LEED Green Associate Exam Prep Study Guide PDF

GREEN ASSOCIATE EXAM PREPARATION STUDY GUIDE LEED v4 Edition Green Building Education Services, LLC 2560 King Arthur Blvd Suite 124-107 Lewisville, TX 75056 214.614.8171 www.gbes.com The information provided in this manual is provided as-is and is subject to change without notice. All content in this manual are believed to be accurate but are presented without warranty of any kind, express or implied. LICENSE PLEASE READ THESE TERMS AND CONDITIONS CAREFULLY BEFORE USING THIS MANUAL (“MATERIALS”). BY USING THE MATERIALS YOU AGREE TO BE BOUND BY THE TERMS AND CONDITIONS OF THIS LICENSE. NO PART OF THIS DOCUMENT MAY BE REPRODUCED OR TRANSMITTED IN ANY FORM OR BY ANY MEANS, ELECTRONIC OR MECHANICAL, FOR ANY PURPOSE, WITHOUT THE EXPRESS WRITTEN PERMISSION OF GREEN BUILDING EDUCATION SERVICES. THE MATERIALS THEREIN ARE PROVIDED "AS IS". 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The U.S. Green Building Council (USGBC) did not participate in the development and/or publication of this book. The USGBC is not affiliated with Green Building Education Services, LLC. LEED and USGBC are registered trademarks of the U.S. Green Building Council. LEED Principles and LEED Green Associate Study Guide, Third Edition Copyright © Green Building Education Services, LLC All rights reserved. Acknowledgements Throughout this study you will learn from the leaders in the green building industry who work on LEED projects of all sizes all over the world. Real world experience is provided to you in examples and case studies to help your understanding of LEED. GBES would like to thank the many companies and organizations that contributed to this study: 3form USA Mitsubishi Electric Autodesk Monterey Lighting Solutions Bank of America Read Jones Christopherson C/S Sun Controls Rocky Mountain Institute Cooper Lighting Sempergreen Green Roofs Design Builder Sherwin-Williams Dockside Green (Windmill West) SHW Group EPA Sidwell Friends School Falcon Waterfree Siemens GE Sika Sarnafil Headwaters Resources SmithGroup Herman Miller Stantec HOK Sustainable Investment Group (SIG) Hughes Condon Marler Tate Access Floors Kawneer The Solaire (BPCA) Kimberly-Clark Trane Kohler United Soybean Kyocera Velux Lutron Electronics Wahaso McQuay International Whole Foods Wicanders Flooring Contents Chapter 1 - Green Building Basics................................................................................................................ 11 Impacts of Buildings and Construction........................................................................................................ 12 Built Environment............................................................................................................................................................ 12 Defining Green Building................................................................................................................................. 12 Whole Building Design.................................................................................................................................................... 13 The Conventional Building Process................................................................................................................................ 14 The Integrative Process.................................................................................................................................................. 15 Building Costs................................................................................................................................................................. 23 Integrative Process Compared to Traditional Project Delivery........................................................................................ 24 Integrative Process and Project Teams.......................................................................................................................... 24 Ongoing Operations & Maintenance............................................................................................................................... 28 The Triple Bottom Line.................................................................................................................................................... 29 Systems Thinking........................................................................................................................................................... 31 Key Terms........................................................................................................................................................ 35 References....................................................................................................................................................... 36 Chapter 2 – About LEED................................................................................................................................. 37 USGBC............................................................................................................................................................. 37 LEED................................................................................................................................................................. 40 LEED Certification Benefits........................................................................................................................... 40 Why LEED?...................................................................................................................................................... 42 LEED Rating Systems..................................................................................................................................... 42 Rating System Structure................................................................................................................................ 46 Prerequisites and Credits................................................................................................................................................ 46 LEED Pilot Credit Library................................................................................................................................................ 51 Project Certification........................................................................................................................................ 51 Credit Weightings........................................................................................................................................................... 52 Minimum Program Requirements................................................................................................................................... 53 Phases of the Certification Process.............................................................................................................. 55 Planning - Charrette........................................................................................................................................................ 55 Registration..................................................................................................................................................................... 56 Application...................................................................................................................................................................... 59 Project Review................................................................................................................................................................ 60 Certification or Denial...................................................................................................................................................... 62 LEED for Neighborhood Development............................................................................................................................ 63 Project Resources........................................................................................................................................... 64 Reference Guides........................................................................................................................................................... 64 Case Studies.................................................................................................................................................................. 64 Customer Support........................................................................................................................................................... 65 LEED Online................................................................................................................................................................... 65 LEED Scorecard............................................................................................................................................................. 65 Credit Templates and Calculators................................................................................................................................... 66 Credit Interpretation Rulings (CIR).................................................................................................................................. 67 LEED Interpretations....................................................................................................................................................... 69 USGBC Policies............................................................................................................................................... 69 Professional Credentials................................................................................................................................ 70 Case Studies & Examples.............................................................................................................................. 70 Case Study: Dockside Green......................................................................................................................... 