PART II

P r e - Design Is s u e s
Introduction
The conventional process for a construction project involves the initial project conceptual-
ization, followed by pre-design, design, bid, construction, and occupancy. An environmen-
tally responsive design process adds the elements of integrated building design, design and
construction team collaboration, and the development of environmental design guidelines.
These new elements must be incorporated into the project from the very beginning and
carried throughout the project phases to the final occupancy of the building.
Conventional buildings often fail to consider the interrelationship among building sit-
ing, design elements, energy and resource constraints, building systems, and building
function. Green buildings, through an integrated design approach, take into considera-
tion the effect these factors have on one another. Climate and building orientation,
design factors such as daylighting opportunities, and building envelope and system
choices, as well as economic guidelines and occupant activities, are all factors that need
to be considered in an integrated approach.
A multidisciplinary design and construction team can develop a buildings functional and
operational design to meet environmental and financial goals. The multidisciplinary
approach allows all team memberssite planners, landscape architects, architects, engi-
neers, contractors, interior designers, lighting designers, building owners, tenants, manage-
ment companies, utilities, builders, and othersto share specialized expertise and
coordinate their individual design efforts to achieve a well-functioning, integrated building.
Development of green building guidelines sets both general goals for the project and spe-
cific parameters for building design, products, systems, and siting. These guidelines help
to shape the project as it moves through the project phases.
Chapters 3 and 4 provide information on the pre-design phase of the construction
processthe critical stage that shapes the eventual design and development of a sustain-
able building.
CHAPTER 3
P r e - De s i g n
#
S I G N I F I CA N C E
.
An environmentally responsive design process, as outlined in Figure 1, follows the con-
ventional process, with additional consideration given to sustainable design, materials,
and systems. Activities which should occur in pre-design are discussed in this chapter;
other parts of the manual discuss the activities that occur in the design, bid, construc-
tion, and occupancy phases of a buildings development.
Because the pre-design stage is the first step in the building process, incorporating green
building practices into the project at this juncture is critical. Decisions made during pre-
design not only set the project direction, but also must prove cost-effective over the life
of the project. Charting the course of the project at the very beginning by establishing
green project goals, defining the process to achieve those goals, and developing a clear
understanding of the expected results is vitally important. A clearly developed project
framework guides the decision-making process throughout the project, incorporating
issues related to site selection and design, the building design and its systems, the con-
struction process, and building operations and maintenance.
Integrated building design is a cornerstone for developing sustainable buildings,
which are efficiently combined systems of coordinated and environmentally sound
products, systems, and design elements. Simply adding or overlaying systems will
not result in optimal performance or cost savings. Rather, building designers can
obtain the most effective results by designing various building systems and compo-
nents as interdependent parts of the entire structure. This conceptual framework starts
at the pre-design stage and is carried throughout design and construction to building
c o mpletion and operation.
This integrated approach is well-illustrated in passive solar design strategies that com-
bine siting, architectural, mechanical, and electrical features in a systemic manner that
results in i mproved bui lding f uncti on and increased occupant sati sfact ion.
Incorporating increased daylighting into a building design, for example, will affect
Authors
Anthony Bernheim
and William Reed
P ROJECT T E A M
Figure 2
many other factors in the building. This strategy, which takes into account
the buildings orientation, as well as glazing choices and location, will permit
reduction of artificial lighting. The resulting reductions in electricity use and
internal heat loads will allow the downsizing of air-conditioning systems. As a
result, overall energy usage and energy costs in the building are reduced, and
the improved air quality and lighting conditions can result in increased pro-
ductivity and health of occupants.
A team approach to design and construction is another important aspect of
sustainable building that is established during the pre-design phase. This
approach assures the development and implementation of an integrated build-
ing design. As illustrated in Figure 2, the team can comprise a wide variety of
membersincluding the building owner, tenants, site planners, architects,
engineers, contractors, local government agencies, management staff, and util-
ity company representatives. For this approach to be successful, all parties on
the design team must commit themselves to the sustainable goals of the pro-
ject. Rather than working in isolation in their own areas of expertise, team
members use a multidisciplinary approach in which the interrelated impacts of
design, systems, and materials are recognized. Part of this process may involve
education of team members to recognize the benefits of environmentally
sound design or materials and to look beyond their own disciplines to concep-
tualize the integrated systems.
