Guidelines
Guidelines
Guidelines
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
S
t
e
e
l
C
o
p
p
e
r
A
l
u
m
i
n
u
m
Virgin Product
Recycled Product
Embodied Energy of Building Materials
G
J
/
t
(
g
i
g
a
j
o
u
l
e
s
p
e
r
m
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.
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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.
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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.
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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