70 References....................................................................................................................................................... 73 Key Terms........................................................................................................................................................ 74 Chapter 3 – Location and Transportation..................................................................................................... 75 Location........................................................................................................................................................... 75 Smart Growth................................................................................................................................................................ 76 Protect Habitat.............................................................................................................................................................. 77 Redevelop Brownfield Sites......................................................................................................................................... 78 Use Infill Development................................................................................................................................................. 79 Develop in Dense Areas............................................................................................................................................... 79 Neighborhood Pattern and Design................................................................................................................ 81 Increase Diversity of Uses........................................................................................................................................... 81 Compact Development Strategies............................................................................................................................... 83 Choose a LEED-certified Building............................................................................................................................... 83 Transportation................................................................................................................................................. 84 Compressed Work Week.............................................................................................................................................. 84 Telecommuting............................................................................................................................................................. 85 Reward Carpooling/Modifying Parking Fees.............................................................................................................. 85 Locate Near Mass Transit/Provide Access................................................................................................................. 86 Bicycle Networks.......................................................................................................................................................... 86 Alternative Fuel Vehicles............................................................................................................................................. 86 Car Share Programs..................................................................................................................................................... 87 Minimize Parking.......................................................................................................................................................... 87 Case Study: Emory University Whitehead Biomedical............................................................................... 87 Case Study: Dockside Green......................................................................................................................... 88 Site Selection................................................................................................................................................................ 88 Alternative Transportation........................................................................................................................................... 89 Key Words........................................................................................................................................................ 91 Chapter 4 - Sustainable Sites........................................................................................................................ 92 Site Assessment............................................................................................................................................. 92 Site Design....................................................................................................................................................... 93 Preserve Open Space..................................................................................................................................................... 93 Minimize Construction Impacts....................................................................................................................................... 93 Restore Sensitive Areas................................................................................................................................................. 94 Rainwater Management.................................................................................................................................. 94 Reduce Runoff................................................................................................................................................................ 95 Heat Island Effect............................................................................................................................................ 98 Solar Reflectance......................................................................................................................................................... 101 Building/Infrastructure Size........................................................................................................................................... 102 Undercover / Underground Parking.............................................................................................................................. 103 Green Roofs................................................................................................................................................................. 103 Shading......................................................................................................................................................................... 104 Cool Roofs.................................................................................................................................................................... 104 Cool Pavements........................................................................................................................................................... 106 Open-grid Pavement..................................................................................................................................................... 107 Site Management........................................................................................................................................... 107 Prevent Light Pollution.................................................................................................................................................. 107 Building Exterior Management...................................................................................................................................... 110 Snow and Ice Removal................................................................................................................................................. 110 Landscaping................................................................................................................................................................. 110 Integrated Pest Management........................................................................................................................................ 110 Case Study: Dockside Green....................................................................................................................... 110 Site Restoration............................................................................................................................................................ 110 Light Pollution Reduction.............................................................................................................................................. 111 Key Words...................................................................................................................................................... 112 References..................................................................................................................................................... 113 Chapter 5 - Water Efficiency........................................................................................................................ 114 Outdoor Strategies........................................................................................................................................ 115 Landscape Design........................................................................................................................................................ 115 Outdoor Water Reduction Practices............................................................................................................................. 117 Landscape Maintenance............................................................................................................................................... 