand
other equipment. Documentation should include an analysisof plug load and should specify
electrical equipment type relative to nameplate rating, power consumption in active and
standby modes, time in active mode, number of devices, etc. It should also include all other
assumptionsthat influence chiller sizing, such asoccupancy schedule and envelope loads.
Construction Documents
Based on refinement of the building envelope and additional data developed during the
Design Development Phase, revise the heating and cooling load calculationsand update
your analysesof the selected efficiency measures.
Regulatory Constraints
For ventilation, high performance recommendationsmay require confirmation of
compliance with NYC Building Code.
(See Appendix G, Required Minimum Outdoor Air Supply and Exhaust).
Ref er ences
Building Interface with the Environment
Passive Solar IndustriesCouncil, National Renewable Energy Laboratory, Lawrence Berkeley
National Laboratory, Berkeley Solar Group, Designing Low-Energy Buildings with ENERGY-10,
Passive Solar IndustriesCouncil, Washington, DC 1997 (www.PSIC.org).
Donald Watson, Editor, The Energy Design Handbook, The American Institute of ArchitectsPress,
Washington, DC, 1993.
Givoni, Baruch, Climate Considerations in Building and Urban Design,
John Wiley & Sons, Incorporated, New York, 1997.
Energy Systems
E-SOURCE TECHNOLOGY ATLAS SERIES
Volume 2: Commercial Space Cooling and Air Handling
Volume 3: Space Heating
Volume 4: Drive Power
E-Source, Inc., 1033 Walnut Street, Boulder, CO 80302-5114, TEL: 303-440-8500
Steven Winter Associates, Inc., Tuluca, Adrian (lead author), Energy Efficient Design and Construction for
Commercial Buildings, 1997, M cGraw-Hill, New York, ISBN 0-07-071159-3.
Environmental Protection Agency (EPA) Energy Star Program
(http://www.epa.gov/energystar/) U.S. EPA Atmospheric Pollution Prevention Division, 401 M Street SW, (6202J)
Washington, DC 20460, tel: 888-STAR-YES, TDD: 888-588-9920, fax:202-564-9569.
Life Cycle Costing
Kirk, Stephen J. and Dell Isola, Alphonse, Life-Cycle Costing for Design Professionals, 2nd Edition,
M cGraw-Hill Companies, New York, 1995.
PAGE70
Building
Energy Use
Daylighting
Ander, G.D., Daylighting Performance and Design, Van Nostrand and Reinhold, New York 1995.
American Institute of Architects, Architects Handbook of Energy Practice: Daylighting,
Washington, DC, 1992.
High Efficiency Lighting
Illuminating Engineering Society of North America, Illuminating Engineering Society of North America (IESNA)
Lighting Handbook, 8th Edition, 1993, 120 Wall Street, New York, NY 10005-4001, ISBN: 0-87995-102-8.
E-SOURCE TECHNOLOGY ATLAS SERIES
E-Source, Inc., E-Source Technology AtlasSeries, Volume 1: Lighting,
E-Source, Inc., 1033 Walnut Street, Boulder, CO 80302-5114, TEL: 303-440-8500.
Renewable Energy and Fuel Cell Technologies
National Renewable Energy Laboratory, Photovoltaics in the Built Environment: A Design Guide for Architects
and Engineers, DOE/GO publication #10097-436, September 1997.
National Renewable Energy Laboratory, Solar Electric Buildings: An Overview of Todays Applications, DOE/GO
publication #10097-357, February 1997.
Greene, N., Gupta, A., Bryan, J., Choosing Clean Power: Bringing the Promise of Fuel Cells to New York,
Natural ResourcesDefense Council, M arch 1997 (www.nrdc.org).
Building
Energy Use
PAGE71
Illustration: Bruce Hendler
I ndoor Envi r onment
High performance buildingsreflect a concern for the total quality of the
interior environment. By definition, they provide supportive ambient
conditions, including thermal comfort and acceptable indoor air quality,
visual comfort, and appropriate acoustical quality.
Air temperature, mean radiant temperature, air speed, and humidity are
all factorsthat affect thermal comfort. Dissatisfaction with thermal
conditionsisthe most common source of complaintsin office buildings.
Small changes(on the order of 1-2
O
F) in air temperature may
significantly affect thermal comfort. The American Society of Heating,
Refrigerating, and Air Conditioning Engineers(ASHRAE) in itsStandard
for Acceptable Comfort, 55-1992, and itsaddendum, ASHRAE 55a-1995
Thermal Environmental Conditions for Human Occupancy, describes
comfortable temperature and humidity rangesfor most people engaged
in largely sedentary activities. For the purposesof thischapter, thermal
comfort isincluded in the section on Indoor Air Quality.
Acceptable indoor air quality wasdefined in the draft revision to
ASHRAE 62-1989 asair in an occupied space toward which a
substantial majority of occupants express no dissatisfaction and in
which there are not likely to be known contaminants at concentrations
leading to exposures that pose a significant health risk.
Visual comfort isa function of many variables, including lighting quality
(e.g., illuminance or intensity of light that impingeson a surface, the
amount of glare, and the spectrum of the light), visual contact with the
exterior, and availability of natural lighting.
Acoustical quality isobtained through appropriate noise attenuation
through the building envelope, control of equipment noise, and efforts
to block flanking sound pathsthrough fixed wallsand floors, and to
isolate plumbing noise.
Increased attention to these environmental featurescan boost quality of
life in the workplace by improving overall physiological and
psychological well-being. By making the project team accountable for
improving building interiors, the City can achieve better human resource
outcomes: avoidance of sick building syndrome, reduced occupant
complaints, lower ratesof absenteeism, improved occupant health, and
potentially improved occupant performance.
I ndoor
Envi r onment
Good Indoor Air Quality . . . . . . . . . . . . . . 74
Good Visual Quality . . . . . . . . . . . . . . . . . 77
Light Sources. . . . . . . . . . . . . . . . . . . . . . . 78
Acoustic Quality . . . . . . . . . . . . . . . . . . . . 80
Noise Control. . . . . . . . . . . . . . . . . . . . . . . 81
Controllability of Systems. . . . . . . . . . . . . 82
Performance Goals . . . . . . . . . . . . . . . . . . 84
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 87
I NDOOR AI R QUALI TY
Good indoor air quality encompassessuch factorsasmaintenance of acceptable temperature and
relative humidity, control of airborne contaminants, and distribution of adequate ventilation air. It
requiresdeliberate care on the part of the entire project team. Achieving thermal comfort begins
with good design and continueswith proper building management, and seeksto avoid uneven
temperatures, radiant heat gainsor losses(e.g., from window areas), draftiness, stuffiness, excessive
dryness, or high relative humidity (that can promote growth of mold and mildew). Through careful
selection of materials, designerswill avoid introducing potential pollutant sources. M echanical
engineersand allied tradespeople must select and install reliable ventilation systemsthat dilute the
by-productsof occupant activitiesand, to the greatest extent possible, supply fresh air on demand
in the right quantities, in the right locations. During construction, air passagewaysneed to be
protected and mechanical systemsmust be balanced and commissioned to achieve optimal
operation. Facility managersand maintenance staff also play a role in keeping areasclean while
minimizing the use of irritating cleaning and maintenance supplies.
Even if all objectivesare met, attaining an indoor air quality thatsacceptable to all may be difficult
to achieve, owing to the diversity of sourcesand contaminantsin indoor air, aswell asoccupant
perceptionsand individual susceptibility.
Good I ndoor Ai r Qual i t y ( I AQ)
A healthy and comfortable level of indoor air quality isthe goal for all occupied spaces, asgood
IAQ supportsand enhancesthe activitiesand well-being of the occupants.
Benefits
$P
F
Improved
indoor air
quality increases
occupant
comfort,
alertness, and
sense of well-
being. It also
reduces
absenteeism
and lowers
health care
costslinked to
upper
respiratory
discomfort and
illness. There
may be
additional links
to worker
performance
resulting in
improved
productivity.
A
PAGE74
Indoor
Environment
Attributes of Good Indoor Air Quality
Illustration: JohannesKnesl
Air Handler:
filtering
dehumidifying,
mixing Cooling Tower
Independent
Fan
Coil Units
(to reduce
duct runs)
Return air quality
sensors, typical
Sensorsfor:
air temperature,
CO
2
, humidity
Consider use of
natural ventilation
Zone
humidifier
Control for
humidity,
methane,
radon
Hot/Chilled water
to fan coil units
Chiller
Air Handler,
additional
filtering and
dehumidifying
Filter
and fan
Boiler
Control for
humidity,
methane,
radon
Flush building
periodically with
outside air
Fresh air inlet
with damper
Air/Return
Supply AIr
Hot/Chilled Air
Exhaust Air
Air
Quality
M anager
Perimeter supply
grilles; keep
underfloor
cavity clean
Position and size
supply grillesto
avoid drafts
Fan coil unit
Carbon Dioxide Sensors
In the design of the New Bronx Criminal Court Complex, a 750, 000 s.f. facility, the amount of
carbon dioxide (CO
2
) released by occupantsin the courtroomsand jury deliberation roomswill
be measured by CO
2
sensors. The CO
2
measurements, which reflect the number of occupants
in the space, will adjust the volume of tempered outside air introduced to the space. Thus,
when many occupants are present, more tempered (heated or cooled) outside air will be
introduced to the space. Conversely, tempered air volume will be reduced when the space has
only a few occupants. The amount of tempered outside air isthussupplied in direct proportion
to the number of occupantspresent, rather than at ratesunrelated to occupancy. In thisproject,
CO
2
sensorswere configured to meet a 15 c.f.m.per occupant outside air requirement, which
ensuresthat indoor air quality isachieved without sacrificing energy efficiency.
Techni cal St r at egi es
Dealing with air quality asan add-on issue during design or construction isdifficult, expensive, and
lesseffective than including good indoor air quality strategiesat the outset. These fall into several
categoriesand are prioritized asfollows:
O Source Control (a primary strategy).
Evaluate sources of contamination from neighboring buildings and soil contamination,
such as radon, methane, and excessive dampness. Incorporate measures to prevent
soil gas from being drawn into the building. Waterproof the slab-on-grade to limit
moisture transport.
Locate and design air intakesto optimize air supply source(s) for the ventilation system.
Isolate building air intakesfrom building exhaust air, vehicular exhaust, cooling tower spray,
combustion gases, sanitary vents, trash storage, and other hazardousair contaminants.
Reduce potential pollution sourcesthrough effective moisture control.
(See page 58 in the Building Energy Use chapter).
Specify materialswith low volatile organic compounds(VOCs) and low odor emissions.
(See pages 93-94 in the Materials and Products chapter for detailed information.)
To avoid occupant exposure to airborne pollutants, perform cleaning and pest control
activitieswhen the building islargely unoccupied.
O Ventilation (a secondary strategy).
Develop ventilation strategies that support operable windows, where appropriate to the
site and function.
To avoid stagnant air in occupied spaces, design for at least 0. 81. 0 c. f. m. /ft
2
air
movement.
Isolate potential pollution sources through separate zoning of areas where contaminants
are generated.
Design mechanical systems that can provide and maintain the required ventilation rate.
Design ventilation system for high air change effectiveness; avoid short-circuiting supply
air to return registers.
Specify ventilation systems that feature an economizer cycle. This will allow 100% of
outdoor air into the supply airstream and enables periodic building flushing, as well as
cooling during mild weather. Design and control HVAC economizers so as to prevent
moisture problems.
Consider supplying ventilation air primarily to occupied zones using distribution systems
such as underfloor air ducting. The resulting floor-to-ceiling indoor airflow pattern (also
known as displacement ventilation) can be used to reduce pollutant concentrations in
occupied spaces.
For spaces designated in the Environmental Program M atrix, locate CO
2
or other IAQ
sensors to accurately reflect conditions and control outside air quantities.
Avoid rooftop units because of inaccessibility for maintenance. (Such placement may
preclude use of rooftop space for other purposes. ) Wherever possible, install air handling
units in accessible locations.
Use rainproof louvers and limit intake air velocities to discourage water intrusion.
To prevent wetting downstream surfaces, select proper air velocities through cooling coils
and humidifiers.
Indoor
Environment
PAGE75
Provi de fi ltrati on capable of 60% (or greater) dust spot effi ci ency,
53
i nstalled to
i ntercept all make-up and return ai r. If the outdoor ai r has hi gh dust levels, use
hi gher effi ci ency ai r fi lters (80-85% ASHRAE standard effi ci ency wi th 30% effi ci ency
pre-fi lters) .
Consider use of low pressure drop, high efficiency air filters.
54
Avoid the use of fibrous duct liners and loose mineral fiber for internal ductwork
insulation. These products have a high potential for dirt accumulation and dampness
leading to mold growth, and may be prone to fiber release into conditioned spaces.
Use non-porous duct liners, external thermal insulation, or acoustical baffles in lieu of
linings in strategic locations.
Prevent condensation of water vapor inside the building envelope by proper use of
moisture barriers, appropriate locations and amounts of thermal insulation, control of
indoor-to-outdoor pressure differences, and control of indoor humidity.
Commission the ventilation system to assure that design conditions are met, proper air
delivery occurs in each zone, and optimum performance is achieved under full and partial
load conditions. (See Commissioning Chapter.)
Isolate potential pollutant sources through use of appropriate filtration systems and
separate zoning of areas generating contaminants.
Vent kitchens, toilet rooms, smoking lounges, custodial closets, cleaning chemical
storage and mixing areas, and dedicated copying areas to the outdoors, with no
recirculation through the HVAC system.
Avoid use of ozone-generating devices to clean or purify indoor air.
55
O Control Systems.
Sensorsfor relative humidity, temperature, and carbon dioxide should be installed asclose
aspossible to where occupantsare located.
Locate sensorsto cover areasof similar load conditions(similar occupancy and similar solar
exposures).
When demand control ventilation (DCV) systemsare used, ensure that carbon dioxide
sensorsare operating in a reliable manner. Thisisachieved through routine calibration.
Periodically audit all computer-controlled HVAC systems(e.g., direct digital control systems
with graphic interfaces) to verify performance and calibration.
Consider personal workstation control of HVAC systems. However, personal controlsmay
result in greater maintenance requirementsfor dispersed HVAC equipment and controls;
such equipment should thusbe designed to be accessible for preventative maintenance.
Specify controlson variable air volume (VAV) systemsto ensure that the amount of outdoor
air delivered to the occupantsismaintained, even when the total air supply isdecreased.
In VAV systems, special controlsmay be needed to ensure that minimum outside air intake
into the air handling unit isachieved during all operating conditions.
In VAV systems, at minimum, install temperature sensorsin return air sectionsof air
handling unitsto maintain air temperature at acceptable levels.
O Construction Methods/Precautions.
Prevent storage of soft productson site during wet processes, unlessseparated and sealed;
e.g., shrink-wrapped.
Schedule installation of wet materials(sealants, caulking, adhesives) and allow them to dry
or cure before installing dry materialsthat could serve as sinks,
56
and absorbentsof VOCs.
Ensure that construction materialssuch asconcrete are dry before they are covered
(e.g., with floor tile or carpeting) or enclosed in wall cavities.
Ensure that the contractor usesmetal ductwork instead of substituting fiberglass.
Control fiber or particle release during installation of insulation and require general area
cleanup prior to building occupancy.
PAGE76
53. The dust spot efficiency test isa semiquantitative measure of a filterscollection efficiency for fine particles those associated with smudging of the interior
surfacesof buildings. Upstream and downstream paper target filterscollect particlesand the opacity (light transmission) isthen measured.
54. Extended surface pleated air filtersthat allow greater air filtration without a significant increase in fan horsepower requirements.
55. EPA hasa guidance document on thissubject, Ozone Generatorsthat are Sold asAir Cleaners: An Assessment of Effectivenessand Health Consequences,
available at http://www.epa.gov/iedweb00/pubs/ozonegen.html
56. Gasesand vaporsoften adsorb, and particlesdeposit, on surfacessuch ascarpet, drywall, etc. These surfacesare known as sinks, and contaminantscan
be re-emitted from these repositoriesat a later time.
Indoor
Environment
Flush the building with 100% outside air for a period of not lessthan 30 daysbeginning as
soon assystemsare operable and continuing throughout installation of furniture, fittings,
and equipment. A delay in building occupancy can significantly reduce odor and irritancy
complaints.
O Occupant Activity Control.
M aintain a no smoking policy.
Designate an Indoor Air Quality manager who receivesongoing IAQ training.
57
O Building Maintenance and Operation
(See page 124 in the Operationsand M aintenance Chapter).
O Emerging Technologies.
The technology surrounding ion generators
58
may be of interest to the building owner in
specific situations; however, the evidence isnot sufficiently conclusive to support a
recommendation for use of these devicesat thistime. Any such device should not generate
ozone above the FDA limit of 50 ppb in any occupied space.
59
GOOD VI SUAL QUALI TY
The daily rhythm of natural light setsour biological clock. Itsseasonal rhythm influencesour mood,
and itspresence isnecessary for a number of health-sustaining biological processes. Since most of
usspend more than ninety percent of our time indoors, buildingsshould provide asmuch
daylighting to asmany occupantsaspossible. Daylighting, controlled by building openings, glazing
types, and the configuration of reflecting surfaces, offersa rich spectrum that improvesvisual
acuity. Itsdynamic changesover the day provide visual stimulation, and keep usconnected with the
outside world. Electrical lighting systemsshould complement natural light.
Indoor
Environment
PAGE77
57. For specifics, see the Operationsand M aintenance chapter, which referencesan IAQ Action Plan and the publication Building Air Quality: A Guide for
Building Owners and Facility Managers developed by EPA to help prevent IAQ problemsin buildings. The publication may be downloaded from
www.epa.gov/iedweb00/base/baqtoc.html.
58. Ionizersor ion generatorscharge the particlesin a room so that they are attracted to walls, floors, tabletops, draperies, occupants, etc. Abrasion can result
in these particlesbeing resuspended into the air. In some cases, these devicescontain a collector to attract the charged particlesback to the unit. While
ion generatorsmay remove small particles(e.g., those in tobacco smoke) from indoor air, they do not remove gasesor odors, and may be relatively
ineffective at removing large particlessuch aspollen and dust allergens.
59. American Lung Association, U.S. Environmental Protection Agency, Consumer Product Safety Commission, and the American M edical Association, 1994.
Elements of Good Visual Quality
Illustration: JohannesKnesl
Indirect/direct lighting for
even luminance using lamps
with high color rendition
index and neutral color
temperature
Internal windows
and doorsadmit
daylight and
provide views
Sloping ceiling
reflectsdaylight
into interior
Inner lightshelf
reflectsdaylight
into interior
Outer light
shelf provides
shade and
preventsglare
Deep reveals
reduce glare
Accent
lighting
Consider
tinted
glass
Reflective surfaces
Transparent
partitions
SOUTH
Clear glass
Task Lighting
Li ght Sour ces
If one word could summarize the approach used on Audubon House, it would be
optimization. If one word could summarize the lost opportunities in how we typically
build, it would be compliance.
Randolph R. Croxton,
FAIA, Audubon House
Achieve a quality of light that isbeneficial to building activitiesand occupantsby combining natural
light with complementary electrical light sources.
Audubon House
In the Audubon House building in New York City, daylighting hasbeen incorporated through
skylights and borrowed light accessed through openings in the walls of perimeter offices. In
addition, the floor layout enables daylighting and views through windows at the ends of
corridorsand at strategic locationsin the circulation system. The south-facing open work areas
are equipped with automatic dimmer controls that regulate electrical lighting in response to
available daylight. Room surfaceshave been chosen for reflectance of indirect light sourcesto
maximize the efficiency of the daylighting and electrical light balance.
Techni cal St r at egi es
O Daylighting apertures. M aximize daylighting through appropriate location and sizing of
windows, roof monitors, and skylights, and through use of glazing systemsand shading devices
appropriate to orientation and space use.
O Light shelves, surface reflectance. Extend window light throw through the use of light
shelves, prismatic glazing, or louvers, and through appropriate room surface reflectance and
colors. (See p. 58, Building Energy Use).
O Light distribution. Where appropriate, encourage use of relatively low general lighting levels
and of predominantly reflected light, mainly from the ceiling. Thiswill bring about a light
distribution closer in character to daylight and make for a softer visual environment with less
potential glare. These conditionsare conducive to working on computer screensand allow the
individual characteristicsof furnishingsto come to the fore.
O Avoiding glare. Avoid arrangementsof light sourcesand reflecting surfacesthat cause direct
or indirect glare (excessive brightnesscontrasts) and veiling reflectionsof light sourcesin visual
task areas. M eansinclude use of indirect luminairesor cut-off fixtures; the designer will also
want to avoid overlighting of spaces. Use of deep window recesses, low partitions, and
strategically located high-reflectance surfaceswill also help avoid excessive contrastsand overly
dark zones.
O Light levels. Achieve a good balance between uniform light levelsand localized variationsto
create a dynamic and comfortable visual environment. Consider:
Low-level ambient lighting augmented by high quality, flexible task lighting.
Varied lighting schemesthat respond to general building organization and special features.
Allowing the lighting patternsto reflect changing activity scenariosduring the working day.
PAGE78
Indoor
Environment
New Childrens Center NYC
Administration for
Childrens Services
In the layout for the New
ChildrensCenter, the open
office plan promoted accessto
the exterior for daylight for the
majority of occupants.