Figure 1
Project User
Tenant
Governmental
Agencies
Code Enforcement
Building Manager
Building Operator
Building Maintenance
Private
Authorities
Utility Companies
Consultants
Construction
Manager
Testing
Agencies
Sub-
consultants
Testing
Laboratory
Contractor
Sub-
contractor
Suppliers
Architects
or Engineers
Project Owner
Public Agency
Private Entity
E N V I RO N M E N TA L LY
RESPONSIVE DESIGN
P RO C E S S
PRE-DESIGN
Develop Green Vision
Establish Project Goals and
Green Design Criteria
Set Priorities
Develop Building Program
Establish Budget
Assemble Green Team
Develop Partnering Strategies
Develop Project Schedule
Review Laws and Standards
Conduct Research
Select Site
M
DESIGN
Schematic Design
Confirm Green Design Criteria
Develop Green Solutions
Test Green Solutions
Select Green Solutions
Check Cost
Design Development
Refine Green Solutions
Develop, Test, Select Green Systems
Check Cost
Construction Documents
Document Green Materials and Systems
Check Cost
M
BID
Clarify Green Solutions
Establish Cost
Sign Contract
M
CONSTRUCTION
Review Substitutions and Submittals for
Green Products
Review Materials Test Data
Build Project
Commission the Systems
- Testing
- Operations and Maintenance Manuals
- Training
M
OCCUPANCY
Re-Commission the Systems
Perform Maintenance
Conduct Post-Occupancy Evaluation
Environmental design guidelines, also an impor-
tant component of green building development,
direct the activities of the design team from the
pre-design stage through all subsequent stages of
the project. These guidelines may already exist as
part of a building owners operating policies, or
may be developed for a particular construction
project. If developed for a specific project, they
can articulate principles that clarify the goals of
the design team and rally support for the sustain-
able building concept from key parties such as the
building owner, public officials, financiers, and the
general community. The guidelines may initially
state an overriding philosophy or vision, develop
more defined goals in each area, and then relate
specific objectives and priorities to a specific pro-
ject. Figure 3 outlines some of the green building
issuesincluding those related to energy efficiency
and renewable energy, direct and indirect environ-
mental impact, indoor environmental quality,
resource conservation and recycling, and commu-
nity issuesto be considered when developing
project guidelines.
These aspects of sustainable design, along with
other activities that occur in the pre-design phase,
including programming, budget analysis, and site
selection, set the stage for successful construction
of a green building.
.

SUGGESTED PRACTICES
AND CHECKLIST
Environmental Design
Guidelines
K Establ i sh a vi si on statement th at embrac es
sust a i n ab l e p ri n c i p l e s an d a n i n t egra t ed
design approach.
The project team, along with the client, should
clearly define and articulate a vision statement
that will support and enforce sustainable goals
throughout the project.
K Establish the projects green building goals,
developed from the vision statement.