118 Use Rainwater and/or Graywater.................................................................................................................................. 119 Indoor Strategies........................................................................................................................................... 121 Dual-flush Toilets.......................................................................................................................................................... 122 High-Efficiency Toilets.................................................................................................................................................. 122 WaterSense.................................................................................................................................................................. 122 Waterless Urinals.......................................................................................................................................................... 123 Composting Toilet Systems.......................................................................................................................................... 124 Low-flow Showerheads and Faucets............................................................................................................................ 124 Faucets with Low-flow Aerators and/or Motion Sensors............................................................................................... 125 Install Water Meters...................................................................................................................................................... 126 Use Rainwater and/or Graywater.................................................................................................................................. 126 Process Water Strategies............................................................................................................................. 126 Cooling Towers............................................................................................................................................................. 127 Water Reduction Measurements................................................................................................................. 127 Required Water Use Reduction.................................................................................................................................... 128 Case Study: Bank of America Tower at One Bryant Park......................................................................... 129 Strategies Used............................................................................................................................................................ 130 Case Study: Dockside Green....................................................................................................................... 131 Key Terms...................................................................................................................................................... 133 References..................................................................................................................................................... 134 Chapter 6 - Energy and Atmosphere........................................................................................................... 135 Goal Setting................................................................................................................................................... 135 Reduce Energy Demand............................................................................................................................... 136 Energy Star Portfolio Manager...................................................................................................................................... 136 Energy Audit................................................................................................................................................................. 137 Building Orientation...................................................................................................................................................... 137 Site Location................................................................................................................................................................. 138 Right Sizing................................................................................................................................................................... 138 Ozone Depletion........................................................................................................................................................... 138 Demand Response....................................................................................................................................................... 141 Water Use..................................................................................................................................................................... 143 Energy Efficiency.......................................................................................................................................... 143 Building Envelope......................................................................................................................................................... 143 Heating & Cooling......................................................................................................................................................... 144 Efficiencies of Scale...................................................................................................................................................... 148 Lighting Design............................................................................................................................................................. 148 Appliances.................................................................................................................................................................... 151 Building Automation System......................................................................................................................................... 151 Net-Zero Energy........................................................................................................................................................... 151 Use Renewable Energy................................................................................................................................. 152 Solar Power.................................................................................................................................................................. 152 Geothermal Heat Pumps.............................................................................................................................................. 155 Example: Whitmore Lake High School.......................................................................................................................... 157 Off-Site Renewable Energy.......................................................................................................................................... 157 Common Types of Off-Site Renewable Energy............................................................................................................ 160 Ongoing Performance.................................................................................................................................. 161 Goal Verification........................................................................................................................................................... 161 Case Study: Dockside Green....................................................................................................................... 162 Energy Performance Designed to Save........................................................................................................................ 162 Energy Efficient Appliances.......................................................................................................................................... 163 Energy Efficient Lighting............................................................................................................................................... 163 Metering........................................................................................................................................................................ 163 Measurement and Verification...................................................................................................................................... 163 Commissioning............................................................................................................................................................. 163 BioMass Heat Generation............................................................................................................................................. 163 Greenhouse Gas Neutral.............................................................................................................................................. 164 Renewable Energy....................................................................................................................................................... 164 Key Terms...................................................................................................................................................... 165 Chapter 7 – Materials and Resources......................................................................................................... 168 Conservation of Materials and Waste Management.................................................................................. 168 Construction Waste Management................................................................................................................................. 