M anagershave private but
interior offices. Light shelves
were added on the south side of
the building to reduce glare and
to increase penetration of
daylight into the interior.
Richard Dattner Architect, P.C.
Benefits
$P
F
Daylight and
high quality
illumination, in
tandem with
increased
visual contact
with the
outdoors,
contributesto
occupant
comfort and
sense of well-
being. There
may be
additional
linksto
worker
performance
resulting in
improved
productivity.
A
O Luminaire arrangements. Arrange luminairesin typesand patternsthat clearly respond to the
fundamental building organization, floor layout, and entry pathsof daylight while allowing for
flexibility of space usage. Wherever practicable, wire luminairesin parallel to the wallswith
windows, so they can be dimmed or turned off row by row.
O Diffusers. Select diffusersthat reduce glare and sufficiently illuminate ceilingsand wallsto
create a visual field similar to prevailing daylight conditions.
O Color. Provide lampswith high color rendering index, such astri-phosphor fluorescent lamps.
Lampsin the warm-white to neutral-white color (2500
O
to 3700
O
) temperature range effectively
complement skin tones.
O Ballasts. Use high frequency electronic ballaststo minimize flicker aslampsand ballastswear.
O Views. Design a building organization and floor layout that giveseach occupant adequate
visual accessto the outdoorsand to the general organization of the building.
O Window cleaning. Schedule regular window cleaning to maximize the amount of daylight
entering, particularly where windowsare close to sourcesof air-borne dust, fumes, or gases
that reduce the transmission of light.
Lighting Modeling Tools
For the new Blue Cross/Blue Shield building in Rochester, New York, lighting/daylighting
analyses were completed using RADIANCE (a computer-based lighting modeling tool),
combined with energy analyses performed using DOE-2.1E (an energy modeling tool see
Building Energy Use, p.68). The objective was to develop an energy efficient building
envelope, while promoting good visual and thermal comfort. Since the building is dedicated
mainly to computer processing, design issues relating to glare and high contrast from
extensive east and west exposuresare of significant concern. RADIANCE-generated renderings
and numerical data can be extremely helpful in selecting the glazings, light shelves, and
interior shading devices (as needed), and in identifying viable lighting and daylighting
strategies. RADIANCE studies also help define interior layout, and aid in the selection of
materialsand colors.
Indoor
Environment
PAGE79
New Bronx Criminal Court Complex
Daylight isreflected deep into the courtroomsin thiscourthouse
through the use of high windows, highly reflective surfaces, and high
ceilings. The top surface of the jury deliberation roomsfunctionsasa
light shelf to reflect light into the courtroom interiors.
Rafael Violy Architects
Tall and continuousborrowed
lightstransmit daylight to
the courtroom
High reflectance finishesto
bounce daylight deeper into
courtroom
Ceilingskept higher in order to
bounce daylight into the space
High visible light transmittance glass
to maximize the daylight penetration
Sidewall fin to protect against glare
Curtainwall
SOUTH
NORTH
Light shelvesto
redirect daylight to
the ceiling
With both the public and
private circulation adjacent
to the curtainwall, 100%
daylighting isexpected
Skylight to direct
daylight to the
collaboration table Window to direct
daylight to the work
surface
North daylighting strategy is
similar to the south but because
the daylight comesindirectly from
the north sky, itscontribution will
be weaker.
Curtainwall
Public
Circulation
WitnessRoom Courtroom Courtroom Bench Jury
Deliberation
Room
Private
Courtroom
Sloped ceiling to redirect daylight to Bench
ACOUSTI C QUALI TY
A good acoustic environment keepsnoise at levelsthat do not interfere with activitieswithin
programmed space. The primary acoustical and speech privacy requirementsin officesinclude the
ability to speak without having conversationsoverheard by co-workers, and freedom from
distractionscaused by nearby conversationsor other intruding noises. Architecturally, there are
three aspectsto consider: sound isolation, building servicesnoise and vibration control, and room
acoustics. Sound and vibration isolation requirementsfor a given space will depend on desired
ambient noise levels, the extent that external sources(e.g., normal traffic, fire/ambulance/police,
car alarms, air traffic) impinge upon the space, and the level of noise and vibration from nearby
sourcesand activities. Building servicesthat may contribute excessive noise and vibration include
HVAC systems (air handling units, variable air volume and fan-powered terminal units, ductwork,
diffusers, registers, and grilles), plumbing (chillers, cooling towers, boilers, pumps, pipes, valves,
restrooms, laundries, and other uses) and electrical systems (dimmers, lighting fixtures,
transformers, and generators).
Noise abatement beginswith avoiding noise-generating factors, containing inevitable noise at the
source, and locating sensitive spacesaway from known noise sources. Sound-attenuating barriers
and absorptive room surfacesmust control noise transmission through the building structure and
within rooms. To achieve positive acoustic quality in a room, spatial configuration and materials
must be designed for appropriate resonance patterns. In overly quiet rooms, white noise can be
used to mask private conversation.
PAGE80
Indoor
Environment
Attributes of Good Acoustic Quality
Illustration: JohannesKnesl
Sound rated
partition up
to ceiling
Sealed wall
penetrations
and acoustic
baffle duct
sections
Sound
absorbent
dropped
ceiling
Junctions
vibration
dampened
Sound
absorbent
insulation
Sound rated
glazing
Sound
absorbent
partitionsand
furnishings
Sound
absorbent
flooring
Floor slab
floating on
insulation
Sound rated
partitionsplaced
on structural floor
Sound
reflecting,
transparent
partitionsto
contain noise
where feasible
Noi se Cont r ol
Create a sound environment that ishealthful, comfortable, and appropriate to intended use by
controlling noise and carefully attending to the acoustic design of spaces.
Techni cal St r at egi es
O Control Noise at the Source.
Site, orient, and lay out the building such that external noise sourcescan be attenuated by
distance or by topographic featuresor walls.
Select mechanical and plumbing devices, ductwork, and piping that generateslessnoise
and dampensthe noise generated.
Locate noisy mechanical equipment, office equipment, and functionsaway from noise-sensitive
uses. Avoid locating mechanical equipment above or adjacent to noise-sensitive spaces.
Prevent noise transmission by absorbing noise and vibrationsat the source. Consider
placing vibrating equipment on isolation pads, and enclosing equipment in sound-
absorbing walls, floors, and ceilings.
O Attenuate Noise Along the Path of Transmission.
Place acoustic buffers, such ascorridors, lobbies, stairwells, electrical/janitorial closets, and
storage rooms, between noise-producing and noise-sensitive spaces. Thiswill alleviate the
need for more complex acoustic separation solutions.
Prevent transmission of sound through the building structure through use of floating floor
slabsand sound-insulated penetrationsof walls, floors, and ceilings.
Prevent transmission between exterior and interior by ensuring appropriate fabrication and
assembly of walls, windows, roofs, ground floor, and foundations.
Prevent transmission between roomsby wall, floor, and ceiling assembliesby specifying
materialswith appropriate sound transmission classratings. Consider using set-off studswith
sound-attenuating insulation, floating floor slabs, and sound-absorbent ceiling systems.
Situate mechanical room doorsacrossfrom non-critical building areas. Consider the use of
sound-rated acoustic doorsand acoustic sealsaround these doors.
Avoid locating outside air intake or exhaust air discharge openingsnear windows, doors, or
ventswhere noise can re-enter the building.
Consider wrapping or enclosing rectangular ductswith sound isolation materials.
Consider the use of sound attenuators( duct silencers or sound traps ) and acoustic
plenumsto reduce noise in ductwork.
O Noise Control in the Space Itself.
Absorb or block excessive background noise or interfering single-source soundsin open
office environmentsthrough use of resilient flooring (carpeting and tiles), ceiling
(suspended ceiling tiles, absorbent ceiling geometry); and sound absorbing or reflecting
partitionsand furniture (chairs, desks, and shelves).
If appropriate conversational privacy cannot be achieved, consider using white noise.
In an open plan office space, offset workstationsso that co-workersare not in direct line of
sight or sound. M aximize distancesbetween workstationsand general office equipment. To
promote sound isolation and reduce sound reflection, install partial-height freestanding
wallsbetween workstationsor work groups. The wallsshould feature solid core
construction and sound absorbing panelson both sides.
Achieve favorable room acousticsby configuring room geometry, positioning furnishings
and furniture, and specifying appropriate surfaces. With these tools, achieve a level of
room resonance quality that supportsthe programmed uses, such asface-to-face
communication, conference, or audio-visual presentations.
Queens Criminal Court Complex
In the DDC-administered design of the QueensCriminal Court Complex, the layout arranged
existing and planned buildingsto create interior courtyards. The design provided secure open
spaces for light, air, and views while shielding the program spaces from noise generated by
the Van Wyck Expressway and Queens Boulevard, which border the site. Interior acoustic
requirements were programmed for each space, with values set for such characteristics as
noise criteria, resonance properties, and partition and door types.
Indoor
Environment
PAGE81
Benefits
$P
F
Acoustic
comfort can
contribute to
occupant
comfort and
sense of well-
being. It can
reduce
distraction
and thusmay
be linked to
improved
worker
performance.
A
Cont r ol l abi l i t y of Syst ems
To achieve a healthy and comfortable environment, it iscritical to ensure that user groupsand
facility maintenance staff can knowledgeably operate the building systemsand equipment. As
much control aspossible should be given to individual users, without compromising the
effectivenessand efficient control of the overall system.
Techni cal St r at egi es
O Simplification. Provide building usersand maintenance staff with a level of control over
automated building systemsthat isappropriate to their level of technical expertise.
O Personal control. Build in a capacity for personal control over the immediate indoor
environment. Assure that the global indoor environment iswithin acceptable limitsby bringing
air supply pointsand controlsfor air quality asclose to individual workstationsaspossible.
Balance control system advantagesagainst energy use and maintainability. The objective isto
enable usersto control the lighting level and distribution in their area using task and accent
lighting, dimmer switches, and daylighting controlssuch asindividually operable blinds.
PAGE82
Indoor
Environment
Controllability of Systems
Illustration: JohannesKnesl
Work area-wide controlsfor setting ranges
for air temperature, air humidity, and for
general lighting levels, sensorsfor air
temperature, humidity, CO
2
Additional noise
barrier for
individual
station
Allow for work station
based control of partition
height and materialswhile
safeguarding air quality
Individual controlsfor workstation:
task lighting, dimming of overhead
fixtures, air temperature, air flow,
and humidity
Operable
window
Underfloor air
delivery can permit
more individual
control of air
quality at work
station
Benefits
$P
F
Some measure
of personal
control over
ones
immediate
surroundings
createsa more
positive
outlook
toward the
work
environment
and may
contribute to
individual
comfort and
health. There
may be
additional links
to improved
worker
productivity.
A
Bui l di ng I nt egr at i on
Site Design. Appropriate siting and use of solid landscape
elementshelpscontrol noise.
Building Energy Use. Thermal comfort isimproved by reducing
draftsand radiant heat loss/gain with energy improvementssuch
asthermally-efficient windows, increased thermal insulation, and
measuresto control infiltration losses/gains.
Building Energy Use. Building energy use may increase asair
quality measuresare implemented. Thermal comfort of occupants
dependson air speed, delivery method, temperature and humidity
all of which are controlled by the buildingsmechanical system.
Building Energy Use. To minimize heating and cooling loads,
daylighting must be controlled by selecting the size, location and
orientation of building openings, and specifying appropriate
glazing materialsand shading devices. A properly designed
daylighting system reducesenergy costs.
Building Energy Use. Lighting systemswith light sourcesand
distributionscapable of generating high visual quality may require
more energy than lower quality systems.
Material and Product Selection. Indoor air quality benefitsfrom
chemically benign or inert construction and finish materials,
products, and equipment.
Material and Product Selection. M aterialsand assemblies
selected for their acoustic propertiesalso need to perform well by
meeting high performance criteria for indoor air quality.
Commissioning. Commissioning HVAC systemssupportsgood
indoor air quality.
Operations and Maintenance. Careful selection and use of non-
toxic and non-irritating chemicalsin housekeeping and pest control
iscrucial to achieving favorable, long term indoor air quality.
Indoor
Environment
PAGE83
PERFORMANCE GOALS FOR I NDOOR AI R QUALI TY
LEVEL 1
O Conform with ASHRAE 62-1989 for ventilation-related indoor air
quality issues. Be sure to compare NYC Building Code ventilation index
requirements(or other governing code regulations) with provisions
contained in the consensusstandardsof ASHRAE 62-1989. Follow the
more stringent requirementsin critical spacesasidentified in the
Environmental Programming M atrix.
O Conform with ASHRAE Standard 55-1992 for thermal comfort and
compare with governing client agency requirementsand applicable
state codes.
O Specify that the building be smoke-free, with no tobacco smoking
permitted indoors, or restrict smoking to enclosed and depressurized
smoking roomsfrom which air isexhausted separately to the outdoors.
O For renovation, comply with SM ACNAsIAQ Guidelines for Occupied
Buildings Under Construction and other applicable City guidelinessuch
asthose developed for school facilities(refer to Construction
Administration section). M easuresshould include: (1) protection of
HVAC equipment from dust and odors(where possible, the entire
systemsshould be taken down during heavy construction or
demolition; filterswith 60 to 80% dust spot efficiency should be used;
and supply side diffusers, VAV boxes, and ductsshould be shut down
and sealed); (2) source control (substituting low VOC-emitting products,
modifying equipment operation, changing work practices, providing
local exhaust and/or air cleaning and covering, or sealing known
sources); (3) pathway interruption (e.g., de-pressurize work area or
pressurize the occupied space, erect barriersto contain the construction
area, relocate pollutant sources, or temporarily seal the building); (4)
housekeeping (dust suppression, covering contentsin work area,
protecting porousmaterialsfrom moisture); and (5) scheduling to avoid
occupied periods, providing 48 hoursof continuousventilation after
final installation and cleaning, and using buffer zone to protect
building occupants).
O Implement a Building Air Quality Action Plan asdefined
by the U.S. Environmental Protection Agency
(http://www.epa.gov/iaq/base/actionpl.html).
LEVEL 2
O M eet Level 1 requirementsand implement the Best Practicesfor
M aintaining IEQ measureslisted in the Indoor Environmental Quality
appendix to the 1999 Version of the International Performance
M easurement and Verification Protocol (download at no cost from
www.ipmvp.org select download, enter contact information
(optional), and download IEQ Appendix asa .pdf file).
PAGE84
Indoor
Environment
Indoor
Environment:
Indoor Air
Quality
Indoor
Environment:
Visual
Quality
PERFORMANCE GOALS FOR VI SUAL QUALI TY
LEVEL 1
O Comply with IESNA standardsin consultation with client-specified
lighting levels. Energy efficient lighting systemsset for appropriate
luminance ratios(asestablished by IESNA), achieve a balance of
vertical to horizontal illuminance, and are effective in controlling
glare and rendering color. Flicker and interference are also kept to
a minimum. Lighting controlsshall meet or exceed the control
requirementsof the New York State Energy Conservation
Construction Code. They shall provide proper control through use
of manual or automatic switching, timers, occupancy sensors,
dimmersor photoelectric controls. They should also achieve a
maintenance of high color rendering index, and use electronic
ballasts, compact fluorescents, parabolic fluorescents, and
halogensinsofar asispracticable.
O Ensure that the interior layout providesadequate visual accessto
exterior views.
O Specify visible light transmission for glazing at 50% or higher for
most spaces. Lower visible light transmission could be appropriate
for specific uses(such asintensive computer work), or for
particular orientations particularly west.
60
O Provide a design that yieldsa minimum daylight factor
61
of 1.5%
on the work plane at a depth of 15 ft. from the building exterior
for all applicable perimeter spaces. Control quality issuessuch as
glare, veiling reflections, and contrast so that daylight doesnot
hinder activitiesscheduled for the space. Achieve IESNA footcandle
requirementsfor scheduled use through effective integration of
daylight into the lighting design.
LEVEL 2
O Provide a design that yieldsdaylighting availability to a depth of
30 ft. (with a minimum daylight factor of 3.0% on the work plane
at a depth of 15 ft.) through use of redirecting devicessuch as
light shelves. Control quality issuessuch asglare, veiling
reflections, and contrast so that daylight doesnot hinder activities
scheduled for the space. Achieve IESNA footcandle requirements
for scheduled use through integration of daylighting into the
overall lighting design.
Indoor
Environment
PAGE85
60. The 50% transmission criterion includesall clear glass, most low emissivity (low-e) coated glassin single, double or triple glazed units, and many lightly
tinted glassunits.
61. The daylight factor isthe percentage of light available inside a building at a given point, ascompared to the illumination level available at that time
outdoorson a horizontal surface under overcast sky conditions.
Indoor
Environment:
Acoustic
Environment
PERFORMANCE GOALS FOR ACOUSTI C ENVI RONMENT
PERFORMANCE GOALS FOR CONTROLLABI LI TY OF SYSTEMS
Indoor
Environment:
Controllability
of Systems
PAGE86
62. Sound-critical spaceshave programmed usage that requiresspecific attention to sound isolation, building systemsnoise control, or room acoustic design.
63. The noise criteria (NC) isa rating of the noise level of an interior space. In new construction, an NC level isset based on the room type and intended function. The NC
level servesasa goal in the design of sound isolation construction and attenuation of mechanical system noise. In renovation projects, the NC rating can be established
by taking octave-band noise level measurementsand plotting them against a seriesof NC curve spectra (sound level energy versusfrequency curves). The NC value is
determined by the lowest curve that liescompletely above the measured spectrum values.
64. The sound transmission class(STC) isa rating of the sound isolation performance of a partition, door or window. A rating of STC 40 can typically be met by double
glazing (refer to manufacturersdata).
Indoor
Environment
LEVEL 1
O In the Environmental Programming M atrix, identify sound-critical
spaces
62
and consult with an authority in acoustic layout to determine
the appropriate response.
O Internally generated noise from mechanical systems, plumbing,
lighting, and interior activitiesare to be reduced to a maximum noise
criteria (NC) of 35. Externally generated noise isto be isolated from
occupied zonesto ensure that internal NC levelsdo not exceed 35
(i.e., from building-related activitiessuch astrash collection/
compaction, exterior maintenance, traffic, and construction).
63
O In areasof high ambient noise (traffic, aircraft, industry), windowsare
to be rated at an STC
64
of 40 or better. In other areas, windows
should achieve an STC of 35 or better.
LEVEL 1
O Sensorsand controlsare to achieve ASHRAE 55a-1995 requirements
for comfort.
O Proper function of control systemsisto be verified through
commissioning per ASHRAE Guideline 1-1996, Guideline for
Commissioning of HVAC Systems, and preventive maintenance to be
performed in accordance with ASHRAE Guideline 4-1993,
Preparation of Operating and Maintenance Documentation for
Building Systems.
Tool s f or I ndoor Ai r Qual i t y
> Engineering calculationsshould be performed based on ASHRAE Handbook of
Fundamentalsand Standards(see References).
> Air infiltration rates, airflowsbetween zones, and indoor pollutant concentrations
can be evaluated using direct investigation, testing equipment, measurement of
carbon dioxide concentrations, and tracer gastesting.
Tool s f or Vi sual Qual i t y
> Use physical models with adequate simulation of site conditions and interior
surfaces to assess daylight quality throughout the design process. Be sure to
perform computer-based modeling (such as RADIANCE or Lightscape) of the
lighting environment at different times of the day to calculate illuminance and
simulate the resulting visual quality. Where use of daylighting features such as
light shelves and other reflective systems has been deemed effective,
incorporate them into the design.
Indoor
Environment
PAGE87
Del i ver abl es
Pre-Preliminary and Schematic Design.
Indoor Air Quality. The Environmental Programming M atrix will designate IAQ
performance goalsin general, and specifically, for higher performance in strategic spaces,
e.g. outside air quantitiesbased on occupancy and use of the space.
Visual Quality. The Environmental Programming M atrix will designate lighting standards
and criteria that are to be included in the High Performance Report. Include expected
lighting standardsin drawingsand justify any occupied workspaceswithout adequate
accessto daylight. Where advisable due to sensitive usesor unusual building
configurations, produce a 3-D working model to simulate daylighting conditions. The
model should adequately represent site conditionsand interior surfaces. Incorporate the
resultsinto the High Performance Report.
Acoustic Quality. The Environmental Programming M atrix will designate acoustic design
criteria for each space. Indicate location of sensitive usesand noise sourcestherein.
Controllability of Systems. The Environmental M atrix will outline a strategy for the nature
and extent of user control over the systemsresponsible for indoor environmental quality.
Design Development.
Indoor Air Quality. Verification of the goalsestablished in the previousdesign phase asto
itemssuch asamount of cubic feet per minute and outside air percentages, filters, anticipated
performance in termsof comfort, and anticipated levelsof carbon dioxide and pollution.
Visual Quality. Verify that previously established criteria are being met. Update 3-D model
of lighting quality. Where advisable due to sensitive usesor building configuration, provide
computer-based lighting calculationsand simulated viewsof the indoor environment at
typical and critical locationsto demonstrate illuminancesand their distribution. Incorporate
the resultsinto the High Performance Report. Verify daylighting conditionsand
effectivenessof combined use of daylighting and electrical lighting by calculation.
Acoustic Quality. Document sound transmission characteristicsof walls, glazing, floors,
ceilings, mechanical, and plumbing systemsto demonstrate attainment of the acoustic
design criteria. For spacessuch asauditoriums, that are especially sensitive, provide a
detailed acoustic performance study.