The project goals should emanate from the
needs and values of the client. The goals need
not be specific, but should be broad statements
of environmentally based ideas that can be fur-
ther developed and integrated by the project
team. They may include such issues as energy
efficiency, indoor and outdoor environmental
quality, waste minimization, and general princi-
T Y P I CAL GREEN BUILDING
GUIDELINE ISSUES
I Energy efficiency and renewable energy
Building orientation to take advantage of solar access, shading, and
natural lighting
Effects of micro-climate on building
Thermal efficiency of building envelope and fenestration
Properly sized and efficient heating, ventilating, and
air-conditioning (HVAC) system
Alternative energy sources
Minimization of electric loads from lighting, appliances, and equipment
Utility incentives to offset costs
I Direct and indirect environmental impact
Integrity of site and vegetation during construction
Use of integrated pest management
Use of native plants for landscaping
Minimization of disturbance to the watershed and additional
non-point-source pollution
Effect of materials choice on resource depletion and air and water pollution
Use of indigenous building materials
Amount of energy used to produce building materials
I Resource conservation and recycling
Use of recyclable products and those with recycled material content
Reuse of building components, equipment, and furnishings
Minimization of construction waste and demolition debris through
reuse and recycling
Easy access to recycling facilities for building occupants
Minimization of sanitary waste through reuse of graywater and
water-saving devices
Use of rainwater for irrigation
Water conservation in building operations
Use of alternative wastewater treatment methods
I Indoor environmental quality
Volatile organic compound content of building materials
Minimization of opportunity for microbial growth
Adequate fresh air supply
Chemical content and volatility of maintenance and cleaning materials
Minimization of business-machine and occupant pollution sources
Adequate acoustic control
Access to daylight and public amenities
I Community issues
Access to site by mass transit and pedestrian or bicycle paths
Attention to culture and history of community
Climatic characteristics as they affect design of building or building materials
Local incentives, policies, regulations that promote green design
Infrastructure in community to handle demolition-waste recycling
Regional availability of environmental products and expertise
Figure 3
ples of sustainability. In some instances, clients,
such as governmental agencies and private organiza-
tions, may already have an environmental policy
that informs and supports the project goals.
K Establish green design criteria.
The design criteria, which are more specific than the
goals, should begin to clarify the most important
and relevant aspects of the project. For example,
they may include a certain level of improvement in
energy efficiency over conventional usage, indicate
a percentage of renewable energy strategies and
equipment to be used in the project, stipulate
requirements for sensitive site design, provide
guidelines for indoor environmental quality, and
indicate levels of resource conservation and recy-
cling. In addition, they may indicate that life-cycle
assessment be used to analyze the direct and indi-
rect environmental impacts of building-material
selection, and that broad community-related envi-
ronmental issues, such as preservation of existing
green spaces or reuse of historic structures, be
addressed.
K Set priorities for the project design criteria.
Prioritize design options based on environmental
guidelines and project constraints. Priorities
should flow from the vision statement, the goals,
and the design criteria, and should support of the
projects environmental policy. The design team,
may, for example, decide that energy efficiency,
indoor air quality, or several combined criteria are
the main priorities for a project. Design criteria
need to be prioritized in the context of the pro-
jects budget and scheduling constraints. The
realities of these constraints may allow some
design criteria to be included, but exclude others
deemed less important by the team, or less
BERKELEY UNIFIED
SCHOOL DISTRICT
Berkeley, California
In 1994, the Berkeley Unified School District in Berkeley, California, enact-
ed environmental policies that established green building goals. The school
districts Materials/Indoor Air Quality Policy states:
It is the intent of the Berkeley Unified School District Facilities Program to
minimize building occupants exposure to uncomfortable and potentially
harmful interior environments. This effort starts with design and construc-
tion of new and renovated facilities, and continues through the life of the
facility with maintenance practices.
1
The Energy Design Standard Policy states:
The building energy design standards policy of the Berkeley Unified School
District seeks to achieve three broad goals. These are:
1) To provide a high quality indoor environment with respect to thermal
comfort, lighting, and ventilation, for student, faculty, and staff.
2) To reduce energy consumption and maintenance costs of the District on
an ongoing basis.
3) To improve energy conservation awareness and education of students,
faculty, and staff.
2
Both policies provide additional specific green design criteria. The
Materials/Indoor Air Quality Policy deals with site layout and landscape,
building materials, finishes and furnishings, building systems, and construc-
tion practices. The Energy Design Standard Policy establishes specific ener-
gy performance criteria and objectives as follows:
1) Improve district-wide energy use/square foot by 40 percent before the
year 2000.
2) New and substantially renovated buildings shall exceed State Energy
Code (Title 24) standards by a minimum of 35 percent.
3) Buildings which are retrofitted for energy conservation shall, as a mini-
mum, meet the applicable provisions of the State Energy Code even
where not required by law.
3
achievable with current technology. It is also possible that the project design could
be flexible enough to allow incorporation of additional criteria at a later, more prac-
tical date. Setting priorities will provide the critical direction needed by the design
team in making project decisions related to design, products, and systems.