168 Solid Waste Management Hierarchy............................................................................................................................. 170 Source Reduction......................................................................................................................................................... 171 Use Less Material......................................................................................................................................................... 171 Reuse − Buildings......................................................................................................................................................... 172 Reuse − Salvaged Materials......................................................................................................................................... 173 Waste-to-Energy........................................................................................................................................................... 174 Maintain Occupancy Rates........................................................................................................................................... 175 Environmentally Preferable Materials......................................................................................................... 175 Life Cycle Assessment / Life Cycle Costing.................................................................................................................. 176 Cradle to Cradle............................................................................................................................................................ 177 Product Transparency................................................................................................................................................... 177 Locally Produced Materials........................................................................................................................................... 178 Certified Wood.............................................................................................................................................................. 180 Recycled Materials....................................................................................................................................................... 180 Durable Goods.............................................................................................................................................................. 183 Sustainable Purchasing............................................................................................................................... 184 Low Elemental Mercury Light Bulbs.............................................................................................................................. 184 Certified Products......................................................................................................................................................... 184 Waste Management....................................................................................................................................... 185 Recycling...................................................................................................................................................................... 185 Compost....................................................................................................................................................................... 186 Waste Stream Audit...................................................................................................................................................... 186 Case Study: Dockside Green....................................................................................................................... 186 Use of Local Products (Regional Materials).................................................................................................................. 186 Environmentally Preferable Materials........................................................................................................................... 186 Key Terms...................................................................................................................................................... 188 References..................................................................................................................................................... 190 Chapter 8 - Indoor Environmental Quality.................................................................................................. 191 Costs............................................................................................................................................................................. 192 Improve Indoor Air Quality........................................................................................................................... 193 Source Control.............................................................................................................................................. 194 Protecting the Site During Construction........................................................................................................................ 194 Secondhand Smoke..................................................................................................................................................... 196 CO2 Monitoring............................................................................................................................................................. 196 Material Off-gassing...................................................................................................................................................... 196 Radon........................................................................................................................................................................... 198 Green Cleaning............................................................................................................................................................. 198 Improve Ventilation....................................................................................................................................... 200 Minimum Air Quality...................................................................................................................................................... 200 Increase Ventilation...................................................................................................................................................... 201 Air Filters....................................................................................................................................................................... 202 Increase Occupant Comfort......................................................................................................................... 202 Daylighting..................................................................................................................................................... 203 Daylighting Benefits...................................................................................................................................................... 203 Daylighting Issues......................................................................................................................................................... 204 Daylighting Controls...................................................................................................................................................... 204 Skylights....................................................................................................................................................................... 204 Light Shelves................................................................................................................................................................ 205 Sun Tubes.................................................................................................................................................................... 205 Views.............................................................................................................................................................. 206 Occupant Control.......................................................................................................................................... 206 Temperature Control..................................................................................................................................................... 206 Lighting Control............................................................................................................................................................. 208 Acoustics....................................................................................................................................................... 208 Case Study: San Mateo County Sheriff's Forensic Lab............................................................................ 209 Case Study: Hearst Tower............................................................................................................................ 209 Case Study: Dockside Green....................................................................................................................... 210 Fresh Air Ventilation...................................................................................................................................................... 210 Low VOC Products/ No Formaldehyde......................................................................................................................... 210 Green Cleaning............................................................................................................................................................. 