Controllability of Systems. Verify attainment of the user controllability goalsand update
the High Performance Report accordingly.
Final Design.
Indoor Air Quality. Update information supplied during Design Development and
document attainment of required design characteristicsby showing equipment
specificationsand appropriate detailing of materialsassemblies.
Visual Quality. Document attainment of required visual environment characteristics
through appropriate detailing of materialsassemblies, specified material reflectances, etc.
Acoustic Quality. Document attainment of required acoustic design characteristicsby
appropriate detailing of materialsassemblies, construction ratings, and furnishings.
Construction.
Indoor Air Quality. See Commissioning chapter for guidance in developing an IAQ plan
during construction, and for functional testing procedures(s).
Acoustic Quality. Verify attainment of acoustic design criteria aspart of Commissioning of
the building systems.
Occupancy Phase.
M echanical/ Electrical SystemsInstruction M anualsasdescribed in Section 16000 of the Project
Specificationsare to be provided by the trade contractorsfor the following systems:
Heating, ventilating and air conditioning (HVAC) system
Hydronic distribution system
Air handling/distribution system
Glazing maintenance/cleaning
Kitchen HVAC system
Fire protection system
Electrical systems, fire alarm, security and uninterrupted power supply systems
PAGE88
Indoor
Environment
Ref er ences
References for Indoor Air Quality
American Society of Heating, Refrigerating and Air Conditioning Engineers, ASHRAE Standard 62-1989,
Ventilation for Acceptable Indoor Air Quality, Atlanta, GA: ASHRAE, 1989.
American Society of Heating, Refrigerating and Air Conditioning Engineers,
ASHRAE Standard 55-1992, Thermal Environmental Conditionsfor Human Occupancy. Atlanta, GA:
ASHRAE, 1992 with 55a-1995 Addendum.
American Society of Heating, Refrigerating and Air Conditioning Engineers, ASHRAE Handbook
of Fundamentals.
Chapter 8, Thermal Comfort ,
Chapter 9, Indoor Environmental Health ,
Chapter 12, Air Contaminants ,
Chapter 13, Odors , and
Chapter 15, Airflow Around Buildings , Atlanta, GA: ASHRAE, 1997.
Benjamin Evans, Natural Ventilation in Time-Saver Standardsfor Architectural Design Data:
The Reference of Architectural Fundamentals, edited by Donald Watson, M ichael J. Crosbie,
John Hancock Callender, 7th edition. New York: M cGraw-Hill, Inc., 1997, pp. 75 - 84.
Hal Levin, Indoor Air Quality in Time-Saver Standardsfor Architectural Design Data:
The Reference of Architectural Fundamentals, edited by Donald Watson, M ichael J. Crosbie,
John Hancock Callender, 7th edition. New York: M cGraw-Hill, Inc., 1997, pp. 85 - 100.
Sheet M etal and Air Conditioning Contractors National Association (SM ACNA).
IAQ Guidelines for Occupied Buildings under Construction, Chantilly, VA; SM ACNA, 1995.
U.S. Environmental Protection Agency. Building Air Quality Action Plan,
EPA Publication no. 402-K-98-001. NIOSH DHHS Publication No. 98-123.
Individual PDF filesmay be downloaded from www.epa.gov/iaq/base/baqtoc.html.
U.S. Environmental Protection Agency. An Office Building Occupants Guide to Indoor Air Quality,
EPA Publication No. 402-K-97-003. Documentsmay be downloaded from
www.epa.gov/iedweb00/pubs/occupgd.html
References for Visual Quality
Illuminating Engineering Society of North America, Lighting Handbook:
Reference & Application, edited by M ark S. Rea, 8th edition. New York: IESNA, 1993.
Illuminating Engineering Society of North America, Recommended Practice, RP-1.
New York: IESNA, 1993.
Illuminating Engineering Society of North America, VDT Lighting - RP-24, IES
Recommended Practice for Lighting Offices Containing Computer Visual Display Terminals,
New York: IESNA, 1993.
Benjamin Evans, Daylighting Design in Time-Saver Standards for Architectural Design Data:
The Reference of Architectural Fundamentals, edited by Donald Watson, M ichael J. Crosbie,
John Hancock Callender, 7th edition. New York: M cGraw-Hill, Inc., 1997, pp. 65-74.
Steffy, G.R. Lighting the Electronic Office, Van Nostrand Reinhold. N.Y. 1995.
References for Acoustic Quality
American Society of Heating, Refrigerating and Air Conditioning Engineers,
ASHRAE Handbook of Fundamentals, Chapter 7, Sound and Vibration , Atlanta, GA: ASHRAE, 1997.
M . David Eagan, Steven Haasand Christopher Jaffe, Acoustics: Theory and Applications in
Time-Saver Standardsfor Architectural Design Data: The Reference of Architectural Fundamentals,
edited by Donald Watson, M ichael J. Crosbie, John Hancock Callender, 7th edition. New York:
M cGraw-Hill, Inc., 1997, pp. 101116.
C.M . Harris, Noise Control in Buildings: A Guide for Architectsand Engineers,
New York: M cGraw-Hill, Inc., 1994.
References for Controllability of Systems
American Society of Heating, Refrigerating and Air Conditioning Engineers,
ASHRAE Standard 55-1992, Thermal Environmental Conditions for Human Occupancy, Atlanta, GA:
ASHRAE, 1992 with 55a-1995 Addendum.
American Society of Heating, Refrigerating and Air Conditioning Engineers, ASHRAE Guideline 1-1996,
Guideline for Commissioning of HVAC Systems, Atlanta, GA: ASHRAE, 1996.
American Society of Heating, Refrigerating and Air Conditioning Engineers, ASHRAE Guideline 4-1993:
Preparation of Operating and Maintenance Documentation of Building Systems, Atlanta, GA, ASHRAE, 1993.
Center for Building Performance and Diagnostics, Department of Architecture, Carnegie M ellon University.
Variousarticleson case studiesand technology available at http://www.arc.cmu.edu/cbpd/
Indoor
Environment
PAGE89
Illustration: Bruce Hendler
Mat er i al
and
Pr oduct
Sel ect i on
Selecting materialsand productsfor high
performance buildingsinvolvesconsideration of
environmental and health issuesin addition to more
traditional criteria such ascost, durability,
performance, and aesthetics. While methodsfor
evaluating productsbased on these criteria are still
evolving, the number of available building products
with improved environmental and health
characteristicshasbeen steadily increasing. M arkets
are responding to meet the demandsof government,
businesses, and consumerswho are increasingly
aware of health and environmental concerns.
Because of the complexitiessurrounding evaluation
of appropriate materials, consultantsshould have a
working familiarity with the key health and
environmental issuesassociated with specific material
types. Thisdynamic and growing field includesnew
conceptsin materialsassessment such asembodied
energy and product life cycle assessment.
Mat er i al
and Pr oduct
Sel ect i on
Environmentally Preferable Materials. . . . 92
Selection for a Healthy
Indoor Environment . . . . . . . . . . . . . . . . . 93
Selection for Resource Efficiency. . . . . . . . 95
Selection for External
Environmental Benefits. . . . . . . . . . . . . . . 97
Performance Goals . . . . . . . . . . . . . . . . . . 99
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 99
PAGE92
65. Environmentally preferable: productsor servicesthat have a lesser or reduced effect on human health and the environment when compared with
competing productsor servicesthat serve the same purpose. Thiscomparison may consider raw materialsacquisition, production, manufacturing,
packaging, distribution, reuse, operation, maintenance, or disposal of the product or service. Executive Order 13101 September 14, 1998.
Material and
Product
Selection
ENVI RONMENTALLY PREFERABLE MATERI ALS
M ost environmentally preferable
65
materialsinclude one or more of the following characteristics:
1. They benefit the building occupantsand management immediately and over the life of the
building. Examplesinclude materialsthat:
Have low or no chemical emissionsthat can lead to poor indoor air quality;
do not contain highly toxic compounds; and
are durable and have low maintenance requirements.
2. They are resource efficient. Examplesinclude materialsthat:
Have recycled content (post-consumer and pre-consumer);
are easily reused (whole or through disassembly); and
are easily recycled (preferably in closed-loop recycling systems).
3. They have far-reaching, global impacts. Examplesinclude materialsthat:
Contain no CFCs, HCFCs, or other ozone depleting substances;
are obtained from sustainable harvesting practices(such ascertified wood products);
are obtained from local resourcesand manufacturers;
have low embodied energy;
are derived from renewable resources; and
are biodegradable when disposed.
High Performance Material and Product Selection
Illustration: JohnannesKnesl
Recyclable plastic roof
membrane with insulation of
recycled content without
cyanatesand HCFCsor CFCs
Concrete slab made
with recycled and
local aggregate
Insulation with high
recycled content
Recycled aluminum cladding
Low VOC paint
M odular lightweight
concrete panelswith
recycled content
Partitionswith recycled
steel studsand recycled
synthetic gypsum board
Natural cork flooring
with low emission
bindersand adhesives
Ductsof recycled metals
Refrigerantswithout HCFCs, CFCsin
chillers, cooling units, and refrigerators
Concrete slab with
recycled content
Recyclable carpet
with recycled
content and low
VOC adhesives
Office equipment
with recycled
content and
without emissions
Low
emission,
low-VOC
caulking and
sealants
Recycled steel
structure
Recycled steel framing
system with recycled
gypsum board
Furniture in fabricswith
recycled content and low
VOC emissions
Certified wood
flooring on
recycled wood
base with
formaldehyde-
free binder
Salvaged
metal
doorsand
frames
Low emissionsflame
spread retardants
Fire suppression system
without HCFC, CFC, BrFCm,
CaaCE, M ethyl chloroform
Certified wood veneer
panelswith low-VOC
stain and finish
Recycled
sheet metal
sloping roof
Engineered
lumber with
low emission
gluesand
finishes
Recycled
aluminum
window
frames
Ceiling tileswith
recycled content
Furniture made of composition board
with recycled content, formaldehyde-free
binder and low-emission finishes
Recycled copper flashings
Sel ect i on f or a Heal t hy I ndoor Envi r onment
Overall indoor air quality goalscan be achieved by specifying and installing benign, or healthy
building materials. These include materialsand productsthat exhibit limited or no off-gassing
tendencies, have minimal or no toxic properties, do not shed dust and fiber, and do not absorb
pollutantsthat are later released, potentially generating complaintsamong building
users/occupants.
66
Techni cal St r at egi es
O Prioritize sensitive program areas. Identify and prioritize spaceswhere material selection
issuesare of particular concern based on intended occupancy. Since children and the elderly are
especially susceptible to indoor air pollutants, spacesrequiring added diligence may include
client and visitor-occupied areasof health care facilities, day care centers, senior citizen centers,
schools, libraries, and other community buildings.
O Product consensus standards. Select productsbased on available consensusstandards
(developed by government agencies, environmental certification services, or trade
organizations) that define emission limits, or addressother health/toxicity issuesrelating to
specific material types. (See page 94).
O Specification criteria. Provide specification criteria for healthy materialsand for appropriate
installation methods. Criteria can be developed from the product consensusstandardslisted
here, and from additional material guidelines(see Tools and References).
O MSDS/manufacturer certifications. For materialsthat are deemed critical to the project and
for which standardsor other referencesdo not exist, obtain and review material safety data
sheets(M SDSs) and/or manufacturers certificationsor test data. Contact manufacturersfor
clarification asneeded. Review by experienced indoor air quality professionalsmay be justified
for particularly critical materialsor sensitive spaces.
O Field approval. Review and approve contractor requestsfor product substitutionsto ensure
that the indoor air quality criteria defined in the specificationshave not been compromised.
Require M SDSsand other certificationsfor any product substitutionsaffecting critical items.
Require justification from contractor for substitutionsthat do not meet environmental
performance criteria.
Material and
Product
Selection
PAGE93
Sources of offgassing in building materials typically include:
0 paints, O ceiling tiles, O carpeting, O VCT floor tiles, and O manufactured wood products.
Benefits
$P
F
An indoor
environment that
contributesto
the health and
well-being of
users/occupants
can help reduce
absenteeism.
The potential
also existsfor
increased
performance and
productivity.
$P
F
Healthier
working
conditionsfor
builders,
installers, and
custodians.
$D
S
Expansion of
marketsfor
environmentally
preferable
products.
E
S
Selection of
healthy materials
may also provide
external
environmental
benefits, such as
reduced smog
formation (VOCs
combine with
oxidesof
nitrogen to form
ozone, the
principal
component of
smog) or
reduced
production and
release of toxic
compounds.
A
66. Some building materialsand assembled productsrelease pollutants, including volatile organic compounds(VOCs), commonly found in paints, stains,
cleaning products, adhesives, manufactured wood products, carpets, and acoustical ceiling tiles. Formaldehyde isone of the best known VOCs, and is
found in many building products, including manufactured wood productsmade with urea-formaldehyde binders. Additionally, fibersand particlesfound in
insulation, in return air plenumsabove acoustical ceilings(e.g., from ceiling tilesor fire proofing in the plenum) and in fiberglassduct board can potentially
be shed into the buildingsair. Without careful selection, installation, and maintenance, such materialscan contribute to poor indoor air quality
(see Indoor Environment chapter).
Pr oduct Consensus St andar ds f or Emi ssi on Li mi t s
Readily available standardsand criteria that are current at the time of thisprinting are listed below.
Consultantsshould ensure they have the most current standard aswell asany othersthat may
become available.
Engineered Wood Products
Referenced Standards: ANSI A208.1-1993 (particleboard); ANSI PBU, D2 or D3
(particleboard flooring); ANSI A208.2-1994 (medium density fiberboard);
ANSI/HPVA HP-1-1994 (hardwood plywood)
Agency: American National StandardsInstitute
Notes: Definesmaximum allowable formaldehyde emissionsbased on ASTM test procedures.
Availability: http://web.ansi.org/default_js.htm, documentscan be ordered.
Paints
Referenced Standard: Green Seal Paints(GS-11)
Agency: Green Seal, Inc. (Third-Party Certification Service)
Notes: DefinesVOC limitsand chemical component limitationsfor interior and exterior
topcoat paints.
Availability: http://www.greenseal.org
Construction Adhesives
Referenced Standard: South Coast Rule #1168 (Adhesive Applications)
Agency: South Coast Air Quality M anagement District (California)
Notes: DefinesVOC limitsfor adhesivesand primers. Referenced in the US Green Building
CouncilsLEED Building

Rating System.
Availability: Internet Address: http://www.aqmd.gov/rules/html/r1168.html
Architectural Sealants
Referenced Standard: Regulation 8, Rule 51 (Adhesive and Sealant Products)
Agency: Bay Area Air Quality M anagement District (California)
Notes: DefinesVOC limitsfor sealantsand sealant primers. Referenced in the US Green
Building CouncilsLEED Building

Rating System
Availability: Internet Address: http://www.baaqmd.gov/regs/rulereg.htm
Carpets
Referenced Standard: Carpet and Rug Institute (CRI) Indoor Air Quality Carpet Testing
Program
Agency: Carpet and Rug Institute, Dalton, GA (trade organization)
Notes: Definesmaximum allowable emissionsof total VOCs, formaldehyde, and other
specific compoundsfor carpets, carpet adhesives, and carpet cushions.
Availability: Internet Address: http://www.carpet-rug.com/
Systems Furniture
Referenced Standard: State of Washington Department of General Administration, East
CampusPlusProgram Indoor Air Quality Compliance Tables
Agency: State of Washington Department of General Administration
Notes: Definesmaximum allowable emissionsof total VOCs, formaldehyde, and total
particulatesfor systemsfurniture.
Availability: Limited availability of tableson request from: State of Washington Department
of General Administration; Division of Engineering and Architectural Services;
General Administration Building, P.O.Box 41012, Olympia, WA 98504-1012
The New Childrens Center
In the design of the New ChildrensCenter for the Administration for ChildrensServices, the
team was particularly concerned about providing an improved indoor environment for the
Centers young clientele and for its staff. With this in mind, the project team selected
materialswith benign propertiesto minimize any negative impact on indoor air quality. Asa
result, the project isusing rubber flooring and cork flooring with low-emission adhesives, and
paints and sealants with low-VOC content in lieu of conventional products. Because of its
tendency to act asa sink for possible contaminantsand allergens, carpeting will not be used
at all in thisapplication.
PAGE94
Material and
Product
Selection
New York State Department of Environmental Conservation
M ateri al recommendati ons for the New York State Department of Envi ronmental
Conservation headquartersin Albany, New York included carpet tileswith low VOC backings
and adhesives, stone flooring from local quarries, low-emission wall coverings made from
spun glass or paper/cotton, low-VOC or no-VOC paints, and millwork constructed using
wheat-straw particle board, or non-formaldehyde M DF board (medium density fiberboard).
Sel ect i on f or Resour ce Ef f i ci ency
Resource efficiency can be achieved through conscientiousdesign strategies, and by selecting
environmentally preferable building materials. These measurescan conserve natural resourceswhile
minimizing the generation of waste and pollution during construction. The hierarchy of reduce,
reuse, recycle can serve asa guideline for decisionsrelating to resource efficiency.
Techni cal St r at egi es
O Set resource efficiency goals. Identify the major productsand materialsthat will be used
throughout the building, and prioritize opportunitiesfor applying resource efficiency strategies.
O Reduce (waste prevention).
Efficient design and detailing helpsreduce material usage and waste generation.
Eliminate unnecessary finishesand other productsin areaswhere they are not required.
To the extent possible, use modular materialsand base designson modular sizing as
appropriate.
Select productsfor durability. Thisreducesreplacement costs, occupant disruption, and
waste disposal.
O Reuse.
Incorporate salvaged or refurbished materialswhenever possible. Early in the process,
identify materialsfrom existing buildings(e.g., doors, brick) that can be re-used and
stockpiled in architectural salvage. Identify local suppliersof additional reusable material
(see References for information on the New York City-run salvage program).
Encourage on-site reuse of scrap material.
Consider construction assembliesthat allow for disassembly of materialsat the end of their
useful life. Thisencouragesthe reuse of valuable materialsand may simplify renovations
and repairs.
O Recycle (products with recycled content).
67
Conform to existing product consensusstandardsfor resource efficient materials. These
standardshave been developed by government agencies, environmental certification
services, or trade organizationsto support selection of environmentally preferable materials.
The criteria are current at the time of thiswriting, but are subject to change over time.
Consultantsshould use the most current standardsasthey become available.
Products Containing Recycled Content
Referenced Standards: The U.S. EPA hasidentified (and continually updates) a listing of
productswith recycled content in itsComprehensive Procurement Guidelines(CPGs). The
recommended recycled content levelsfor each type of product are listed in the related
Recycled M aterialsAdvisory Notices(RM ANs). Suitable productsfor construction and
renovation projectscan be found under the following EPA categories: Construction, Parks
and Recreation, Landscaping, Transportation, and M iscellaneous. Productsdesignated prior
to October 1998 include: Structural Fiberboard, Laminated Paperboard, Rock Wool
Material and
Product
Selection
PAGE95
67. Recycled content often includesvariouscombinationsof pre-consumer and post-consumer material. Post-consumer material isa
material or finished product that hasserved itsintended use and hasbeen discarded for disposal or recovery, having completed itslife as
a consumer item. Pre-consumer material ismaterial diverted from the waste stream following an industrial process, excluding
reutilization of materialssuch asrework, regrind, or scrap generated during a given processand capable of being reclaimed within the
same process. Synonymsinclude post-industrial and secondary material.
Benefits
$O
F
Facility
operational
savingsare
achieved
through use
of more
durable
materialsthat
need to be
replaced
lessoften.
$O
M
M unicipal
operational
savingsare
achieved by
generating less
waste, reusing
materials, and
avoiding
hazardous
materials
all of which
reduces
disposal costs.
$D
S
Expands
marketsfor
environ-
mentally
preferable
products.
E
S
Environmental
benefits
attained
through
reduced
consumption
and waste;
conservation
of natural
resources;
avoided toxic
substances.
A
Insulation, FiberglassInsulation, Cellulose Insulation, Perlite Composite Board Insulation,
Plastic Rigid Foam Insulation, Foam-in-Place Insulation, Glass-Fiber Reinforced Insulation,
Phenolic Rigid Foam Insulation, Floor Tiles, Patio Blocks, Polyester Carpet Fiber Face,
Latex Paint, Shower and Restroom Dividers, Parking Stops, Plastic Fencing, Playground
Surfaces, Running Tracks, Garden and Soaker Hoses, Lawn and Garden Edging, and
Yard Trimming Compost.
EPA periodically revisesitsmaterial designationsand recycled content levels. Thus, the
design team (and materialsspecifiers) should refer to the most recent standards.
CPG/RM AN I and II were current asof December, 1998. EPA proposed 19 additional
productsin CPG/RM AN III in August, 1998 and iscurrently working on CPG/RM AN IV.
Agency: U.S. EPA Buy Recycled Series, U.S. Environmental Protection Agency.
Notes: Definesrecommended percentagesof recycled content in variousproducts.
Availability: U.S. EPA Buy Recycled Seriesispublished annually.
Internet Address: http://www.epa.gov/cpg
Concrete with Flyash
Referenced Standards: ASTM Standard C-618
Agency: American Society for Testing and M aterials
Notes: Definestechnical standardsfor the use of flyash in concrete, including maximum
carbon content.