Seek to incorporate additional green measures through this process. Prioritizing cri-
teria also may allow the design team to justify additional green measures for the
project, by using the projected financial savings of one priority, such as energy con-
servation, to balance the costs of other green measures. Green building materials,
for example, though environmentally significant, may not have the same direct
financial payback as energy savings and may have higher up front costs than con-
ventional products. Total project costs can remain reasonable, however, if savings
from the energy-efficiency measures can offset the costs of other features.
Building Program
K Develop a building program detailing the projects green building requirements.
A building program develops a clear statement of the building owners or clients
expectations for the buildingand the function of the entire building and its various
rooms and related structureswithin the budget, schedule, and physical constraints of
the project. The building program should include both a general and a room-by-room
description of the project. The projects environmental vision and goals and its design
criteria and priorities should also be included in the building program. More specifical-
ly, the program should state include the criteria for energy efficiency and renewable
energy, indoor air quality, materials selection, waste and demolition recycling, and
any other clearly defined green requirements. In addition, the building program can
take into consideration the broader community context of the building, and strive to
reflect local design as influenced by cultural and climatic factors, as well as consider
ease of pedestrian and mass-transit access.
Project Budget
K Develop the project and building construction budget.
Determine relevant design fees and construction costs, including those for all green
building measures, for the project.
Institute life-cycle-cost analysis for the projects green design and construction mea-
sures (see Chapter 1, The Economics of Green Buildings, and Chapter 2, Selecting
Environmentally and Economically Balanced Building Materials).
Seek the advice of a design professional and cost consultant with green building
experience.
Because many green and sustainable building practices are relatively new to the
industry, allocate adequate contingencies for additional research and analysis
of options.
Design Team Selection
K Create a design and construction team that utilizes the whole-building integrated
design approach.
Select team members who are committed to the project vision. The project team
should include representatives from all aspects of the building project, from site plan-
ning to construction to building operations. Team members should be willing to think
beyond their own specialty and understand that the building is a system of interrelat-
ed processes and products. Figure 2 illustrates the basic members of a project team.
K Develop a Statement of Work (SOW) and a Request for Qualifi cations (RFQ), in
preparation for hiring appropriate design professionals.
The SOW includes the project criteria, including green building issues. The RFQ
identifies the skills required for participation in the project, including green
building expertise.
K Select a team leader and encourage communication and integration among team
members.
The team leaders role is to integrate the design team process. The leader must have
good communication skills and be well-grounded in the principles of sustainable
design and construction. Additionally, the building owner, working with the team
leader, can be a strong resource by supporting and emphasizing the importance of
green building goals to the project.
K Determi ne t he most ap prop ri ate meth od for con t ract or sel ec ti on , gi ven the
project goals.
This includes determining the construction contract type, such as public bid, invited
bid, negotiated contract, and design-build. Green building goals may be more easily
achieved with negotiated contracts than with bids, as the contractor can be carefully
selected and hired at an earlier stage and can be actively involved in the building
design team process. Prequalification of contractor and pre-selected or invited bids are
other options for achieving these results. By prequalifying contractors, the owner can
select those with experience and interest in green building practices.
Whichever contract type is selected, very carefully defined specifications,
including environmental procedures, need to be developed and implemented.
Contract or bid documents should clarify rules for submissions and substitu-
tions of green products and systems. (See Chapter 17, Specifications, for
further discussion.)
Partnering
K Implement a partnership-oriented process for the project.
Partnership is the best way to pursue established project goals and criteria,
following the whole-building integrated design approach; to establish and
maintain communication among the team members; and to resolve issues
related to design changes, problems with product availability, and other
issues quickly. It is also a forum to discuss new techniques and strategies for
green building design and to develop new and creative solutions that bene-
fit from the skills and knowledge of all team members. A partnering process
should be in place throughout the project, starting with the design phase
and continuing through the construction and pre-occupancy phases.
Project Schedule
K Develop a project schedule that incorporates the additional steps of an
environmentally responsive design process, illustrated in Figure 1.
The schedule should be sensitive to additional research, unconventional
techniques or materials, additional systems testing, pre-occupancy commis-
sioning, or other green practices that may be used for the project in con-
nection with its green design criteria.