210 Key Terms...................................................................................................................................................... 212 References..................................................................................................................................................... 213 Chapter 9 - Innovation in Design (ID).......................................................................................................... 214 Exemplary Performance............................................................................................................................... 214 Example #1................................................................................................................................................................... 214 Example #2................................................................................................................................................................... 214 Example #3................................................................................................................................................................... 215 Innovative Performance............................................................................................................................... 215 Examples...................................................................................................................................................................... 216 LEED AP on Staff.......................................................................................................................................... 217 Review & Acceptance................................................................................................................................... 218 ID Point Limits............................................................................................................................................................... 218 Case Study: Dockside Green....................................................................................................................... 218 Key Terms...................................................................................................................................................... 219 Chapter 10 - Regional Priority..................................................................................................................... 220 Example.......................................................................................................................................................... 220 Restrictions................................................................................................................................................... 221 Chapter 11 - Synergies................................................................................................................................. 222 Whole-Building Design Process.................................................................................................................................... 222 Credit Categories.......................................................................................................................................................... 222 Common Synergies...................................................................................................................................................... 223 Synergies within Location and Transportation.......................................................................................... 223 Site Reuse/Habitat Protection.................................................................................................................................... 223 Redevelopment/Government Incentives/Community Benefits............................................................................... 223 Site Selection/Transportation.................................................................................................................................... 224 Building Reuse............................................................................................................................................................ 224 Location and Transportation Synergies with Indoor Environmental Quality........................................................ 224 Synergies within Sustainable Sites............................................................................................................. 225 Building Footprint/Habitat Protection............................................................................................................................ 225 Site Selection/Building Footprint and Rainwater Runoff/Treatment.............................................................................. 225 Heat Island Effect / Rainwater Management................................................................................................................. 225 Sustainable Site Synergies with Water Efficiency......................................................................................................... 226 Sustainable Sites Synergies with Energy and Atmosphere.......................................................................................... 226 Sustainable Sites and Materials and Resources........................................................................................................... 227 Synergies within Water Efficiency.............................................................................................................. 228 Increased Efficiency/Reduced Demand........................................................................................................................ 228 Water Efficiency and Energy and Atmosphere............................................................................................................. 228 Water Efficiency and Materials and Resources............................................................................................................ 228 Synergies within Energy and Atmosphere................................................................................................. 229 On-Site Renewable Energy— Reducing Energy Demand............................................................................................ 229 Measuring Performance—Reducing Energy Demand.................................................................................................. 229 Purchasing Renewables/Reducing the Demand for Non-Renewable Energy............................................................... 229 Energy and Atmosphere and Materials and Resources................................................................................................ 230 Energy and Atmosphere and Indoor Environmental Quality......................................................................................... 230 Synergies within Materials and Resources................................................................................................ 231 Materials and Resources and Indoor Environmental Quality........................................................................................ 232 Synergies within Indoor Environmental Quality........................................................................................ 232 Occupant Comfort and Thermal & Lighting Control...................................................................................................... 232 Reduce Contaminants/Quality IEQ............................................................................................................................... 232 Credit Conflicts............................................................................................................................................. 233 Increased Ventilation vs. Energy Use........................................................................................................................... 233 Daylighting vs. Glare and Heat..................................................................................................................................... 233 Renewable/Recycled vs. Transportation....................................................................................................................... 234 City Revenues vs. Environmental Savings................................................................................................................... 234 The “What Ifs”............................................................................................................................................................... 234 Prioritize......................................................................................................................................................... 235 Summary........................................................................................................................................................ 235 Case Study: SYSCO Corporate Home Office............................................................................................. 236 Review.......................................................................................................................................................................... 237 Chapter 12 - LEED Green Associate Exam................................................................................................. 240 Candidate Handbook.................................................................................................................................... 240 Eligibility Requirements............................................................................................................................... 240 How Do I Register?....................................................................................................................................... 240 Schedule Ahead........................................................................................................................................................... 