Availability: Internet Address: http://www.astm.org/, documentscan be ordered.
O Manufacturer or third-party certification. Check for third-party certification of manufacturer
claimsand determine whether self-certification isrequired for specific items.
O Specification criteria. Provide specification criteria for resource efficient materialsselection and
proceduresfor appropriate installation. Criteria can be developed using product consensus
standardsand other material guidelines(see Tools and References).
O Field approvals. Review and approve contractor requestsfor product substitutionsto ensure
that the resource efficiency criteria defined in the specificationshave not been compromised.
Require M SDSsand other certificationsfor any product substitutionsaffecting critical items.
Flue-Gas Desulfurization Gypsum
Flue-gas desulfurization (FGD) gypsum is a recycled material thats widely used in the United
States today. FGD gypsum is created as a by-product of air pollution control processes at
power plantsdesigned to help remove sulfur oxides(SO
x
), produced by the burning of fossil
fuels. M ore and more power plantsare being required to control SO
x
emissions, based on their
role in acid rain formation. The chemicals used in the desulfurization process are combined
with substancesin the flue gasesto produce a high quality synthetic gypsum that can then be
used in construction. The Gypsum Association reports that FGD gypsum is a cost-effective
feedstock for gypsum board, and that over one million tons were used in 1996. However,
suppliesare estimated to increase to 11 million tonsper year asPhase II of the Clean Air Act
is implemented. Competitively priced gypsum board containing 10% to 100% of this pre-
consumer recycled material is already on the market. As no EPA standard currently exists,
manufacturers must provide certifications of recycled content to specifiers and contractors.
Although manufacturers may include recycled facing paper in their percentages of recycled
content, no specification isnecessary asall such facing paper contains100% recycled fiber.
PAGE96
Material and
Product
Selection
Material and
Product
Selection
PAGE97
68. Life cycle cost meansthe amortized annual cost of a product, including capital costs, installation costs, operating costs, maintenance costs, and disposal
costsdiscounted over the lifetime of the product.
69. Life cycle assessment meansthe comprehensive examination of a productsenvironmental and economic aspectsand potential impactsthroughout its
lifetime, including raw material extraction, transportation, manufacturing, use, and disposal. Executive Order 13101 September 14, 1998.
Sel ect i on f or Ext er nal Envi r onment al Benef i t
The selection and use of environmentally preferable materialsyieldsbenefitsthat exceed the scope
of the building itself. Productsproduced and deployed in an environmentally responsible manner
help reduce local, regional, and global pollution while encouraging sustainable stewardship of
resources. For example, global benefitsaccrue from specifying sustainably harvested, certified wood
products, and from avoiding the use of ozone-depleting compoundsin foam products, refrigeration
and fire suppression systems.
Techni cal St r at egi es
O Sustainable or renewable resources. Conform to existing product consensusstandardswhen
selecting independently certified materialsderived from renewable resources(such aswood
products). The criteria in the following standard were current at the time of thiswriting but
subject to change over time. Use the most current standard aswell asany othersthat may
become available.
Certified Wood from Well-Managed Forests
Referenced Standards: Principlesand Criteria for Forest Stewardship
Agency: Forest Stewardship Council, A.C., (third party certification service).
Notes: Definesstandardsfor well-managed forestry operationsand accreditsother
certification bodies(in the U.S. these include SmartWood and the Scientific Certification Systems Forest
Conservation Programsee Tools).
Availability: Internet Address: http://www.fscoax.org/
O Ozone depleting substances. Select foam products(such asinsulation), refrigeration and fire
suppression systemsthat do not contain CFCs, HCFCs, bromofluorocarbons(halons), methyl
chloroform, or carbon tetrachloride.
O Locally obtained products and materials. Wherever possible, obtain materialsand products
from local resourcesand manufacturers, thereby minimizing energy use and pollution
associated with transportation.
O Product life cycle cost. Consider life cycle cost
68
when selecting products. It isoften the case
that durable, low-maintenance productsare lessexpensive over time than productswith an
attractive first cost that then require frequent maintenance and replacement.
O Product life cycle assessment. When available, use life cycle assessments
69
for high priority
materialsidentified during the development of resource efficiency goals. These cradle-to-grave
assessmentsare continually being developed for building materials, and can prove extremely
Benefits
$D
S
Expands
marketsfor
environ-
mentally
preferable
products.
E
S
Conserves
natural
resources;
protects
biodiversity;
reducessoil,
water, and air
pollution.
A
Product Life Cycle Assessment
The cost of a building material must be viewed through a timeslens, from extraction of the raw material from the earth through
the variousstagesof production, installation, and demolition, to itsfinal resting place in a landfill. Each stage in the processof
production and removal consumesenergy and addspollutantsto the air and water. Each stage also requirestransportation, which
further contributesto pollution and the consumption of fossil fuels. When raw materialsare extracted, the earth isdepleted, and
when they are disposed of in landfillsthe processalso negatively impactsthe earth. Recycling avoidsthese adverse consequences
by putting materialsback into production and use.
Illustration: Carol Latman
M anufacturing Distribution
Installation
Disposal
Demolition
Useful Life
of Building
Recycling
Energy Use
Air Pollution
Water Pollution
Extraction
helpful when specifying sustainable, resource efficient productsand systems. Specifiersmust
consider the environmental impactsassociated with all stagesof product development, use,
and disposal (see diagram), aswell as embodied energy (the energy used for production and
transportation) asimportant criteria in product selection (see diagram).
O Specification criteria. Provide specification criteria for environmentally preferable materials
selection and for appropriate methodsof installation. Criteria can be developed using product
consensusstandardsand other material guidelines(see Tools and References).
O Field approvals. Review and approve contractor requestsfor product substitutionsto ensure
that environmental criteria defined in the specificationshave not been compromised. Require
M SDSsand other certificationsfor any product substitutionsaffecting critical items.
Bui l di ng I nt egr at i on
Building Energy Use. Consider the performance of materialsfrom the
perspective of how they will impact the buildingsenergy use (e.g.,
insulation, windows, and doors).
Construction Administration. Whenever possible, reuse materialsfrom
the site.
Operations and Maintenance. Select materialsbased on the extent to
which they will contribute to efficient maintenance protocols. The
juxtaposition of many different materialscan result in inefficient
maintenance practicesand additional costs(more time and/or cleaning
productsrequired).
PAGE98
Material and
Product
Selection
0
50
100
150
200
C
o
n
c
r
e
t
e
G
l
a
s
s
P
l
a
s
t
i
c
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t
e
e
l
C
o
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e
r
A
l
u
m
i
n
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m
Virgin Product
Recycled Product
Embodied Energy of Building Materials
G
J
/
t

(
g
i
g
a

j
o
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l
e
s

p
e
r

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e
t
r
i
c

t
o
n
)
Embodied Energy
The embodied energy of a material represents
the energy expended in itsproduction, such as
the energy for extraction of the raw material,
and energy used in transportation and
manufacturing. Thischart comparesembodied
energy of virgin materialsversusrecycled
materials. When a material isrecycled
embodied energy islower, because the energy
necessary for extraction iseliminated, and
energy consumed for manufacturing is
somewhat reduced (depending on the
material). For example, thischart showsthat
the embodied energy for virgin concrete and
recycled concrete isvirtually the same, whereas
the production of aluminum ishighly energy
intensive, though the embodied energy of
recycled aluminum ismuch lower.
Source: Penttala, Vesa.
Concrete and Sustainable Development,
ACI Materials Journal, Sept-Oct, 1997, page 415.
PERFORMANCE GOALS
Material and
Product
Selection
LEVEL 1
O Implement and enforce compliance with product consensus
standardsasstated in Technical Strategies.
O Key materialsidentified in the Environmental Programming
M atrix, that are not covered in consensusstandards, are to be
selected based on the resourcesand criteria listed in Toolsand
References, or predicated on additional consultant research.
LEVEL 2
O For insulation and carpet pads(and any other potential CFC or
HCFC source material), the productsshall not use any halons,
CFCs, or HCFCsasfoaming agentsor in other stagesof the
manufacturing process.
O Based on total materialscost, between 20-50% of the materials
(excluding costsfor mechanical and electrical systems, plumbing
systems, labor, overhead feesetc.) shall contain at least 20%
post-consumer recycled content OR a minimum of 40% pre-
consumer recycled content. Document the materialsand
corresponding percentagesaccordingly.
O Also document that a minimum of 20% of the materialsused in
the project are composed of materialsmanufactured (not just
distributed) within 300 milesof the building site, based on cost
of materials. Again, calculationsshould exclude plumbing
systems, mechanical and electrical systems, labor, overhead
fees, etc.
O Document that 5-10% of the total materialscost hasbeen
directed towardssalvaged or refurbished materials(total material
costsexcluding plumbing systems, mechanical and electrical
systems, labor, overhead fees, etc.
Tool s
The following toolscan assist consultantsin developing specification criteria for environmentally
preferable materials:
> Air Force Green Facilities Guide, http://www.afcee.brooks.af.mil/green/facilitiesguide/erfguide.pdf
> Green Specifications Research, Final Report , US Department of State, Office of Foreign
BuildingsOperations, PB98-149776 Order #1030-612623. Prepared by Hellmuth, Obata +
Kassabaum, P.C., Washington, DC. Available from National Technical Information Service:
http://tradecenter.ntis.gov/
> Forest Stewardship Council, http://www.fscoax.org/ The FSC promotes responsible forest
management by evaluating and accrediting certifiers, encouraging the development of national
and regional forest management standards, and strengthening national certification capacities
through the development of certification initiatives worldwide.
> SmartWood, http://www.smartwood.org SmartWood is an independent certification operation
that evaluates and certifies forestry operations that meet the international environmental
standards of the Forest Stewardship Council. Forestry operations are certified based upon
environmental, social, and sustainable forest management standards. SmartWood can also source
certified wood products.
> Scientific Certification Systems, http://www.scs1.com/index.html An independent certification
program used to verify environmental claims made by manufacturers of products and
packaging materials. Wood products are evaluated and certified through SCSs Forest
Material and
Product
Selection
PAGE99
Conservation Program.
> Green Seal, http://www.greenseal.org/index.htm A non-profit organization dedicated to
protecting the environment by promoting the manufacture and sale of environmentally
responsible consumer products.
> EPA Comprehensive Procurement Guidelines (CPG), http://www.epa.gov/cpg Defines
recommended percentages of total recovered materials and post-consumer materials in
building products.
> HOK Healthy & Sustainable Building Materials Database, http://www.HOK.com/sustainabledesign
This web site contains recommendations for sustainable material selection and specification
practices. Recommendations take into account environmental, life cycle, and sustainability issues.
Del i ver abl es
Pre-Preliminary.
Environmental Programming M atrix. In the Environmental Programming M atrix, identify and
define particularly sensitive spacesbased on client agency preferences.
Design Development.
Outline Specifications. Include a materialsand productsreport on health and resource
efficiency measures. Provide a rationale the each of the measuresidentified, along with
specific materialsproposed. Identify measuresand materialsin the outline specifications.
Construction Documents.
Develop specification language for environmentally preferable materialsand systems.
Be sure to include:
Environmental criteria for specific material types
M ethodsof installation (asrequired)
Additional contract language that highlightsand clarifiesenvironmental goalsand intent,
asneeded.
Construction Phase.
Ensure submission of M SDSsand product certificationsby contractorsand subcontractors
throughout construction phase. Ensure that all product substitutionsmeet environmental
specification criteria.
End of Construction.
OwnersM anual. The OwnersM anual isto include a compilation of product certifications,
including VOC content, recycled content, M SDSs, and any other certificationsor product
information required in the specifications.
Regul at or y Const r ai nt s
= Proprietary Items. Contract documentsmay not contain proprietary or sole source items.
Some environmentally preferable productsmay be so new that there are only one or two
manufacturers.
= Materials and Equipment Approval (MEA). All productsused in New York City buildings
must have a M aterialsand Equipment Approval (M EA) number issued by the Board of
Standardsand Approvals. Newer productsmay not have obtained an M EA number.
Ref er ences
The following referencescontain life cycle assessment information, environmentally preferable product listings,
and case study data on variousbuilding materialsand systems.
The Environmental Resource Guide, The American Institute of Architects(AIA). John Wiley & Sons, Inc.,
1 Wiley Drive, Somerset, NJ08875. (800) 225-5945, The AIA Environmental Resource Guide providesdetailed
life cycle assessmentsof a number of construction materials. Additional material reports, including updatesand
revisions, are published on a biannual basis.
National Park Service Sustainable Design and Construction Database. A database of over 1, 300 product listings
from over 550 manufacturers. A brief review isprovided for each product delineating environmental attributes
and concerns. The database isfree, and must be downloaded from the web site:
http://www.nps.gov/dsc/dsgncnstr/
PAGE100
Material and
Product
Selection
Sustainable Building Sourcebook. Thissite containsthe entire contentsof the Sustainable Building Sourcebook
produced by the city of Austin, Texasaspart of their Green Builder program. The Sourcebook providesconcise,
practical reviewsof materialsand pertinent life cycle issues, material attributes, and concerns. Listsof product
manufacturersand trade organizationsare also provided, along with numerouslinksto other green building
web sites. http://www.greenbuilder.com/sourcebook
BEES (Building for Environmental and Economic Sustainability). Created by the National Institute for Standards
and Technology (NIST), BEES software analyzeslife cycle-based environmental and economic impactsfor a
limited group of building materials. Thistool iscurrently under development, with version 1.0 currently
available for evaluation. http://www.nist.gov/public_affairs/update/upd980427.htm
Resourcesfor Environmental Design Index (REDI). A database of over 1, 800 companiesthat sell green building
products. The companiesare organized in accordance with the 16-division M asterformatTM system, and can
be searched using key words. Although product descriptionsare not provided, environmental attributesare
identified using keyed-in symbols. Some direct linksto manufacturers web sitesare also included.
http://www.oikos.com/redi/index.html
Environmental Building News (EBN), 28 Birge Street, Brattleboro, VT 05301. (802) 257-7300
A leading periodical reporting on environmentally preferable productsand systems, EBN reviewsvarious
construction materialsbased on life cycle performance criteria. Articlesare geared toward building
professionals. EBN also publishesthe EBN ProductsCatalog, which containsextensive product information,
including manufacturers literature. http://www.ebuild.com
The Green Building Resource Guide, John Hermannsson, AIA, The Taunton Press, 63 South M ain Street, P.O.
Box 5506, Newtown, CT 06470. (203) 426-8171, Extensive listingsof environmentally preferable products
and manufacturers. www.greenguide.com
LandmarksPreservation Commission (New York City-run salvage program) Architectural Salvage Warehouse,
337 Berry Street, Brooklyn, NY 11211. Appointmentscan be made by calling (212) 487-6782.
Material and
Product
Selection
PAGE101
Illustration: Bruce Hendler
Wat er
Management
Plumbing systems have evolved from being a simple
means of distributing water and collecting wastes
into increasingly sophisticated systems that must
also address environmental concerns. The design of
a plumbing system must incorporate not only
traditional issues of sanitation, flow, and pressure,
but also environmentally based preferences for
recycling wastewater, use of non-utility water
, 70
and different treatments for potable and non-
potable water. New technologies, responses to
water efficiency concerns, and community-based
water quality goals pose numerous challenges for
21
st
Century plumbing design. These challenges are
often exacerbated by stresses induced by rapid
development. NYC has been blessed with one of
the finest water supply systems available anywhere.
High performance water management practices will
help ensure the continued availability of this high
quality resource.
70. Non-utility water refersto water not provided by the utility, such asrainwater
and graywater.
Wat er
Management
Minimize the Use of Domestic Water . . . . 104
Water Quality . . . . . . . . . . . . . . . . . . . . . . 105
Water Reuse. . . . . . . . . . . . . . . . . . . . . . . . 105
Performance Goals . . . . . . . . . . . . . . . . . . 106
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 106
Mi ni mi ze t he Use of Domest i c Wat er
Proper selection of plumbing fixtures, equipment, and fittingscan minimize end use of domestic
water while conserving water quality and availability.
Techni cal St r at egi es
O Fixture and fitting selection. Select plumbing fixturesand fittingsthat evince state-of-the-art
capabilitiesin termsof water conservation. Seek improved performance by specifying low water
usage water closets, urinals, showers, and lavatoriesespecially those that perform above the
standardsalready mandated by federal, state and local laws. Consider the use of:
Pressure-assist toilets
Composting toilets
Waterlessurinals(in high use areas)
Automatic shut-off controlson sinks, toilets, and urinals
O Ozonation. Consider ozonation in commercial laundering systems, condenser water systems,
and other special usesto reduce water usage and secure other benefits.
Water Savings Toilets and Faucets
New Yorks M arriot M arquis Hotel replaced 1, 800 guest room toilets (operating at
approximately five gallons per flush) with 1.6-gallon pressurized-tank toilets, resulting in an
18% reduction in total water use. In addition to typical residential water end uses, the hotel
also has extensive restaurant, catering, and recreational facilities, as well as some laundry
facilities. During 1994-1997, the New York City Department of Environmental Protection (DEP)
sponsored the replacement of 1.33 million toiletscitywide. Some showerheadswere replaced
and faucet aeratorsinstalled aspart of the project. An impact evaluation of project resultsin
multi-family buildings found an average reduction in water use of 29% , or 69 gallons per
apartment per day.
Ozone Laundry
Ozone laundry systems use ozone (oxygen activated with an electrical charge) in lukewarm
water to reduce the need for detergents, bleach, and hot water. Ozone is a short-lived,
unstable gas that is created on site with an electrical generator, and immediately begins to
convert back to oxygen. In the process, it oxidizesfatty oilsand breaksthe bond between dirt
and clothing. Ozone laundry systems complement traditional laundry equipment in facilities
handling large quantities of textiles, such as hospitals, nursing homes, and correctional
institutions. Ozone is also an extremely effective biocide. Other benefits include hot water
(energy) savings, reduced water and sewer costs, chemical cost reductions, improved sewage
quality, and reduced textile degradation.
Benefits
$O
M
Reduced use
lowersmunicipal
costsfor water
treatment.
$C
M
Widespread
conservation
reducesdemand
and can avoid
future waste
water treatment
facilities
construction,
along with
associated
capital costs.
A
PAGE104
Water
Management
Wat er Qual i t y
All projectsmust ensure optimal water quality at the tap potable water that isboth safe
(non-toxic) and aesthetically pleasing in termsof taste, color, and odor.
Techni cal St r at egi es
O Standards. Specify plumbing componentsthat are certified meeting ANSI/NSF Standard 61
Drinking Water System Components Health Effects.
O NSF certification. Obtain proof of NSF certification
71
for each plumbing component. NSF
testing data pertaining to a particular component should be issued.
O Water sampling. To ensure adequate water quality, upon completion of the plumbing system,
flush the system and conduct water sampling at tapsand service line(s) entering facility. At a
minimum, test for lead, copper, pH, and turbidity. Water quality resultsshould be within EPA
maximum contaminant levelsand action levels(EPA 40 Code of Federal RegulationsParts141-149).
O Filtration devices at point of entry and/or use. To achieve the highest quality water for
cooking and drinking, consider installation of filtersat tapsand/or at the service line(s) or house main.
O Drinking water. Use filtered tap water for drinking instead of bottled water, asthiswill avoid
the additional cost and pollution resulting from bottling and distribution.
Clean Facility Water
A facility that employs water testing prior to occupancy and ongoing filtering can avoid loss
of use and while ensuring that the occupantshave accessto high quality potable water upon
occupancy and thereafter.
Wat er Reuse
To achieve overall water conservation goals, it isimportant to limit the use of potable water for
non-potable purposes. On-site water reclamation and reuse should be encouraged and facilitated
wherever possible.
Techni cal St r at egi es
O Rainwater use. Collect and use rainwater for landscape irrigation, urban gardening,
toilet/urinal flushing, roof cooling (for uninsulated roofs), and for other purposesas
appropriate.
O Green roofs. Plant roof areasto reduce the discharge
of stormwater and to reap the benefitsof increased
green space (recreation, bird habitat, roof shading,
etc.).
O Graywater use. Collect and use graywater for water
closetsand urinal flushing, aswell asfor washdown
of floor drains.
O Excess groundwater. Recover excess
groundwater from sump pumpsfor use asa source of
recycled water.
O Steam condensate. Collect and use utility district
steam system condensate for toilet/urinal flushing,
cooling tower make-up, and other non-potable uses
(appliesto M anhattan projectsonly).
O Vacuum-assist systems. Consider a vacuum-assist
system (in lieu of a standard system) for flushing of
water closetsand urinals.
O Site retainage of rainwater. Reduce rainwater runoff
from the site, roofs, and building surfacesto minimize
stresson NYC combined sewer system and to divert and
reduce water pollution.
Water
Management
Benefits
$P
F
M inimizes
the chance
of elevated
lead blood
levelsin users.
G
Achieves
savingsin
health care
costs.
A
Benefits
$O
M
Reduces
municipal costs
for water
treatment.
$C
M
Diverting
stormwater can
reduce future
capital costsfor
water treatment
and delivery.
A
PAGE105
Water Harvesting
In thisillustration, rainwater 0 iscollected in a
cistern O, for controlled release over time O.
Illustration: Bruce Hendler
71. NSF International isan independent, not-for-profit organization dedicated to public health, safety, and protection of the environment. The organization
developsstandards, providessuperior third-party conformity assessment services, and strivesto represent the interestsof all stakeholders.