Laws, Codes, and Standards
K Prepare and review a list of the appropriate and applicable laws, codes,
local ordinances, statutes, and industry-related standards relevant to
the project.
In addition to the typical laws and guidelines followed on most projects,
some will be relevant specifically to a green building. Examples include:
Local or state environmental quality and energy efficiency laws, such as
the California Environmental Quality Act (CEQA), which requires an
environmental analysis for any project that may have a significant effect
on the environment.
Standards produced by the American Society of Heating, Refrigerating,
and Air-Conditioning Engineers (ASHRAE), which address energy effi-
ciency, indoor air quality, thermal comfort, ventilation rates, and build-
ing commissioning, and are useful when developing designs and
specifications for systems and products related to space conditioning.
Other standards, such as the American Society for Testing and Materials
(ASTM) life-cycle standards and the Illuminating Engineering Societys
lighting standards, and specification guidance from the Construction
Specification Institute (CSI). (See Chapter 17, Specifications, for more
information on green specifications, and Chapter 25, The Future of
Green Building, for more information on standards.)
Research
K Research green projects that are complete or about to be completed.
Prepare a binder of information about these projects for reference. As
appropriate, visit the projects and meet with their design teams. This exer-
cise can produce valuable information about existing green building practices and
feedback on current green design and construction procedures and products. It is also
a good way to educate a team, and the building owner, about green buildings prior to
starting a project.
Site Selection
K Evaluate project site selection, based on green criteria.
In many projects, the site is selected prior to commencement of the design phase.
Ideally, the design team should be involved in site selection and should assess the
appropriateness of the site relative to green design criteria. A team may decide if the
site takes maximum advantage of solar access, existing vegetation, and natural geologi-
cal features, as well as analyze the sites accessibility from existing transportation corri-
dors and its ability to meet other needs of the building owner, tenants, and visitors.
(See Part III for additional site information and selection criteria.)
IN OT E SI
1 Materials/Indoor Air Quality Standards Committee, Materials/Indoor Air Quality Policy (Berkeley, Calif.:
Berkeley Unified School District Office of Facilities Planning, June 15, 1994).
2 Energy Design Standards Committee, Energy Design Standards Policy (Berkeley, Calif.: Berkeley Unified
School District Office of Facilities Planning, June 15, 1994).
3 Ibid.
CHAPTER 4
Local Gove r n m e n t
I n f o r m a t i o n :
P r e - Design Is s u e s
I M P L E M E N TATION ISSUES.
Local governments have the unique ability to be both owners and clients in designing
the form and function of their community buildings. The pre-design phase allows local
government to incorporate sustainable building criteria in its determination of where a
building should be built, the function of the building, the materials used for construc-
tion, and the buildings relationship to the local community.
It is during the pre-design phase that green building guidelines need to be developed and
used in an integrated approach to building design. This approach encourages local gov-
ernments to evaluate such factors as future energy usage, environmental impacts, water
usage, site impacts, indoor air quality, waste reduction, transportation and parking, com-
munity access, operations and maintenance costs, and local economic impacts. It is also
an opportunity to establish guidelines that require life-cycle costs be used to evaluate
energy and water systems, as well as building products. Life-cycle cost analysis involves
calculating the total costs and savings of conventional versus higher-efficiency systems
or environmentally sound products.
Local governments can also require design and construction teams to have expertise in
resource-efficient design and construction and to ensure that citizens and building occu-
pants have an opportunity during the pre-design phase to contribute their ideas on
building use, building design, and access to the site.
L O CAL A C T I O N S.
The city of Austin, Texas, passed a local resolution in 1994 that requested city staff to devel-
op sustainable building guidelines for municipal buildings, encourage voluntary private
sector compliance with the citys sustainable building guidelines through education and
promotional endeavors, and promote opportunities to involve at-risk youth in green build-
ing projects. The ultimate goal of the resolution is to make Austin a model sustainable city.
Author
Michael Myers
By December 1994, the citys Departments of Environmental and Conservation
Services and Public Works developed Volume I of the Sustainable Building Guidelines.