PAGE106
Water
Management
PERFORMANCE GOALS
Water
Management
Graywater
The HeadquartersPark office complex in Princeton, New Jersey iscomposed of four buildings
totaling 366, 500 square feet. The original estimate of wastewater flow was 27, 450 gallons
per day (gpd). The designersconsidered a wastewater recycling system that would effectively
avoid the costsof advanced treatment (including denitrification) which isrequired in facilities
with flows in excess of 2, 000 gpd. The wastewater recycling system, which provides on site
treatment and recycling of both gray and black water, reduced flows to 1, 600 gpd, or
approximately 6% of the original estimate. Thissystem hasbeen in service since 1987 and was
the first such system approved by code authorities and installed in New Jersey. The water
recycling system cost $250, 000 lessthan the originally contemplated treatment system, lowers
operating costs, and provides$15, 000 per year in water bill savings(based on 1987 rates).
Bui l di ng I nt egr at i on
Site Design and Planning. There isa relationship between site harvesting
of and storage of rainwater and minimizing the facilitysdomestic water
use by utilizing thisretained water for non-potable uses.
Building Energy Use. Reduced hot water usage lowersbuilding
energy consumption.
LEVEL 1
O Use plumbing componentsthat are certified to meet ANSI/NSF 61
(see Tools).
O Where appropriate, use harvested or retained water for seasonal irrigation
of all plant materialsand/or non-potable water useswithin the building.
LEVEL 2
O The facility should maintain water quality that meetsEPAsmaximum
contaminant level goals(M CLGs) (see Tools).
O Integrate zero water use fixturesand graywater systemsasappropriate.
Tool s
> ANSI/NSF Standard 61 Drinking Water System Components-Health Effects.www.nsf.org
> EPA Code of Federal Regulations, Parts141-149.
> New York State Department of Health publishesa listing of certified testing labs.
Del i ver abl es
Preliminary Design. Testing data, to include:
ANSI/ASM E performance test resultsfor plumbing fixtures.
NSF certification and testing data for plumbing components.
Quantified potential savingsfrom water management strategies.
Construction.
Lab resultsof water quality testing at the point(s) of incoming service.
Post-Construction.
Lab resultsof water quality testing at taps.
Regul at or y Const r ai nt s
= The NYC Building Code doesnot specifically addressapproved materialsand methodsfor
the use of graywater. All innovative systems(such asthose strategiessuggested above) may
raise issuesof concern with local code authorities. Effective implementation requires
working closely with code officialsto obtain a variance for using non-potable water as
flushwater for water closetsand urinals, aswell asfor other graywater uses. In addition,
regulatory approvalsare required for the use of vacuum-assist water closet systems.
Ref er ences
California Department of Water Resources. Industrial/Commercial Drought: Guidebook for Water Utilities,
State of California, The ResourcesAgency, 1991.
California Department of Water Resources, Water Efficiency Guide for Business Managers and Facility
Engineers, State of California, The ResourcesAgency, 1994.
Dietmann, A.J. and S.J. Hill, Water and Energy Efficient ClothesWashers, in Proceedings of Conserve 96,
American Water WorksAssociation, 1996.
Goldman Copeland Associatesand Wirthshafter Associates. Assessment of the Potential for Customer
Recovery/Reuse of Steam Condensate, prepared for the Consolidated Edison Company of New York, 1995.
Group Raindrops1995, Rainwater and You: 100 Ways to Use Rainwater, Organizing Committee for the Tokyo
International Rainwater Utilization Conference (Sumida City Office Building, 1-23-20 Asumabashi, Sumida City
Tokyo 130, Japan, 1995.
Lehr, Valentine A., Grey Water Systems, Heating/Piping/Air Conditioning. January 1987, 103113, 1987.
NSF, International Standard 41: Wastewater Recycle/Reuse and Water Conservation Devices. www.nsf.org
Ploesner, Jane H., CharlesW. Pike and J. D. Kobrick, 1992. Nonresidential Water Conservation: A Good
Investment, Journal of the American Water WorksAssociation, 84(10); 65-73, October 1992.
Public Technology, Inc., US Green Building Council, US Department of Energy, Sustainable Building Technical
Manual, Part III, Chapter 6.
Rocky M ountain Institute, Water Efficiency; A Resource Guide for Utility Managers, Community Planners, and
Other Decisionmakers, US EPA Office of Water/Office of Wastewater, 1991.
US Environmental Protection Agency, 1998. Water Conservation Plan Guidelines, Office of Water, EPA-832-D-98-001
US Environmental Protection Agency, 1992, Manual: Guidelines for Water Reuse, Office of Water,
EPA/625/R-92/004.
US Department of Energy, Office of Energy Efficiency and Renewable Energy, Federal Energy M anagement
Program, Greening Federal Facilities: An Energy, Environmental and Economic Resource Guide for Federal
Facilities Managers, Chapter 4, 1997, Greening America.
US Environmental Protection Agency, Lead in Drinking Water in Schools and Non-Residential Buildings,
Office of Water, EPA-812-B-94-002, 1994.
Vickers, Amy, Handbook of water use and conservation, Lewispublishers/CRC Press(in press), 1999.
WaterWiser Information Clearinghouse. http:/www.waterwiser.com
Water
Management
PAGE107
Illustration: Bruce Hendler
Const r uct i on
Admi ni st r at i on
Building construction and renovation activities alter
the urban environment, generating noise, waste,
and air pollution that can stress the buildings
occupants and neighbors. High performance
construction practices can help reduce adverse
effects during construction while improving the
buildings long-term environmental performance. In
particular, construction and demolition (C& D)
waste
72
has become an increasing environmental
and municipal burden, equaling up to 30% of the
municipal solid waste stream. At present, the
majority of this waste is disposed of by private
haulers engaged by demolition subcontractors and
landfilled out of state, at increasing cost to New
York City taxpayers. The strategies that follow can
reduce the amount of C& D waste generated at the
start, and encourage better waste management
methods through salvage and recycling.
72. Construction and demolition debrisisthe waste stream generated by new
construction, by renovation, and by the demolition of existing buildings.
Const r uct i on
Admi ni st r at i on
Environmental and
Community Considerations. . . . . . . . . . . . 110
Health and Safety . . . . . . . . . . . . . . . . . . . 111
Construction and Demolition
Waste Management . . . . . . . . . . . . . . . . . 112
Performance Goals . . . . . . . . . . . . . . . . . . 113
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 114
Envi r onment al and Communi t y Consi der at i ons
Renovation and new construction should be performed with the least possible disruption to both
the community and the environment. Conscientiousconstruction administration can minimize harm
to the site and surrounding area, including soil, water resources, and air. Construction of the project
should foster the perception of high performance buildingsasgood neighbors.
Techni cal St r at egi es
O Site Protection Plan. Develop contract documentsto require the provision of a Site Protection
Plan by the contractors. The Plansbasic elementsinclude:
A protection plan for vegetation/trees.
A tree rescue plan for those treesand plantingsthat must be removed (a park, community
garden, nursery, or some other entity may want them).
A site accessplan, including a designated staging or lay down area designed to minimize
damage to the environment. Indicate storage areasfor salvaged materials, and accessand
collection areasfor recyclable materials, including day-to-day construction waste
(packaging, bottles, etc.). Designate site-sensitive areaswhere staging, stockpiling, and soil
compaction are prohibited.
Waste water runoff and erosion control measures.
M easuresto salvage existing clean topsoil on site for reuse.
Plansto mitigate dust, smoke, odors, etc.
Noise control measures, including schedulesfor particularly disruptive, high decibel
operations, and proceduresfor compliance with the Department of Environmental
Protectionsnoise regulations.
Benefits
E
S
Protection of
the sites
ecological
resources.
G
Improved
facility and
community
relations
through
reduced
environmental
degradation.
A
PAGE110
Construction
Administration
Tree Protection During Construction
To help ensure that treesare not lost during construction, consider the following:
A. during construction, the largest single killer of tree roots- and thusof trees- issoil compaction by heavy machinery;
B. the rootsof most speciesof large, woody treesgrow primarily horizontally;
C. these rootsare predominantly located in the top 12 (30cm) of soil, and do not normally extend to depthsgreater than
3 to 7 (1 to 2 meters), yet extend outward to an average diameter of 1 to 2 timesthe height of that tree.
Assuch, tree guardsshould be erected to protect treesduring construction, but since it would be impractical in most casesto
establish a complete protection zone, tree guards0 should reach at least to the drip line O of the treescrown. Thisaction
will minimize root death and the corresponding dieback of the treescrown.
Illustration: Bruce Hendler
Trees and Construction
New York Cityssidewalk treeshave a 36% mortality rate.
73
Thismeansthat 1 out of 3 trees
planted at curbside are dead within five years. There are several reasonsfor tree lossin urban
areas, including water saturation, damage from autos(the woundswhere carshit treesallow
fungus to enter, which kills the tree), salt, tree stakes, and to a lesser extent, vandalism and
pollution. Construction isalso a leading cause of tree mortality. While causal data islacking in
New York City, a study in Boston concluded that more street treeswere killed by construction
or the after-effectsof construction than any other cause.
74
Heal t h and Saf et y
Construction workers and building occupants need protection from pollutants produced during
construction, such as volatile organic compounds (VO Cs), particulates, dust and other airborne
contaminants and odors. These same construction contaminants must also be prevented from
accumulating in building HVAC systems and in absorbent building materials, such as carpet
and furnishings.
Techni cal St r at egi es
O Health and Safety Plan. Develop contract documentsrequiring the contractor to produce a
Health and Safety Plan.
75
The Plan should complement the buildingsair quality design and
provide for:
Adequate separation and protection of occupied areasfrom construction areas.
Protection of ductsand airwaysfrom accumulating dust, moisture, particulates, VOCsand
microbialsresulting from construction/demolition activities.
Increased ventilation/exhaust air at the construction site.
Scheduling of construction procedures
to minimize exposure of absorbent
building materialsto VOC emissions.
For example, complete wet
construction proceduressuch as
painting and sealing before storing or
installing dry, absorbent materials
such ascarpetsand ceiling tiles. These
porouscomponentsact asa sink,
retaining contaminantsand releasing
them over time.
Posting of material safety data sheets
in high traffic, accessible locations.
A flush-out period, beginning assoon
assystemsare operable and before or
during the furniture, fittings, and
equipment installation phase. The
processinvolvesflushing the building
with 100% outside air for a period of
not lessthan 20 days.
Appropriate stepsto control vermin
(see Appendix H).
Prevention of pest infestation once the
building or renovated portion is
occupied using integrated pest
management (IPM )
(see Appendix I).
Construction
Administration
Benefits
$C
F
Avoids
remediation
costsassociated
with post-
occupancy
indoor air
quality problems.
$P
F
Improvesworker
and occupant
comfort and
safety during
construction.
A
PAGE111
73. Environmental Action Coalition assessment, 1998.
74. Foster, Ruth S. and Blaine, Joan. Urban Tree Survival: Treesin the Sidewalk, Journal of Arboriculture 4(1): January 1978.
75. Reference Indoor Air Quality Guidelines for Occupied Buildings Under Construction, Sheet M etal Air Conditioning and Contractors National Association.
The plan should also reference Department of BuildingsTenant Safety Plan (Directive of January 6, 1984) and Site Safety Plan
(NYC Building Code, Article 26-01).
Plastics
1%
Wood
27%
Asphalt/
Concrete/
Brick
23% Drywall
13%
Roofing
12%
Misc.
Mixed
12%
Metal
9%
OCC/
Paper
3%
Construction and Demolition Waste
(average composition, as disposed)
Source: US Environmental Protection Agency, www.epa.gov
Const r uct i on and Demol i t i on Wast e Management
Construction and demolition (C& D) waste management techniquesdivert materialsfrom the waste
stream, thuspreserving valuable resourcesand landfill space. C& D waste typically includesbuilding
demolition and scrap materials, componentssuch asdoorsor lighting fixtures, packaging materials,
hazardousmaterials, and miscellaneousconstruction waste such asbottles, cans, or paper.
Techni cal St r at egi es
O Waste Management Plan. Stipulate
a requirement in the contract
documentsrequiring a Waste
M anagement Plan by the contractors.
The plan will include the measures
listed below. Where referenced,
existing guidelinesor standardsshould
be used to define the scope of a
specific measure.
Salvaged Materials.
List materialsto be salvaged for
reuse in the project in the
contract documents.
Identify local haulersfor salvaged
materialsand productsthat will
not be reused in the project. List
additional materialsthat are
economically feasible for salvaging
in the project.
Recycling.
Identify licensed haulersof
recyclablesand document costs
for recycling and frequency of
pick-ups. Confirm with haulers
what materialswill and will not
be accepted. List those materials
that are economically feasible for
recycling in the project.
Identify manufacturersand reclaimerswho recover construction/demolition scrap of their
productsfor recycling. List materialsthat are economically feasible for reclamation and any
special handling requirementsfor each material. Examplesinclude carpets, ceiling tiles, and
gypsum wallboard.
List proceduresto be taken to comply with New York City recycling law. Recyclable
materialsinclude bulk metals, corrugated cardboard, bottles, and cans.
Packaging.
Identify manufacturerswho reclaim their packaging for reuse or recycling. Identify
manufacturer and distributor optionsfor reduced packaging, where available.
Hazardous Materials.
Develop proceduresfor separating hazardouswaste by-productsof construction (examples
include paints, solvents, oilsand lubricants) and for disposing of these wastesaccording to
appropriate federal, state, or local regulations.
Other Waste Prevention Measures. The following are applicable to any project:
Educate workerson waste prevention goalsand the proper handling and storage of materials.
Where applicable, re-use salvaged material at the site.
Coordinate ordering and delivery of materialsamong all contractorsand suppliersto ensure
that the correct amount of each material isdelivered and stored at the optimum time and
place. Thiscan help prevent material loss, theft, and damage.
PAGE112
Construction
Administration
C&D Waste Sorting
M aterialsroutinely separated on Sellen Constructionsjobsitesinclude
woodwaste, gypsum wallboard and concrete (shown here) aswell as
cardboard, metals, and office recyclables.
Courtesy of Sellen Construction Co., Inc.
Benefits
$O
M
Diverted C& D
waste preserves
landfill space.
$D
S
Encourages
producer
reclamation and
waste-handling
marketsfor
recycled
products.
E
S
M aterials
salvaging and
reuse preserves
natural resources
and reducessoil,
water, and air
pollution.
A
Construction
Administration
PAGE113
PERFORMANCE GOALS
Construction
Administration
The Rose Garden, Portland, Oregon
The Rose Garden, a new arena for the Oregon Trail Blazers basketball team, was completed
in 1995. The project involved demolition of a car wash manufacturing facility and a parking
lot, as well as a portion of the Portland Coliseum exhibition hall. Ninety-two percent of the
waste generated wasreused or recycled, for a savingsof about $200, 000. A C& D consulting
firm identified materials for reuse and recycling, and worked closely with subcontractors to
ensure proper implementation. Due to space limitations, 24-hour hauling services were
enlisted to transport source-separated materials. Almost 4, 000 tons of materials were
salvaged for reuse in thisproject.
Bui l di ng I nt egr at i on
City Process. Community Boardsshould be made aware of the
Construction Site Protection Plan.
Site Design and Planning. Coordinate site protection issueswith site
inventory and analysisactions, including identification of sensitive
environmental areas, wildlife habitats, etc.
Indoor Environment. Thoughtful staging of construction procedurescan
prevent or reduce problemswith indoor air quality when the building is
occupied.
Material and Product Selection. Salvaged materialsat the site
can be reused.
Commissioning. In keeping with the Health and Safety Plan, protection
and cleaning of the HVAC system isan integral aspect of a successful
commissioning process.
LEVEL 1
O Implement Construction Site Protection Plan.
O Implement Health and Safety Plan for construction.
O Implement Waste M anagement Plan.
LEVEL 2
O Prepare and implement a comprehensive C& D Waste M anagement Plan
consistent with Triangle JWaste Spec: Waste Specifications for
Construction Waste Reduction, Reuse and Recycling. Client agency and
consultantsto set waste recovery goalsbased on material typesand/or
total targeted percentage of material to be recovered.
Tool s
> Triangle JCouncil of Governments, WasteSpec: Model Specifications for Construction Waste
Reduction, Reuse, and Recycling, North Carolina, M ay 1995.
www.state.nc.us/TJCOG/cdwaste.htm
> Proposed revisionsto the current ASHRAE Standard 62-1989, Ventilation for Acceptable Indoor
Air Quality Section 7.1, Construction Phase. American Society of Heating, Refrigeration and
Air Conditioning Engineers, Inc. (ASHRAE), 1989.
> IAQ Guidelines for Occupied Buildings Under Construction, Sheet M etal and Air Conditioning
Contractors National Association (SM ACNA), Chantilly, VA, November, 1995.
Del i ver abl es
Pre-Preliminary Phase.
Aspart of the High Performance Plan, the consultant should, in a brief narrative, outline the
scope of construction issuesto be included in the final design drawingsand specifications. The
description of scope shall addressthe following:
Site Protection Plan asoutlined in Technical Strategies.
Construction Health and Safety Plan which providesfor the protection of worker and
building occupant health relative to indoor air quality and pest control.
Waste M anagement Plan with proceduresfor salvaging selected materials, recycling of
construction and demolition material, and legally disposing of hazardousmaterials.
Final Design Phase.
Specification language in the Special Conditionsor Specific Requirementssection of the
Specifications(asprepared by the consultant) shall define the following deliverablesto be
provided by the construction contractor(s):
Site Protection Plan, asoutlined under Technical Strategies.
Construction Health and Safety Plan, which providesfor the protection of worker and
building occupant health relative to indoor air quality and pest control.
Waste M anagement Plan, with proceduresfor salvaging selected materials, recycling of
construction and demolition material, and legally disposing of hazardousmaterials.
Construction Phase.
The City will monitor implementation of the Site Protection Plan, Construction Health and
Safety Plan, and Waste M anagement Plan. Construction contractorsare to document the
typesand quantitiesof materialssalvaged or recycled for the project, and submit
salvage/recycling recordsto the consultant and client agency.
Regul at or y Const r ai nt s
= Wicks Law. Special coordination effortsmust be undertaken when implementing high
performance construction administration strategiesin a multi-contractor environment. The
implementation responsibilitiesof each of the requisite four prime contractorsshould be
clearly delineated.
PAGE114
Construction
Administration
Ref er ences
Construction Waste and Demolition Debris Recycling-A Primer, Solid Waste Association
of North America, 1993, Silver Spring, M aryland
(301) 585-2898
Fishbein, Bette K., Building for the Future: Strategies to Reduce Construction and
Demolition Waste in Municipal Projects, INFORM , Inc., June 1998.
The Guide to Mandatory Recycling in the Workplace, New York City Department of Sanitation.
Perry, ThomasO., Tree Roots Where They Grow: Implications & Practical Significance,
North Carolina State University, School of Forest Resources, Raleigh, NC 27650, 1987.
Public Technology, Inc./US Green Building Council/US DOE/US EPA,
Sustainable Building Technical Manual, Part V, Chapters19 and 20
U.S. Environmental Protection Agency, Office of Solid Waste,
Characterization of Building-Related Construction and Demolition Debris in the United States,
Prepared by Franklin Associates, EPA Report No. EPA530-R-98-010, June 1998.
Construction
Administration
PAGE115
Illustration: Bruce Hendler
Commi ssi oni ng
The commissioning processassuresthe building
owner that the equipment, systems, and controls
providing light, heat, cooling, and ventilation are
effectively working together in conformance with
design intent. Commissioning determineswhether
the systemsneed to be adjusted to improve
efficiency, indoor air quality, and acoustic
performances. The commissioning process
encompassesbut also surpassesthe normal testing,
adjusting, and balancing (TAB) activitiescommonly
performed in inspections. Commissioning also
involves comprehensive functional testing to
determine how well mechanical and electrical systems
work together. Because so many building systemsare
now integrated, a deficiency in one component can
result in substandard operation and performance
among other components.
In general practice, a commissioning agent assiststhe
construction team in substantively reducing and
eliminating defectsbefore the building isturned over
to itsoccupants. Commissioning may also occur
based on a partial system upgrade.
Commi ssi oni ng
Fully Integrating
Operating Systems . . . . . . . . . . . . . . . . . . 118
Commissioning Existing
Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . 119
Performance Goals . . . . . . . . . . . . . . . . . . 120
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 120
Ful l y I nt egr at ed Oper at i ng Syst ems
Commissioning is a systematic process, beginning in the design phase, lasting at least one
year after construction, and including the preparation of operating staff, of ensuring,
through documented verification, that all building systems perform interactively according to
the documented design intent and the owners operational needs.
Participantsin the first National Conference on Building Commissioning
Commissioning activitiestransform the variousbuilding systemsinto an integrated whole. During all
testsand performance protocols, a dedicated commissioning agent overseesthe building team to
ensure that the systemshave been well-designed, appropriately installed, and functionally tested,
and that the staff are trained to operate and maintain the facility in conformance with design intent.
Techni cal St r at egi es
The project team should determine the need for commissioning procedures, including the phases
during which commissioning isneeded. The team should then identify the individual(s) responsible
for administering the activitiesdescribed below. (For a detailed explanation of commissioning activities refer to
ASHRAE Guideline 1-1996.)
O Programming and Budget Phase.
Determine the budget for appropriate levelsof commissioning activities. Levelsof
commissioning can range from a single-source testing and verification contract to
full-scale involvement of a dedicated commissioning team, including design integration
and review, construction processreview, interactive systemstesting, and operationsand
maintenance staff training.
Identify the systemsthat require commissioning (see Systems or Components to be Included in the
Commissioning Process, below.)
Identify the person or personsresponsible for developing and overseeing project
commissioning (independent contractor, construction manager, or City representative)
and determine the responsibilitiesof individual team members.
O Design Phase.
Review all milestone design documentsfor compliance with initial design intent.
Develop the Commissioning Plan.
Develop the commissioning specificationsto be produced by consultant or
commissioning agent.
Review contract documentsto assure complete coordination among the varioustrades,
paying careful attention to construction sequences, materialsstorage, and site access.
O Construction Phase.
Finalize detailsof the commissioning procedures.
Review shop drawingsand equipment submittals.
Conduct periodic commissioning team meetings.
Observe construction, installation, start-up, operation, testing, and balancing.
Benefits
$O
F
Proper and
efficient
operation of
mechanical and
electrical systems
minimizes
operational
costs, extends
equipment life,
minimizes
downtime due
to component
failures, and
reduces
contractor
callbacks.
$P
F
Optimized
performance of
systemssupports
thermal comfort
and indoor air
quality, which
are essential to
the health and
performance of
occupants.
A
PAGE118
Commissioning
Ensuring system performance
Potential energy savings
Improve client satisfaction
Utility funding
Research
Improve comfort
Why Owners Commission Their Buildings
81%
80%
53%
41%
37%
25%
Benefits of Commissioning
According to a survey of owners
involved in 175 projects(with a
median facility size of 66, 000 s.f.)
that have been commissioned since
1994, the primary reasonsto
commission buildingsisto ensure
system performance and to reduce
energy costs.
Source: Portland Energy Conservation, Inc.
O Acceptance Phase.
Verify conformance of building system performance with design intent.
Identify deficienciesdiscovered during the commissioning processand make corrective
recommendations.
Assemble completed as-built records, including instruction manualsprepared by equipment
manufacturers, fabricators, or installersfor inclusion in the OwnersM anual.
Verify the accuracy and completenessof final testing, adjusting, and balancing reports.
Conduct operationsand maintenance staff training.
O Post-Acceptance Commissioning.
Administer continuing adjustment, optimization, and modification of systemsto meet
specified operating requirements.
Commi ssi oni ng Exi st i ng Bui l di ngs
For a building renovation or infrastructure upgrade, commissioning should be performed on the
affected systemsor partsof systemsin a comprehensive manner.
Techni cal St r at egi es
O Existing systems evaluation. Evaluate existing systemsnot previously commissioned, and
adjust systemsasrequired to achieve optimal performance for present and future anticipated
performance levels.
O Building tune-ups. Consider extending the benefitsof commissioning to other (or all) building
systemsto extend the life of these systemsand to improve overall building performance.
Systems or Components to be Included in Commissioning Process:
O Building Envelope.
Exterior wall system, including fenestration.
Roofing membrane.
O HVAC.
Air-handling, distribution, and ventilation systems.
Hydronic distribution systems.
Heating plant and associated systems.
Cooling plant and associated systems.
Building automation systemsand controls; direct digital controls/energy management
control systems.
O Electrical.
Fire detection and alarm systems.
Fire protection/suppression systems.
Electrical main switchgear and power systems.
M otor control centers.
Lighting systemsand controls.
Stand-by power systems, uninterrupted power supply systems.
Variable frequency drives.
O Plumbing Systems.
Domestic hot water systems.
Water pressure booster systems.
Gaspressure booster systems.
O Other Specialty Equipment and Systems.
Commissioning
PAGE119
PERFORMANCE GOALS: NEW CONSTRUCTI ON AND RENOVATI ON
Commissioning
DDC Pilot Program
DDC i s proceedi ng wi th a pi lot commi ssi oni ng program for i ts hi gh performance bui ldi ng
for the Admi ni strati on for Chi ldrens Servi ces i ntake and trai ni ng center. DDC wi ll use i ts
consultant team, together wi th a commi ssi oni ng agent retai ned through the
constructi on manager, to commi ssi on the bui ldi ng upon completi on of constructi on and
pri or to occupancy.
Bui l di ng I nt egr at i on
Operations and Maintenance. The bridge between commissioning and
operationsand maintenance isformed by training and sustained through
development of a comprehensive OwnersM anual, which should be updated
on a regular basis.
O Commission the building in accordance with ASHRAE Guideline 1-1996.
Tool s
> ASHRAE Guideline 1-1996 (with sample contract language and specifications).
> Building Commissioning Guidelines, 2nd Edition, Bonneville Power Administration, prepared by
Portland Energy Conservation, Inc., November 1992.
> General ServicesAdministration (GSA) Model Commissioning Plan and Guide Specifications,
U.S. General ServicesAdministration Public Building Service and U.S. Department of Energy
> International Performance Measurement and Verification Protocol, U.S. Department of Energy,
December, 1997.
Del i ver abl es
Pre-Preliminary Phase. Develop the Commissioning OpportunitiesScope segment of the High
Performance Plan. Thisentailsthe identification and description of the scope of commissioning
activitiesto be performed before and after construction completion. The scope description
should include the following tasks:
Produce a commissioning outline plan, describing the systemsscheduled for
commissioning, nature of testing to be performed, attendance, and required
documentation.
Produce a commissioning test plan, including schedule development and implementation
for pre-functional testing and functional testing.
Issue a final commissioning report.
Develop a training program for building operators.
Design Development Phase.
Review and comment on design development documents.
Construction Documents.
Consultant or commissioning agent to develop commissioning specificationsfor
incorporation into the contract documents.
Construction.
Commissioning agent to develop detailed commissioning test plan identifying teststo be
performed, schedules, and attendance required for pre-functional testing and functional
testing.
Commissioning agent to produce progressreportsdelineating test resultsand making
recommendationsfor rectifying deficiencies.
PAGE120
Commissioning
Commissioning agent to submit Final Evaluation Report, which summarizesthe resultsof
functional testing and makesrecommendationsfor rectifying deficiencies.
Occupancy.
Produce a training videotape that recordsall sessionscovered in the training of operations
and maintenance personnel.
Issue a final report compiling all results, findings, and documentation produced in support
of the commissioning process.
Ref er ences
ASHRAE, ASHRAE Guideline 1-1989, Guideline for Commissioning of HVAC Systems,
American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc., Atlanta, GA, 1989,
www.ashrae.org
Bearg, David W., The Use of Multipoint Monitoring as a Tool for Commissioning Buildings for IAQ,
ASHRAE Transactions, 1999, (105): 1.
Bernheim, Anthony, et al., Building Commissioning, presented at the AIA 1998 National Convention,
San Francisco, CA, 15 M ay 1998.
Ellis, Rebecca, Commissioning: Getting It Right: Building Systems Commissioning,
Engineered SystemsM agazine, Jan. 1998, (15): 1, pp. 108-116 (continuing seriesthrough M ay).
King, M ichael J., Commissioning Specifications, The Construction Specifier,
Aug. 1998 (51): 8, pp. 49-53.
Portland Energy Conservation, Inc., Commissioning for Better Buildings in Oregon,
Oregon Office of Energy, M ar.1997, www.cbs.state.or.us/external/ooe
Portland Energy Conservation, Inc., Commissioning Resources: Web Sites with Commissioning
Information and Documents, www.peci.org, asof 2/12/99.
Post, Nadine M ., Commissioning: Agents Claim Their Service Can Prevent Building
Malfunctions, Engineering NewsRecord, June 1, 1998, (240): 22, pp.13-14.
Schiess, Klaus, Commissioning: Britain vs. U.S., Engineered SystemsM agazine,
M ay 1998, (15): 5, pp. 86-89.
Tseng, Paul C., Building Commissioning: Benefitsand Costs, HPAC M agazine,
Apr. 1998, (70): 4, pp.51-59.
Commissioning
PAGE121
Illustration: Bruce Hendler
Oper at i ons and
Mai nt enance
Adequate planning for the efficient operation and
maintenance of a building and itssystemsisa critical
component of high performance design and construction.
Design strategiesthat addressoperationsand maintenance
(O& M ) issuescan result in reduced custodial costsand
lower energy consumption. Exposure to physical and
chemical hazards, toxins, odors, and potential asthma
triggers can be reduced or eliminated. Efficient operation
and maintenance also enhancesthe indoor environment
and may contribute positively to user/occupant well-being
and productivity. To achieve successful operationsand
maintenance, it isimportant to ensure that planned
systemsand strategiesare consistent with the resources
available to the client agency.
Oper at i ons and
Mai nt enance
Operating and Maintaining
Building Systems. . . . . . . . . . . . . . . . . . . . 124
Healthy and Efficient
Custodial Operations. . . . . . . . . . . . . . . . . 125
Waste Prevention and Recycling. . . . . . . . 127
Performance Goals . . . . . . . . . . . . . . . . . . 129
Deliverables. . . . . . . . . . . . . . . . . . . . . . . . 130
Oper at i ng and Mai nt ai ni ng Bui l di ng Syst ems
Operating and maintenance practicesensure that all building systems
76
function to the fullest extent
of their designed efficiency and meet specified levelsof energy and indoor air quality performance.
Scheduled maintenance and cleaning will help to yield ongoing energy savingsfor the building
while promoting occupant health and comfort.
Techni cal St r at egi es
O Staff participation. Actively engage client agencysO& M staff from the point of substantial
construction completion through commissioning and building occupancy.
O Simplification. Simplify building systemsdesign to promote ease of maintenance. For example,
employ lighting design solutionsthat minimize the number of different typesof lamps, so that
they may be easily changed and maintained.
O Access to systems. Design for adequate accessto building systems. Equipment manufacturers
and operationsstaff should be consulted on accesspointsand needed clearancesearly in the
design process.
O Maintaining envelope performance. Ensure weathertightnessthrough a building envelope
maintenance program that minimizesthermal bridging. Thiscan be achieved through activities
such asimmediate replacement of damaged glazing, timely repointing of masonry, resealing of
roof cracks, and maintaining proper weatherstripping and vapor barriers.
O Window cleaning. Schedule regular window cleaning to maximize the benefitsof daylighting,
particularly where windowsare close to sourcesof air-borne dust, fumes, or gasesthat reduce
the transmission of light.
O Relamping. Perform relamping using the most energy efficient lamps(and ballasts, if
applicable). In a facility that hasmany older lamps, group relamping can be very cost effective.
If group relamping provesimpractical, replace lampsasthey burn out with more efficient
lamps, rather than simply replacing the old oneswith lampsof the same type.
O Training. To assure optimum performance, provide O& M staff with adequate training in
systemsoperationsand maintenance.
O Operations and Maintenance Manual. Refer to the Operationsand M aintenance M anual
(written in accordance with ASHRAE Guideline 4-1993, Preparation of Operating and
M aintenance Documentation for Building Systems ) provided to the client agencysO& M staff.
O Safety and Health Coordinator. An agency-appointed Safety and Health Coordinator
77
should develop proceduresfor reporting and documenting IAQ complaintsand subsequent
actionstaken.
78
O Morning purge. When the energy penalty isnot too severe or where heat recovery ventilators
are in place, run a system purge during morning start-up and/or during maintenance and
cleaning. Thisshould be performed from time to time, mainly during spring and fall when
energy penaltiesare slight. Avoid start-up control sequenceswhere dampersare closed;
maintain proper pressuresat all times.
O Ongoing system maintenance. Perform adequate system maintenance, including periodic
cleaning, oiling, and minor repairs, aswell asscheduled major system overhaul.
O Energy performance review. Review energy consumption on a quarterly basis.
Consideration should be given to hoursof operation, peak usage patterns, fixture efficiency,
and maintenance practices. Report irregularitiesto the NYC Office of Energy Conservation and
agency budget analysts.
Benefits
$O
F
Operational
savingsare
achieved
through efficient
management of
systemsand
extended life of
equipment and
materials,
reduced damage
and repairsto
equipment and
systems, and
energy savings
that accrue
based on proper
systems
maintenance.
A
PAGE124
76. For the purposesof the Guidelines, building systems include all mechanical, electrical, plumbing, building envelope, fire detection and suppression,
telecommunications, and food service systems.
77. M ayorsExecutive Order No. 38 Relating to the Citywide Occupational Safety and Health Program: General Provisions(supersedesPersonnel Policy and
Procedure No. 740-77b), October 1, 1997.
78. See: Building Air Quality Action Plan, EPA 402-K-98-001, United StatesEnvironmental Protection Agency, National Institute of Occupational Safety and
Health, June 1998. Document may be downloaded at www.epa.gov/iedweb600/base/baqact.html
Operations and
Maintenance
Centralized Building Management System
New York Public Libraries has instituted a centralized building management system (BM S),
which enables monitoring and control of all branches HVAC systems from the M ain Branch
at 42nd Street. The BM S calls up each library on a computer and checks status remotely.
Because maintenance problems(such asdirty filters) are checked electronically, many systems
can be repaired or maintained before a more seriousbreakdown occurs.
Heal t hy and Ef f i ci ent Cust odi al Oper at i ons
Reduced human exposure to physical and chemical hazardsand odorsassociated with cleaning
productsand pesticidescan be achieved through custodial operationsthat employ appropriate
methodsand low-toxicity or non-toxic cleaning products.
Techni cal St r at egi es
O Preventative Strategies.
Select textured paving (rather than smooth surfaces) for outside approaches, so that soils
are scraped off shoesprior to building entry. Plantingsbordering walkwaysshould not be
of the type that drop flowersor berriesthat can be tracked into the building.
M inimize introduction of dirt with appropriately sized, recessed metal grating within
vestibules. Consider installing additional walk-off matsin entrywaysto further prevent dirt
from entering the building.
Design kitchen areasand restroomsfor ease of maintenance. Specifically, restroom stall
partitionsshould be suspended from the ceiling or extended from wallsto expedite floor
cleaning and eliminate soil build-up on legsand supports. Sinksshould be recessed into
counter topsor molded asa single unit with a front lip that keepswater from spilling onto
the floor.
79
Design janitorsclosetsor central storage facilitieswith adequate space for cleaning product
storage and the mixing of concentrated cleaning solutions. Provide separate outside
venting operated under negative pressure.
O Ongoing Maintenance Strategies.
Select healthy and environmentally preferable cleaning products(see Appendix J). Obtain
material safety data sheets(M SDSs) and post in prominent, accessible locations.
Consider the use of portion control devicessuch asmechanical dispensers, which help
ensure safe mixing of cleaning solutions, save packaging, and reduce chemical
consumption.
Coordinate housekeeping and custodial operationswith building ventilation schedulesto
ensure that adequate ventilation isprovided, both during and after these activities.
Since carpetstend to act as sinks for dirt and dust, a vacuum with high-efficiency vacuum
bagsor high efficiency particle air (HEPA) filtersshould be used. When shampooing carpets,
avoid overwetting and allow sufficient time for thorough drying. Water-damaged carpets
can harbor mold and bacteria.
Develop an Integrated Pest M anagement Plan (see Appendix I). Thisisespecially important in
facilitieswhere children are housed or spend significant amountsof time.
80
Ensure that custodial staff are adequately trained and educated in the use of cleaning
productsand procedures. Foster a sense of pride, and provide performance incentivesfor
custodial staff.
Operations and
Maintenance
Benefits
$O
F
Operational
savings(labor
and materials)
from efficient
cleaning
protocolsand
reduced use
of chemical
products.
$P
F
The potential
existsfor
improved
worker/
occupant
productivity,
aswell as
potential
reductionsin
absenteeism.
E
S
Negative
impacts
on the
environment
are reduced
or eliminated
by using low-
toxicity or
non-toxic
cleaning
products; this
also helps
develop
marketsfor
environ-
mentally-
friendly
productsand
practices.
A
PAGE125
79. Ashkin, Stephen P. Green & Clean: The Designers Impact on Housekeeping and Maintenance, Rochester M idland Corporation, presented at The 21st Century Outlook
Conference, sponsored by American Institute of Architects, US Green Building Council, and US Department of Energy, November 6-9, 1997, M iami, Florida.
80. According to the American Lung Association, asthma isthe leading seriouschronic illnessin children, and the estimated annual cost of treating asthma in those under 18
yearsof age is$1.9 billion. Numerousscientific studieshave shown a strong link between asthmatic attacksand the presence of cockroaches.
Institute proceduresto prevent occasional or chronic water damage. Where damage has
occurred, ensure that maintenance staff takesimmediate action to repair the water source;
remove and replace any damaged porousmaterials. Immediately eliminate standing water
and condensate.
Follow the Sheet M etal and Air Conditioning Contractors National Association (SM ACNA)
IAQ Guidelines for Occupied Buildings Under Construction in planning for construction
activitieswhere material removal, painting, sanding, and other disruptive activitiesare
anticipated.
Ensure that custodial staff isadequately trained in the management and handling of
hazardousmaterials, particularly lead and asbestos.
To promote asbestosawareness, see Managing Asbestos in Place: A Building Owners
Guide to Operations and Maintenance Programs for Asbestos-Containing Materials, US
EPA, Pesticidesand Toxic Substances(TS-799), 20T-2003, July 1990.
For lead awareness, training should include:
Lead physical propertiesand characteristics
Health effectsand medical surveillance requirements
Federal regulations
State and health department regulations
Lead-based paint identification techniques
Worker protection equipment
Results of Green Housekeeping Program at Brooklyn Public Library
Reduction of Toxins
Over 16 hazardoussubstanceshave been eliminated from BPLs
cleaning operations.
82
Reduction of Cleaning Product Usage
Facility staff estimatesa reduction of approximately 50% in the amount of cleaning product
used. This is primarily the result of using a proportioning chemical dispenser, which pre-
mixescleanersand disinfectantsfor accurate dilution.
Packaging Waste Reduction
The need for 55-gallon storage drumshasbeen eliminated. In addition to being bulky
and wasteful, these drumswere difficult and dangerousto handle.
Improved Efficiency
The proportioning dispenser hasbeen shown to save time because the need for mixing of
productsand walking back and forth for water hasbeen eliminated. In addition, BPL staff
believe that thisinitiative hasboosted the morale of the custodial staff, and asa result,
productivity hasincreased.
Public Education and Formation
of the Green Team
Comprised of a representative cross-section
of departmentsaswell ascustodial staff,
the Green Team hasgiven library staff the
opportunity to participate in positive
change. In addition to overseeing the green
housekeeping program, the Green Team has
improved the libraryspurchasing and
discard procedures. The Green Team also
haseducated the entire BPL system
(approximately 1, 400 people) on these
important environmental initiatives.
PAGE126
Operations and
Maintenance
81. The Brooklyn Public Library (BPL) and Rochester M idland Corporation, together with DDCsOffice of Sustainable Design and Construction, initiated a
green housekeeping program at BPLscentral branch, Grand Army Plaza. The program aimed to improve the quality of the indoor environment by
reducing toxinsin cleaning productsand increasing the efficiency of cleaning operations. After an initial trial period, which included establishing a
baseline, staff training, installation of a proportioning product dispenser, and testing the program on one floor, the program wasexpanded to the
entire library.
82. These include butoxyethanol, diacetone alcohol, dipropylene glycol, petroleum distillates, ethanolamine, ethyl ether, isobutane, isopropanol, methyl
ether, naptha, nonyl phenolethoxylate.
Brooklyn Public Library Green Team
Photo: Harry Yarwood, BPL
Wast e Pr event i on and Recycl i ng
Reducing, reusing, and recycling solid, liquid, and food waste from day-to-day
building operationsand activitiesare critical high performance operating strategies,
in that they effectively promote ongoing resource conservation. Purchasing
decisionscan also contribute to waste prevention (e.g., specifying mechanically-
controlled roll towelsinstead of disposable folded towels; avoiding productswith
excessive or unnecessary packaging).
Techni cal St r at egi es
O Education. Educate client agency (users/occupants) on recycling and waste
reduction measures. Publicize and reward successful employee efforts.
O Waste prevention compliance. Follow the M ayoral Directive on Waste
Prevention and Efficient M aterialsM anagement Policiesof 1996, which
requiresagenciesto institute variouswaste prevention practices, such as
double-sided copying and use of
e-mail rather than paper for office
communications.
83
O Recycling areas. Provide dedicated
areasfor recycling bins, recycling
chutes, and other accommodations
to promote ease of waste
management. Ensure that there is
adequate storage space forand
accessfor removal ofrecyclables.
Operations and
Maintenance
PAGE127
83. For a copy of the Directive, contact the M ayorsOffice of Operationsat 212-788-1400.
Benefits
$O
M
M unicipal
operational
savingsare
achieved by
diverting waste
from landfills.
E
S
Environmental
benefitsaccrue
based on
reduced material
waste and
consumption;
conservation of
natural
resources.
A
Illustration: Bruce Hendler
O Department of Sanitation requirements. Comply with current Department of Sanitation
requirementsfor recycling.
84
O Composting. Consider composting if there issubstantial food or yard waste.
85
O Water management training. Provide maintenance staff with any necessary training to
support rainwater/graywater management.
Bui l di ng I nt egr at i on
Site Design and Planning. Building site design must incorporate facilities
and space for recycling. Thisincludesspace for collection and storage, as
well asaccessfor collection vehicles. Communicate with the client agency
on plansfor recycling and/or composting.