The guidelines are based on Austins successful Green Builder Program for residential
buildings, which received international honors at the 1992 United Nations Conference
on Environment and Development.
Volume I, Principles of Sustainable Building Design, encourages the broad goals of energy
efficiency, water conservation, and healthy structures; the use of recycled-content materi-
als; the integration of environmental concerns, green construction, and waste-reduction
practices; and procedures and guidelines for building longevity. Specifically, it aims to:
I Reduce aggregate energy use over the base line by 10 percent.
I Reduce electrical energy demand over the base case by 20 percent.
I Reduce water consumption for similar building type and site square footage by 30 percent.
I Optimally recycle or reuse construction and demolition materials generated
by the project.
I Recycle 75 percent of operational waste.
I Select building materials that emphasize sustainability standards.
I Increase building longevity through durable construction elements and
adaptable design.
I Achieve a healthy indoor air quality.
Volume I outlines a design process that features a team-oriented and integrated design
approach. Steps in Austins design process include: 1) development of a program-spe-
cific base line; 2) site analysis; 3) characterization of energy needs; 4) economic analy-
sis; and 5) development of project-specific goals.
An appendix to the Sustainable Guidelines document includes other useful information,
such as a preferred plant list for the region, materials suppliers, and resources. Volumes
II and III will focus on specifying for sustainability and operations and maintenance
for city facilities, respectively.
In 1994, the city of Portland, Oregon, also adopted Sustainable City Principles that
encourage elected officials and municipal staff to develop connections between envi-
ronmental quality and economic vitality, to include long-term effects and cumulative
environmental impact in decision-making, to ensure commitment to equity, to use
resources efficiently and prevent additional pollution, to purchase products based on
long-term environmental and operating costs, and to educate citizens and businesses
about their role in implementing these principles.
Putting policy into practice, Portland developed a design services Request for Proposals
(RFP) for a new municipal building. The RFP designates environmentally sensitive
design and construction as priorities of the city and indicates that design and siting
decisions will be based on long-term environmental impact. Areas of special focus in
the RFP include recycled construction and building materials, energy efficient systems
and fixtures, and water-conserving plants in the landscape. Portland also made recom-
mendations for the composition of the design team, including specific expertise in
energy-efficient design, and provided mechanisms for input from a Citizens Task Force
and city staff. These groups will meet during the design process to provide direction on
siting, building design, and programs offered at the facility.
The city of Santa Monica, California, is formulating a set of Sustainable Development
Guidelines for construction and development projects within the city. These guide-
lines are intended to foster environmental responsibility without unreasonable
increases in building cost or limits on construction practices. When complete, Santa
Monicas guidelines should be beneficial to the environment and conducive to the future
growth of the city.
The American Institute of Architects (AIA) has carried out a series of design charrettes in
communities around the country to increase public and professional awareness of, and
involvement in, environmental design projects. These intensive, short-term workshops
bring together design professionals, builders, policymakers, financiers, and community
organizations to explore the benefits of sustainable development practices. AIA design
charrettes have examined a range of projects, including the environmentally sound
development of a water aquifer; redevelopment of neighborhoods, inner-city areas, and
downtown commercial areas; and reuse of a historic courthouse and a closed landfill
site. The charrettes provide an opportunity to develop community support at all levels
for implementation of green building practices in community projects.
L O CAL OPTIONS.
I Adopt a resolution or policy to direct future building toward green practices.
I Institute life-cycle cost analysis for procurement of building systems and materials for
municipal projects.
I Build local public support for green buildings by establishing a green building task
force or support activities of existing local organizations.
I Hold a design charrette to focus attention on local green design efforts for public or
private building projects.
I Establish a pre-design green team for municipal buildings that includes green design
professionals, community members, and building occupants.
I Conduct an environmental scan of existing buildings to assess baseline energy and
water usage, indoor air quality, and site characteristics, and to estimate future resource
needs and costs.
I Conduct a baseline analysis of institutional issues that affect green building policy
implementationfor example, procurement policies, zoning, building codes and stan-
dards, operations and maintenance policies, recycling policies, and economic policies.
I R E S O U R C E S
I
Resources for the Local Government Information chapters are located in the Appendix.