Site Design and Planning. Adhere to sustainable landscape practices
asdescribed in Site Design and Planning.
Indoor Environment. Properly cleaned and maintained HVAC systems
support healthful indoor air quality.
Material and Product Selection. Select materialsand productsfor ease
of maintenance; e.g., materialsthat do not require unusual or potentially
toxic cleaners, or combinationsof cleanersin the same space.
Commissioning. Commissioning will inform and enhance the
effectivenessof the buildingsoperationsand maintenance.
PAGE128
Operations and
Maintenance
Composting Facility at Rikers Island
Photo: Joyce Lee
84. For most current recycling rules, client agenciesshould contact the Sanitation Action Center at (212) 219-8090.
85. For guidance on composting strategies, client agenciescan contact the Sanitation Action Center, (212) 219-8090.
PERFORMANCE GOALS ( FOR CLI ENT AGENCI ES)
Operations and
Maintenance
LEVEL 1
O M aintain building systemsto level of designed efficiency, according to
equipmentslife expectancy.
O Complete the Operationsand M aintenance M anual asdescribed in
ASHRAE Guidelines4-1993, Preparation of Operating and Maintenance
Documentation for Building Systems. Ensure that the manual establishes
criteria for evaluating the buildingsO& M program and commitsthe
maintenance staff to basic standardsof performance, such asprompt
response to mechanical failure, ongoing maintenance, and attention to
planned functionsthat protect the capital investment. Also seek to
minimize downtime and expedite failure response time.
O Commit to HVAC system inspectionsasfollows: (1) semi-annual inspection
of HVAC system operation by designated and trained IAQ manager,
including at minimum, intake points, filters, heat exchange unitsand coils,
fans, main ducts, equipment rooms, damper linkages, condensate
collection points, humidifiersand ceiling tilesin ceiling plenum spaces; (2)
annual inspection to verify that dampers, valves, fans, VAV devices, and
other active componentsrespond to controlsin accordance with design
intent.
O Commit to establishing preventive maintenance proceduresand
performing these activitiesbased on recommended scheduling as
established in the O& M manual, so asnot to defer scheduled and
unscheduled maintenance.
O Follow SM ACNAsIAQ Guidelines for Occupied Buildings Under
Construction in planning for construction activitieswhere material
removal, painting, sanding, and other disruptive activitiesare anticipated.
O Institute a policy of lightsout in roomsleft unoccupied for more
than 15 minutes.
O Comply with current DOS recycling rulesfor city agenciesand institutions.
O Cleaning productsshall comply with the environmental and packaging
requirementsof the Green Seal Standard for Household Cleaners, GS-08,
First Edition, November 2, 1993, Numbers2 (Product Specific
Environmental Requirements) and 3 (Packaging Requirements).
www.greenseal.org/standard/h-cleanr.htm
O Examine feasibility of a green housekeeping program, including use of a
proportioning dispenser and low-toxicity or non-toxic cleaning products.
LEVEL 2
O Formation of a Green Team similar to that established by Brooklyn Public
Librarysmain branch (See Example on page 126).
O Commit to documenting waste and strive to recycle 75% of total
recyclable material. Note that total recyclable materialsfor a given agency
may decrease once waste prevention measuresare implemented.
O Where facilitiesexist, separate organic waste for composting.
O Commit to documenting the facilitysoverall annual building energy use
and energy costsso asto establish a benchmark performance level. The
benchmark energy use level shall be compared to energy use predictions
established by the building design team, and/or shall be at or below the
energy use (kbtu/sf/yr or equivalent $/sf/yr) standardsdeveloped in the
EPA Energy Star Buildingsprogram.
O Asappropriate, institute energy efficient measuressuch asreplacing failed
standard electric motorswith high efficiency motors; replacing
incandescent lampswith compact fluorescent lampsand ballasts;
calibrating equipment and controlsto meet actual load conditions.
Operations and
Maintenance
PAGE129
PAGE130
Operations and
Maintenance
Tool s
> M ayoral Directive on Waste Prevention and Efficient M aterialsM anagement Policiesof 1996.
> United StatesEnvironmental Protection Agency, Integrated Pest Management for Schools: A
How-to Manual, EPA 909-B-97-001, M arch, 1997.
> US Environmental Protection Agency, Indoor Air Quality: Tools for Schools Action Kit, Office of
Radiation and Indoor Air, Indoor EnvironmentsDivision (6607J), EPA 402-K-95-001, 1995.
Available from http://www.epa.gov/iaq/schools/tools4s2.html. Additionally, two videosare
available free of charge, IAQ Toolsfor SchoolsTaking Action and Ventilation Basics
available from IAQ Info Clearinghouse, (800) 438-4318.
> United StatesEnvironmental Protection Agency, Managing Asbestos in Place: A Building
Owners Guide to Operations and Maintenance Programs for Asbestos-Containing Materials,
US EPA, Pesticidesand Toxic Substances(TS-799), 20T-2003, July 1990.
> EPA Cleaning ProductsPilot Project: http://www.epa.gov/opptintr/epp/cleaners/select/
> Green Seal Web Site: http://www.greenseal.org See: Green Seal, Inc. Standard for Household
Cleaners(GS 08), First Edition, November 2, 1993 (While these standardsare geared toward
residential cleaners, they provide product-specific environmental requirements).
Del i ver abl es
Pre-Preliminary Phase. High Performance Plan: Operational Waste Analysis.
Identify and describe the scope of operationsand maintenance issuesto be implemented in
the project, including the following:
M aintenance implicationsof design alternativesand features.
Waste prevention and recycling during building operations.
Development of cleaning and maintenance schedulesand protocolsfor systemsand finishes.
Identification of low-toxicity or non-toxic housekeeping materials.
Space and accessrequirementsto support recycling.
Design Development Phase.
Recommend waste prevention and recycling measures.
Construction Documents.
Perform a design review of materialsand detailsfrom the standpoint of cleaning protocols
and costs.
Post Occupancy.
Development of low toxicity maintenance and cleaning protocolsfor the full spectrum of
installed materials. Incorporate these protocolsinto the OwnersM anual.
Ref er ences
American Society for Testing and M aterials(ASTM ). ASTM Standard E1971, Standard Guide for the Cleaning of
Commercial and Institutional Buildings, ASTM : West Conshohock PA.
Ashkin, Stephen P. Green & Clean: The Designers Impact on Housekeeping and Maintenance, Rochester
M idland Corporation, presented at the 21st Century Outlook Conference, sponsored by American Institute of
Architects, US Green Building Council, and US Department of Energy, November 6-9, 1997, M iami, Florida.
ASHRAE Guidelines4-1993, Preparation of Operating and Maintenance Documentation
for Building Systems.
Frantz, Stephen C., Architecture and Commensal Vertebrate Pest M anagement, Architectural Design and
Indoor M icrobial Pollution, pages228-295, R.B. Kundsin, Ed., Oxford University Press, New York, 1988.
Green Seal, Choose Green Report: General Purpose Cleaners, M arch, 1998.
Public Technology, Inc., US Green Building Council, US Department of Energy, Sustainable Building Technical
Manual, Part VI. For ordering information: http://www.usgbc.org/resource/index.htm
United StatesEnvironmental Protection Agency, Office of Air and Radiation, Indoor EnvironmentsDivision,
An Office Building Occupants Guide to Indoor Air Quality, EPA-402-K-97-003, October 1997.
Document may be downloaded from www.epa.gov/iedweb600/pubs/occupgd.html
United StatesEnvironmental Protection Agency, National Institute of Occupational Safety and Health,
Building Air Quality Action Plan, EPA 402-K-98-001, June, 1998.
Document may be downloaded at www.epa.gov/iedweb600/base/baqact.html
Operations and
Maintenance
PAGE131
Illustration: Bruce Hendler
Par t Four :
End Pages
End Pages
Acknowledgments. . . . . . . . . . . . . . . . . . . 134
Glossary. . . . . . . . . . . . . . . . . . . . . . . . . . . 136
Acronyms. . . . . . . . . . . . . . . . . . . . . . . . . . 140
Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 142
Appendices . . . . . . . . . . . . . . . . . . . . . . . . 148
Par t I
I nt r oduct i on, How t o Use
and Pur pose of t hese
Gui del i nes, Over vi ew of Hi gh
Per f or mance Bui l di ngs
Hillary Brown
Measur abl e Cost s
and Benef i t s
Robert Watson and Date Bryk,
NRDC; Joyce Lee, Vincent Yuen,
Simon Kong, OM B; Jennifer Stenzel;
Louise Woehrle, M ayorsOffice of
Construction (ODC);
Craig Kneeland, NYSERDA,
Richard Appelbaum, Office of
Energy Conservation (OEC);
Stephen Campbell, Design
Trust Fellow; Hillary Brown
Par t I I
Ci t y Pr ocess
Stephen Campbell, Design Trust
Fellow, Roger Cumming; Diane
Smith; Richard Brotherton; Joyce
Lee, OM B; Louise Woehrle, ODC
Desi gn Pr ocess
John Krieble, Roger Cumming,
Fredric Bell, JohannesKnesl,
M isia Leonard, Richard Brotherton,
Carol Latman, Hillary Brown
Par t I I I
Si t e Desi gn and Pl anni ng
M archa Johnson, Department
of Parksand Recreation;
M aria Puternicki, Bruce Hendler,
John Harrington
Bui l di ng Ener gy Use
M aria Voitiuc, John Krieble,
Carol Latman, Kung Ko,
Cal Goldstein, CharlesM orrissey,
Christopher Gallo, M aria Kolesnick,
ThomasRoberts;
Richard Appelbaum, OEC
I ndoor Envi r onment
JohannesKnesl, Carol Latman,
John Harrington, Cal Goldstein,
CharlesM orrissey, Christopher Gallo
Mat er i al and Pr oduct Sel ect i on
Jennifer Stenzel, Carol Latman,
Ellery Pichardo, Dan Eschenasy,
Richard Brotherton
Wat er Management
Warren Liebold, Department of
Environmental Protection; Frantz
Woolley, Angelo Elmi, Aydin Kurun
Const r uct i on Admi ni st r at i on
Jennifer Stenzel, Roger Cumming,
John Krieble, M ichael Cetera;
Louise Woehrle, ODC
Commi ssi oni ng
Christopher Gallo, John Krieble;
Joyce Lee, OM B
Oper at i ons and Mai nt enance
Jennifer Stenzel, M ichael Cetera,
Angelo Elmi; Joyce Lee, OM B
PAGE134
Acknowl edgment s
The successof the High Performance Building Guidelines project isin no small measure due to the highly
collaborative nature of itsdevelopment, benefitting from the vision and sustained contributionsof many individuals.
The Department of Design and Construction would especially like to acknowledge: Craig Kneeland of the New York
State Energy Research and Development Authority (NYSERDA); Adrian Tuluca, William Bobenhausen, Catherine
Coombs, and John Amatruda, all of Steven Winter Associates; Robert Watson and Dale Bryk of the Natural
ResourcesDefense Council (NRDC); Joyce Lee, Office of M anagement and Budget (OM B); and Nancy VandenBerg,
M arketsfor Recycled Products, aswell asall the Guidelines authorsand contributorslisted below.
The Design Trust would like to acknowledge the leadership and commitment of DDC' sAssistant Commissioner
Hillary Brown, who envisioned the project and guided it daily, and the dedication and managerial expertise of lead
Design Trust Fellow Stephen Campbell, aswell asthe tirelessenergiesof Deputy Project Director Jennifer Stenzel and
the guiding knowledge and commitment of project consultant William Reed.
Aut hor s
The authorsof the Guidelines were recruited from DDC' sown architectural and engineering, technical support, and
project management staff, aswell asmembersof other City agencies. Written chapter material resulted from a series
of workshopsthat were facilitated by the consultants. Unlessotherwise noted by City agency or other affiliation, all
listed below are DDC staff.
End Pages
DDC Architecture
& Engineering Coordinators:
JohannesKnesl, Carol Latman
Other DDC Advisors
and Participants
Jessica Williamson,
Anne Papageorge, M att M onahan,
Ellen Reiser, Louie Rueda, Robin
Burns, Erica Porter, Susan Scotti
Graphics
Graphic Designer:Kristin Barnes
GraphicsContributors:
Bruce Hendler, JohannesKnesl,
Carol Latman, Kenneth Damally,
Raisa Saratovsky
Editing
Senior Editor: Will Zachmann,
Steven Winter Associates
Editing Contributor:
M ary Jean Frank, NYSERDA
Funding
New York State Energy Research
and Development Authority
The Energy Foundation
Robert Sterling Clark Foundation
Thispublication ismade possible
with public fundsfrom the
New York State Council on the Arts,
a State Agency.
Management
Hillary Brown, M anaging Editor
Stephen Campbell, Project Executive
Jennifer Stenzel, Deputy Project
Director
Steering Committee
Department of Design
and Construction:
Fredric Bell, Hillary Brown,
Design Trust for Public Space:
Andrea Woodner, Claire Weisz
Office of M anagement
and Budget: Joyce Lee
M ayor' sOffice of Construction:
Louise Woehrle
New York State Energy Research
and Development Authority:
Craig Kneeland
Office of Energy Conservation of
Department of Citywide
Administrative Services:
Chet Advani, Richard Appelbaum
Design Trust Fellows
Stephen A. Campbell,
Phoenix Design
William G. Reed,
Global Environmental Options
Design Trust Staff
Simon Bertrang
Tobie Cornejo
Consultants
Steven Winter Associates(SWA):
William Bobenhausen,
Catherine Coombs, John Amatruda,
Adrian Tuluca, Christine Bruncati,
Carl Brown
Natural ResourcesDefense Council:
Robert Watson, Dale Bryk
INFORM : John Winter
M arketsfor Recycled Products:
Nancy VandenBerg
INDUSTRY CONTRIBUTORS
Workshop Facilitators:
Alan Traugott, Flack + Kurtz
Consulting Engineers
Asher Derman, Green October
Foundation
Workshop Participants and
Peer Reviewers:
M ichael Ambrosino, Ambrosino
DePinto Schmeider; Lou Arzano,
Ove Arup & Partners; Stephen
Ashkin, Rochester M idland
Corporation; Walter Bishop, Wank
AdamsSlavin Associates; Terry
Brennan, Camroden Associates;
Rachel Chaput, EPA Indoor Air
Branch; Bradley Cohen, Empire State
Development; Barry Donaldson,
Barry Donaldson & Associates;
Susan Drew, Gruzen Samton
Architects; William Esposito,
Ambient Labs; Jordan Fox,
Syska & Hennessey; Stephen Frantz,
New York State Department of
Health; M ark Harari, Lehrer
M cGovern Bovis; Anne Haynes,
Cesar Pelli & Associates; Jay Jacoby,
Ogee Architects; Everado Jefferson,
CaplesJefferson; Carl Kaiserman,
Rothzeid Kaiserman Thomson & Bee
Architects; Anne Kale, Anne Kale
Associates; Daniel J. Kaplan,
Fox & Fowle; Susan Kaplan,
HLW International; Beyhan Karahan,
Beyhan Karahan and Associates;
David Kleckner, Department of
Sanitation; David Kluge, Vollmer
Associates; Harshad Lakani,
Lakani & Jordan; Valentine Lehr,
Lehr Associates; Gail Lindsey,
Design Harmony; Richard M eilin,
Kallen & Lemelson; Quentin M unier,
Ehrenkrantz Eckstut & Kuhn; Dan
Nall, Flack + Kurtz; Signe Nielsen,
Signe Nielsen Associates; David
Norris, Carpenter/NorrisConsulting;
Aaron Pines, Construction
Specifications; Jamie Purinton,
Purinton & Wisniewski; M arty
Salzberg, Cline Bettridge &
Associates; M aiya Shaw, Sierra Club;
Ravi Shenoy, M ariano D. M olina;
Robert Silman, Silman Associates;
Carl Stein, Stein White Architects;
Stephen Thomson, Thomson
Architects; John Tiffany,
Tiffany Bader Environmental;
Kenneth Tolbert, O' Brien
Kreitzberg & Associates.
Client Contributors:
Brooklyn Public Library:
Elisabeth M artin,
Harry Yarwood,
Stephen LaSpina,
Anton Wolfshorndl
Department of Cultural Affairs:
Susan Chin
Department of Citywide
Administrative Services:
Elizabeth Theofan
Administration for
Children' sServices:
Elizabeth Cucchiaro
Department of Health:
Sally Yap
Environmentally Responsible
Building Guidelines Project
Bud Griffis, Robert Silman,
Danielle Smoller,
Columbia University;
Victor Goldsmith,
City University of New York;
M ark Hastak, Polytechnic University;
Asher Derman,
Green October Foundation;
Alan Traugott, Flack + Kurtz,
Consulting Engineers;
William Bobenhausen,
Steven Winter Associates;
Craig Kneeland, NYSERDA;
Bette Fishbein, INFORM ;
Louise Woehrle, ODC;
Joyce Lee, OM B;
Hillary Brown, DDC
End Pages
PAGE135
GLOSSARY
Acceptable indoor air quality: Air in an occupied space toward which a substantial majority of
occupantsexpressno dissatisfaction and in which there are not likely to be known contaminantsat
concentrationsleading to exposuresthat pose a significant health risk (ASHRAE 62-1989 draft
revision).
Acid rain: Acid rain isformed when sulfur dioxide and nitrogen oxides pollutantsresulting
primarily from burning coal, oil, and other fossil fuels mix with water vapor in the atmosphere to
create acidic compounds. Acid rain impactsaquatic ecosystems, high altitude forests, createshaze,
and contributesto the deterioration of buildingsand historical monuments.
Air-lock entrances: A passive device that actsasa buffer to prevent conditioned air from
escaping a building. Usually a set of double doorsor a revolving door.
Albedo: The ratio of reflected light to the total amount falling on a surface. A high albedo
indicateshigh reflectance properties.
Biodiversity: The tendency in ecosystems, when undisturbed, to have a large number and wide
range of speciesof animals, plants, fungi, and microorganisms. Human population pressure and
resource consumption tend to reduce biodiversity.
Bioswale: Strategically placed earthen depression that capture stormwater and filter it using native
wetland plants.
Brise-soleil: An exterior architectural element designed to control the penetration of direct
sunlight into a building.
Brownfields: Abandoned, idled, or under-used industrial and commercial facilitieswhere
expansion or redevelopment iscomplicated by real or perceived environmental contamination.
Buffer: A buffer isa strip of heavily vegetated land that absorbsand filtersrunoff water.
Building commissioning: A systematic processbeginning in the design phase, lasting at least one
year after construction, and including the preparation of operating staff of ensuring, through
documented verification, that all building systemsperform interactively according to the
documented design intent and the ownersoperational needs.
Building related illness: The term " building related illness" (BRI) isused when symptomsof
diagnosable illnessare identified and can be attributed directly to airborne building contaminants.
See also sick building syndrome.
Carbon dioxide (CO
2
): A naturally occurring greenhouse gasin the atmosphere, concentrations
of which have increased (from 280 partsper million in preindustrial timesto over 350 partsper
million today) asa result of humans' burning of coal, oil, natural gasand organic matter (e.g.,
wood and crop wastes).
Chlorofluorocarbons (CFCs): A family of chemicalsused in refrigeration, air conditioning,
packaging, insulation, or assolventsand aerosol propellants. Because CFCsare not destroyed in
the lower atmosphere they drift into the upper atmosphere where their chlorine components
destroy the earthsprotective ozone layer.
Clerestory: Clerestorieshave many of the attributesof skylightsexcept that they occur in the
vertical rather than the horizontal plane.
Climate change: A regional change in temperature and weather patterns. Current science
indicatesa discernible link between climate change over the last century and human activity,
specifically the burning of fossil fuels.
Composting: A processwhereby organic wastes, including food wastes, paper, and yard wastes,
decompose naturally, resulting in a product rich in mineralsand ideal for gardening and farming as
a soil conditioner, mulch, resurfacing material, or landfill cover.
Daylighting: The method of illuminated building interiorswith natural light.
Demand control ventilation: Ventilation provided in response to actual number of occupants
and occupant activity.
Design charrette: The charrette processisa focused workshop(s) which takesplace in the early
phase of the design process. All project team membersmeet together to exchange ideas,
encouraging generation of integrated design solutions.
PAGE136
End Pages
Dust spot efficiency: The dust spot efficiency test isa semi-quantitative measure of a filters
collection efficiency for fine particles those associated with smudging of the interior surfacesof
buildings. Upstream and downstream paper target filterscollect particlesand the opacity (light
transmission) ismeasured.
Embodied energy: Embodied energy accountsfor all energy expended for production and
transportation plusinherent energy at a specific point in the life cycle of a product.
Energy modeling: A computer model that analyzesthe buildingsenergy-related featuresin order
to project energy consumption of a given design.
Environmentally preferable: Productsor servicesthat have a lesser or reduced effect on human
health and the environment when compared with competing productsor servicesthat serve the
same purpose. Thiscomparison may consider raw materialsacquisition, production,
manufacturing, packaging, distribution, reuse, operation, maintenance, or disposal of the product
or service.
Fossil fuel: A fuel, such ascoal, oil, and natural gas, produced by the decomposition of ancient
(fossilized) plantsand animals.
Fuel cell: A technology that usesan electrochemical processto convert energy into electrical
power. Often powered by natural gas, fuel cell power iscleaner than grid-connected power
sources. In addition, hot water isproduced asa by-product that can be utilized asa thermal
resource for the building.
Geothermal heat exchange technology: In winter, geothermal heat exchange technology utilizes
heat from subsurface water to heat buildings; in summer, thistechnology extractsheat from the
building into subsurface water for cooling.
Global warming: Increase in the average temperature of the earth' ssurface.
(See greenhouse effect).
Graywater: Wastewater that doesnot contain sewage or fecal contamination and can be reused
for irrigation after simple filtration.
Greenhouse effect: The processthat raisesthe temperature of air in the lower atmosphere due to
heat trapped by greenhouse gases, such ascarbon dioxide, methane, nitrousoxide, chlorofluoro-
carbons, and tropospheric (ground level) ozone.
Heat recovery systems (sensible and latent): Building mechanical systemsthat capture waste
heat from another system and use it to replace heat that would otherwise come from a primary
energy source.
Hydrochlorofluorocarbon (HCFC): HCFCsare generally lessdetrimental to depletion of
stratospheric ozone than related chlorofluorocarbons. HCFCsare generally used to replace CFCs
where mandatesrequire CFCsto be eliminated. A total ban on all CFCsand HCFCsisscheduled
effective 2030.
Integrated pest management: A coordinated approach to pest control that isintended to
prevent unacceptable levelsof pestsby the most cost-effective meanswith the least possible hazard
to building occupants, workers, and the environment.
Ion generators: Ionizersor ion generatorsact by charging the particlesin a room so that they are
attracted to walls, floors, tabletops, draperies, occupants, etc. Abrasion can result in these particles
being re-suspended into the air. In some cases, these devicescontain a collector to attract the
charged particlesback to the unit. While ion generatorsmay remove small particles(e.g., those in
tobacco smoke) from the indoor air, they do not remove gasesor odors, and may be relatively
ineffective in removing large particlessuch aspollen and dust allergens.
K-Rated transformer: A transformer used to supply power to non-linear loadssuch ascomputers.
It isa specially designed transformer with an oversized neutral to accommodate the high neutral
current caused by the harmonicsgenerated by the equipment served.
Life cycle assessment: The comprehensive examination of a productsenvironmental and
economic aspectsand potential impactsthroughout itslifetime, including raw material extraction,
transportation, manufacturing, use and disposal.
Life cycle cost: The amortized annual cost of a product, including capital costs, installation costs,
operating costs, maintenance costs, and disposal costsdiscounted over the lifetime of a product.
End Pages
PAGE137
Light pollution: Light pollution excessbrightnessin the sky resulting from direct and indirect
lighting above urban areas hashad a negative impact on the urban ecology, disrupting biological
cyclesin plantsand animals. It hasalso been hypothesized that human health requiresa certain
amount of exposure to darkness. The amount of energy wasted in lighting the sky or outdoor and
indoor spaces, which do not need it, hasbeen estimated conservatively to reach approximately
$2 billion per year in the US.
Light shelf: A light shelf isa horizontally-placed light reflector.
Low-e windows: Low-E" (low-emissivity) windowsreflect heat, not light, and therefore keep
spaceswarmer in winter and cooler in summer.
Low pressure drop high efficiency air filters: Extended surface pleated air filtersthat allow
greater air filtration without a significant increase in fan horsepower requirements.
Material safety data sheet (MSDS): Formsthat contain brief information regarding chemical and
physical hazards, health effects, proper handling, storage, and personal protection appropriate for
use of a particular chemical in an occupational environment.
Monolithic building systems: A characteristic of architectural building systemsthat are
comprised of a few larger elementswith few if any jointsbetween them.
Nitrogen oxide (NO
x
): A product of combustion from transportation and stationary sourcessuch
aspower plants. NO
x
isa major contributor to acid rain and to ground level ozone (the primary
component of smog).
Operations & Maintenance: Operations refersto how equipment or systemsare run, e.g., when
a system should be turned on, temperature ranges, set pointsfor boiler pressuresand
temperatures, thermostat set points, etc. Maintenance refersto servicing or repair of equipment
and systems. Preventive maintenance performed on a periodic or schedule basisto ensure
optimum life and performance isdesigned to prevent breakdown and unanticipated lossof
production or performance. Corrective or unscheduled maintenance refersto repairson a
system to bring it back on-line. Predictive maintenance isperformed on equipment monitored
for signsof wear or degradation, e.g., through thermography, oil analysis, vibration analysis,
maintenance history evaluation.
Ozone: 1. Stratospheric ozone: In the stratosphere (the atmosphere layer beginning 7 to 10 miles
above the earth), ozone isa form of oxygen found naturally which providesa protective layer
shielding the earth from ultraviolet radiationsharmful effectson humansand the environment.
2. Ground level ozone. Ozone produced near the earthssurface through complex chemical
reactionsof nitrogen oxides, volatile organic compounds, and sunlight. Ground level ozone isthe
primary component of smog and isharmful to humansand the environment.
Photovoltaic panels (PVs): Photovoltaic devicesuse semiconductor material to directly convert
sunlight into electricity. Power isproduced when sunlight strikesthe semiconductor material and
createsan electric current.
Post-consumer recycled content: Post-consumer material isa material or finished product that
hasserved itsintended use and hasbeen discarded for disposal or recovery, having completed its
life asa consumer item.
Pre-consumer recycled content: Pre-consumer material ismaterial diverted from the waste stream
following an industrial process, excluding reutilization of materialssuch asrework, regrind or scrap
generated in a processand capable of being reclaimed within the same process. Synonymsinclude
post-industrial and secondary material.
R-value: A measure of the thermal resistance of material.
Radiant cooling: A cooling system in which temperaturesof room surfacesare adjusted to
maintain comfort by absorbing the heat radiated from occupants.
Recycling: The seriesof activities, including collection, separation, and processing, by which
productsor other materialsare recovered from the solid waste stream for use in the form of raw
materialsin the manufacture of new productsother than fuel for producing heat or power by
combustion.
Renewable energy: Energy resourcessuch aswind power or solar energy that can keep
producing indefinitely without being depleted.
PAGE138
End Pages
Sick Building Syndrome: The term " sick building syndrome" (SBS) isused to describe situationsin
which building occupantsexperience acute health and comfort effectsthat appear to be linked to
time spent in a building, but no specific illnessor cause can be identified. The complaintsmay be
localized in a particular room or zone, or may be widespread throughout the building. Also See:
building related illness.
Sink: Gasesand vaporsoften adsorb, and particlesdeposit, on surfacessuch ascarpet, drywall,
etc. These surfacesare known as sinks contaminantscan be re-emitted from the sinksat a
later time.
Stack - effect: The phenomenon in a building or building component caused by wind pressure and
temperature differentialswhich resultsin air being drawn through some componentsof a building
and out otherscreating a continuouspattern of air flow.
Superheating: Processof adding heat to the refrigerant beyond itssaturation point.
Sulfur dioxide (SO
2
): An air pollutant formed primarily by coal and oil burning power plants.
SO
2
combineswith other pollutantsto form acid rain.
Thermal bridge: A highly conductive element such asa metal channel in the building envelope
that penetratesor bypassesthe lessconductive element such asinsulation, and actsasa thermal
short circuit through the insulation system.
Thermal buffer: A space or other element that reducesthe heating and cooling load on another
space located between the space and the exterior.
Thermal flywheel: A building element such asa solid masonry wall that collectsheat during one
period and releasesit during another in a repetitive pattern.
Urban heat island effect: The additional heating of the air over a city asthe result of the
replacement of vegetated surfaceswith those composed of asphalt, concrete, rooftopsand other
man-made materials. These materialsstore much of the sunsenergy, producing a dome of
elevated air temperaturesup to 10
O
F greater over a city compared to air temperaturesover adjacent
rural areas. Light colored rooftopsand lighter colored pavement can help to dissipate heat by
reflecting sunlight, and tree planting can further help modify the citystemperature through
shading and evapotranspiration.
Variable air volume (VAV): Use of varying air flow to control the condition of air, in contrast to
the use of constant flow (often) with varying temperature.
Veiling reflections: Veiling reflectionscan be created by light sourcesin specific locationswhen a
task containsprimarily specular (shiny) surfaces, such asa video display terminal or glossy magazine;
a luminousveil isapparent.
Volatile organic compounds: Volatile organic compounds(VOCs) are chemicalsthat contain
carbon moleculesand are volatile enough to evaporate from material surfacesinto indoor air at
normal room temperatures(referred to asoff-gassing). Examplesof building materialsthat may
contain VOCsinclude, but are not limited to: solvents, paintsadhesives, carpeting and
particleboard. Signsand symptomsof VOC exposure may include eye and upper respiratory
irritation, nasal congestion, headache and dizziness.
End Pages
PAGE139
ACRONYMS
ACEEE American Council for an Energy Efficient Economy
ACS New York City Administration for ChildrensServices
AIA American Institute of Architects
AIMS Asset Information M anagement Survey
ANSI American National StandardsInstitute
ASEAM A Simplified Energy AnalysisM ethod
ASHRAE American Society of Heating, Refrigeration and Air Conditioning Engineers
ASME American Society of M echanical Engineers
ASTM American Society for Testing and M aterials
BLAST Building Loadsand System Thermodynamics
BMS Building M anagement System
BPL Brooklyn Public Library
BTU British thermal unit
C&D Construction and demolition (waste)
CFCs Chlorofluorocarbons
CFD Computational fluid dynamics
CO
2
Carbon dioxide
CPG Comprehensive Procurement Guidelines
DCAS New York City Department of Citywide Administrative Services
DCV Demand Control Ventilation
DDC New York City Department of Design and Construction
DOE United StatesDepartment of Energy
DOE-2.1E United StatesDepartment of Energy computer modeling
DOS New York City Department of Sanitation
DOT New York City Department of Transportation
DPR New York Department of Parksand Recreation
EIS Environmental Impact Statement
EPA United StatesEnvironmental Protection Agency
EPACT Energy Policy Act of 1992
FGD Flue-gasdesulfurization (gypsum)
FRESA Federal Renewable Energy Screening Assistant
FSC Forest Stewardship Council
GSA United StatesGeneral ServicesAdministration
HAP v4.0 Hourly AnalysisProgram
HCFCs Hydrochlorofluorocarbons
HVAC Heating, ventilating, air conditioning
IAQ Indoor air quality
PAGE140
End Pages
IESNA Illuminating Engineering Society of North America
IPM Integrated pest management
LEED Leadership in Energy and Environmental Design
MCLGs M aximum Contaminant Level Goals
MEA M aterialsand Equipment Approval
MSDS M aterial Safety Data Sheet
MSW M unicipal solid waste
NC Noise Criteria
NIST National Institute for Standardsand Technology
NO
x
Nitrogen oxides
NRDC Natural ResourcesDefense Council
NYPA New York Power Authority
NYSERDA New York State Energy and Research Development Authority
O&M Operationsand maintenance
OEC New York City Office of Energy Conservation
OMB New York City Office of M anagement and Budget
OSDC DDC Office of Sustainable Design and Construction
PV Photovoltaic
RFP Request for Proposals
RMANs Recycled M aterialsAdvisory Notices
SCS Scientific Certification Systems
SMACNA Sheet M etal and Air Conditioning Contractors National Association
SO
2
Sulfur dioxide
SO
x
Sulfur oxides
SR Specific Requirements
STC Sound Transmission Class
TAB Testing, adjusting and balancing
TRNSYS Transient system simulation program
ULURP Uniform Land Use Review Process
UPS Uninterrupted power supply
USGBC United StatesGreen Building Council
VAV Variable air volume (systems)
VOCs Volatile organic compounds
End Pages
PAGE141
A
acid rain ................. 16, 23, 24, 61, 96, 136, 138, 139
acoustic quality ........................... 5, 73, 79, 80, 87, 89
adhesives ................................ 76, 92, 93, 94, 95, 139
air conditioning ................ 40, 54, 72, 87, 88, 89, 107
.......................................................111, 114, 126, 136
albedo ...................................................... 48, 51, 136
American Society of Heating,
Refrigeration and Air Conditioning
(ASHRAE) ............................ 10, 72, 76, 84, 86, 88, 89
......................114, 118, 120, 121, 124, 129, 131, 136
architectural sealants ............................................... 94
asbestos ........................................................ 126, 130
Audubon House ................................................ 13, 78
B
bicycle storage/amenities ................ 38, 50, 51, 52, 53
biodiversity ......................................... 16, 51, 97, 136
bioswale ................................................................ 136
boilers............................................. 21, 62, 63, 65, 80
condensing boilers ................................................ 63
modular boilers ..................................................... 63
brise-soleil ....................................................... 57, 136
brownfields ..................................................... 29, 136
budget planning ..................................... 5, 24, 27, 30
buffer ................................... 49, 56, 81, 84, 136, 139
building envelope ................. 5, 11, 15, 17, 18, 24, 28
......................................35, 48, 55, 56, 57, 58, 63, 68
.......................................70, 72, 76, 79, 119, 124, 139
building related illness ................................... 136, 139
building-site relationship ......................... 5, 24, 45, 47
C
capital planning process .................... 5, 24, 27, 28, 30
carbon dioxide (CO
2
) .......... 15, 16, 22, 23, 54, 62, 65
..................................74, 75, 76, 82, 86, 87, 136, 137
carbon dioxide (CO
2
) sensors ............................ 62, 75
carpeting ...................................... 76, 81, 93, 94, 139
certified wood products ........................ 25, 92, 97, 99
chlorofluorocarbons(CFCs) ......... 92, 97, 99, 136, 137
charrette ................................................... 34, 35, 136
chillers ................................ 21, 63, 64, 65, 70, 80, 92
clerestories ...................................................... 58, 136
climate change ............................. 15, 16, 22, 23, 136
commissioning ........................... 5, 10, 12, 25, 30, 39,
..........................................40, 76, 83, 86, 87, 89, 113,
......................................116, 117, 118, 119, 120, 121,
.......................................................124, 128, 134, 136
composting ................ 47, 50, 61, 104, 128, 129, 136
concrete ............. 16, 38, 57, 76, 92, 96, 98, 112, 139
Cond Nast Building ............................................... 13
construction and demolition
(C& D) waste ............ 5, 15, 21, 25, 108, 109, 112, 113
D
daylighting .......................... 5, 14, 15, 17, 24, 29, 30,
.....................................34, 35, 51, 55, 56, 57, 58, 60,
............................................61, 66, 69, 70, 71, 77, 78,
............................79, 82, 83, 85, 86, 87, 88, 124, 136
daylighting/sun control ........................... 5, 24, 55, 58
New York State Department of
Environmental Conservation .............................. 22, 95
Department of Citywide
Administrative Services ...................................... 2, 135
E
electrical systemsand equipment ............ 5, 24, 55, 60
electromagnetic field/pollution ................................ 60
embodied energy ................................ 90, 92, 98, 137
emissionstrading .................................................... 22
encouraging alternative transportation ................ 5, 50
energy load management ....................... 5, 25, 55, 64
energy modeling ........ 12, 17, 35, 38, 68, 69, 79, 137
energy sources ......... 5, 15, 24, 55, 60, 61, 62, 67, 70
Energy Star ......................................... 31, 60, 70, 129
engineered wood .................................................... 94
environmental justice .............................................. 29
Environmental Program M atrix .......................... 38, 75
F
Four TimesSquare ...................................... 13, 17, 34
fuel cell ......................................... 15, 60, 61, 71, 137
G
geothermal energy ............................................ 24, 61
geothermal heat exchange technology ............ 61, 137
glazing .................................... 35, 39, 40, 57, 58, 62,
..................................................66, 68, 77, 78, 79, 80,
.......................................................83, 85, 86, 87, 124
global warming ..................................................... 137
graywater ................. 38, 51, 102, 105, 106, 128, 137
greenhouse effect...... 15, 22, 24, 54, 59, 61, 136, 137
greenhouse gases ............................... 15, 22, 54, 136
ground level ozone ......................................... 23, 138
Guide for Design Consultants ....................... 9, 10, 40
gypsum ..................................................... 92, 96, 112
H
heat recovery .............................. 61, 63, 68, 124, 137
heating .................. 11, 17, 24, 34, 38, 40, 54, 56, 57,
...............................58, 61, 62, 63, 64, 65, 66, 68, 69,
..................70, 72, 83, 87, 88, 89, 107, 114, 119, 121
High Performance Plan .............................. 37, 52, 69
HVAC .......................... 11, 15, 17, 20, 21, 25, 35, 38,
...............................40, 56, 57, 63, 64, 65, 67, 68, 69,
.............................75, 76, 80, 83, 84, 86, 87, 89, 111,
.......................................113, 119, 121, 125, 128, 129
hydrochlorofluorocarbons
(HCFCs) .........................................63, 92, 97, 99, 137
PAGE142
End Pages
Al phabet i cal I ndex
I
Illuminating Engineering Society
of North America (IESNA) ......................67, 71, 85, 88
integrated pest
management .......................... 52, 111, 125, 130, 137
ion generators................................................. 77, 137
K
K-rated transformer ........................................ 60, 137
L
Leadership in Energy and
Environmental Design (LEED) ............................. 37, 94
life cycle assessment ......................... 90, 97, 100, 137
life cycle cost .......... 2, 24, 28, 35, 64, 68, 70, 97, 137
light pollution ............................ 5, 24, 38, 47, 48, 51,
.....................................................52, 55, 58, 137, 138
light shelf .................................................. 77, 79, 138
lighting modeling tools ........................................... 79
low pressure drop high efficiency air filters ............ 138
low-E windows ..................................................... 138
M
masstransit .................................... 24, 38, 50, 51, 52
M aterial Safety Data Sheets
(M SDS) .......................................... 93, 111, 125, 138
monolithic building systems ............................ 58, 138
municipal solid waste ...................................... 20, 108
N
Natural ResourcesDefense Council
(NRDC) ............................. 2, 12, 13, 23, 71, 134, 135
natural ventilation .............. 37, 52, 56, 57, 63, 74, 88
New York City Department of Sanitation ............... 115
New York City Office of Energy Conservation
(OEC) ...................................................30, 68, 134, 141
New York State Department of
Environmental Conservation (DEC) ..................... 22, 95
New York State Energy Conservation
Construction Code ............................................ 66, 85
New York State Energy Research and
Development Authority
(NYSERDA) ...................................... 1, 2, 22, 134, 135
nitrogen oxide (NO
x
) ......................... 22, 23, 136, 138
noise ............................. 5, 25, 29, 38, 47, 48, 51, 62,
................................................. 72, 73, 80, 81, 82, 83,
.................................................... 86, 87, 89, 108, 110
noise control ................ 5, 25, 73, 80, 81, 86, 89, 110
O
OEC (New York City Office
of Energy Conservation) ............................ 30, 68, 134
ozone ................................ 22, 23, 25, 76, 77, 92, 93,
.................................................97, 104, 136, 137, 138
P
paints ......................................... 93, 94, 95, 112, 139
passive solar ............................ 15, 24, 37, 47, 51, 52,
.........................................................56, 57, 61, 68, 70
photovoltaic panels(PVs) ....................................... 138
plants ............................. 24, 46, 47, 49, 58, 138, 139
plumbing fixtures .............................. 20, 25, 104, 106
porouspaving ......................................................... 47
pre-consumer recycled content ....................... 99, 138
productivity .............................. 14, 15, 16, 21, 60, 74,
.............................................78, 82, 93, 122, 125, 126
R
R-value ............................................................ 57, 138
radiant cooling ................................................ 58, 138
rainwater ............ 38, 47, 49, 102, 105, 106, 107, 128
recycled content ................... 92, 95, 96, 99, 100, 138
renewable energy .................... 15, 24, 38, 54, 61, 63,
...............................................67, 69, 70, 71, 107, 138
S
sick building
syndrome .............................. 15, 16, 21, 72, 136, 139
SM ACNA .................................. 84, 88, 114, 126, 129
smog ................................ 16, 22, 23, 24, 61, 93, 138
sulfur dioxide
(SO
2
) ..................................... 15, 16, 22, 23, 136, 139
systemsfurniture ..................................................... 94
T
thermal bridge ...................................................... 139
thermal buffer ................................................. 56, 139
thermal flywheel ....................................... 56, 57, 139
trees ......................... 47, 48, 49, 52, 56, 57, 110, 111
U
U.S. Environmental
Protection Agency .......................... 13, 16, 77, 84, 88,
.........................................................96, 107, 115, 130
U.S. Green Building Council ................. 10, 37, 53, 94,
.......................................................107, 115, 125, 131
urban heat island effect ................ 47, 48, 52, 57, 139
V
variable air volume
(VAV) ............................... 63, 65, 76, 80, 84, 129, 139
videoconferencing ................................................... 60
volatile organic compounds ................. 15, 22, 25, 75,
.........................................................93, 111, 138, 139
End Pages
PAGE143
APPENDI CES
A. Environmentally Responsible Guidelines for
New York City Buildings - Executive Summary
B. Measurable Benefits -- Calculations
C. High Performance Building Workplan
D. Project Initiation Form
E. High Performance Plan Sample
(Kensington Library)
F. Environmental Matrix Sample
(Kensington Library)
G. Required Minimum Outdoor Air Supply and
Exhaust, Comparison of Methods:
Building Code of the City of New York Index
for Ventilation versus ASHRAE Standard 62-1989
H. Basic Sanitation Guidelines for Construction Sites
Regarding Pest/Vector Management
I. Integrated Pest Management Strategies
J. Healthy and Environmentally Preferable
Cleaning Products
End Pages
PAGE144

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