241 Where Do I Take the Exam?......................................................................................................................... 241 How Much Does the Exam Cost?................................................................................................................ 241 Testing Center Rules.................................................................................................................................... 241 Proper ID is required..................................................................................................................................................... 241 Nothing in your pockets................................................................................................................................................ 241 No, no, no..................................................................................................................................................................... 242 Scrap paper.................................................................................................................................................................. 242 Leaving the room.......................................................................................................................................................... 242 About the Exam............................................................................................................................................. 242 Partial Credit................................................................................................................................................................. 243 Are all exams the same?.............................................................................................................................................. 243 Study Materials.............................................................................................................................................. 243 How Do I Know When I’m Ready?............................................................................................................... 244 How Long Should I Study For?..................................................................................................................................... 245 Test Day......................................................................................................................................................... 245 Arrive early.................................................................................................................................................................... 245 Before the Exam........................................................................................................................................................... 245 During the Exam........................................................................................................................................................... 246 After the Exam.............................................................................................................................................................. 247 Exam Objectives........................................................................................................................................... 247 Definitions...................................................................................................................................................... 248 LEED Process................................................................................................................................................ 249 Integrative Strategies.................................................................................................................................... 251 Location and Transportation....................................................................................................................... 252 Sustainable Sites.......................................................................................................................................... 253 Water Efficiency............................................................................................................................................ 253 Energy and Atmosphere............................................................................................................................... 254 Materials and Resources.............................................................................................................................. 255 Indoor Environmental Quality...................................................................................................................... 256 Project Surroundings and Public Outreach............................................................................................... 257 Important Standards..................................................................................................................................... 259 Glossary......................................................................................................................................................... 265 Chapter 1 - Green Building Basics Sustainability can be defined as the ability to meet the needs of the present without compromising the ability of future generations to meet their own needs. What are some of the things that come to mind when you think about green building? Green building is the practice of creating structures and using processes that are environmentally responsible and resource efficient throughout a building's life cycle. That life cycle respectfully analyzes and integrates site selection through design, construction, operation, maintenance, renovation and deconstruction. The practice expands and also complements the classical building design concerns of economy, utility, durability, and comfort. 1 Note: The term “green building” is often used as a synonym for sustainable construction and high-performance building. In short, high-performance buildings are designed and built to minimize resource consumption, reduce life cycle costs, maximize health and productivity for the building’s occupants, and improve environmental performance. Everywhere you turn these days you can’t help but hear about green building, global warming, and rising energy prices. While we used to consider these issues someone else’s problem, or something a future generation would have to worry about, now we are realizing the issues are impacting our daily lives and are our problem today. Energy prices have gone from 7.73 cents per kilowatt-hour in 1994 to a high of 10.35 cents in 2014. A cost increase of 2.6 cents may not seem like a large price increase until you convert into commercial real estate terms. Consider a retail chain of stores paying to light, cool, and monitor its stores across the country. If the chain has 3 million square feet of space - this company is now paying 25% more for energy, every hour, every day, and those costs add up. This cost increase affects not only the stores, but also the customers who shop there and the vendors who supply the chain with products because the store must remain profitable to stay open. If the company could use less power and derive a significant savings from conscious energy consumption reduction, the company would have a much greater competitive advantage. 11 Impacts of Buildings and Construction Commercial construction requires the greatest quantity of resources in the building industry. While this study looks at green building across several product types within construction, the impacts from commercial construction in the United States include:  72% of electricity consumption 2  39% of energy use 3  38% of all carbon dioxide (CO2) emissions 4  40% of raw materials use 5  30% of waste output (136 million tons annually) 6  14% of potable water consumption 7 Green building design and construction practices that meet specified standards will help resolve much of the negative impact that buildings have on their occupants and on the environment, but reducing impacts is not the end goal. Remember that building green is constantly changing and progressing. Today’s new idea may become tomorrow’s standard practice. There are projects that already have achieved net-zero energy use or have found a way to achieve water balance and only use the water naturally occurring on the project site for water needs. There are already projects that have achieved carbon neutrality through reduced energy use and on-site energy generation. Green is already moving to the next level by striving for regenerative design. These would be projects that do not end, but rather renew resources for future use. Built Environment The built environment is the human-made surroundings that provide the setting for human activity, ranging in scale from personal shelter and buildings to neighborhoods and cities. This goes beyond just building, but also includes transportation systems – roads, bridges, etc. The built environment accounts for two-thirds of all greenhouse gas emissions. Because the already existing built environment contributes to so much of the greenhouse gases it is important that those resources are made more efficient - perhaps by operating them more efficiently, i.e. buildings, and by using them more effectively, i.e. infrastructure. The built environment contributes 67% of all greenhouse gas emissions. 8 Defining Green Building Green buildings are specifically designed structures that reduce the overall negative impact of the built environment on human health and the natural environment by:  Efficiently using energy, water, land, and materials  Protecting occupant health and improving employee productivity 12  Reducing waste and pollution from each green building  Continuously looking for ways to improve performance High-performance green buildings address sustainable development throughout the building’s entire life cycle – from the beginning with the building’s site selection and design all the way through to the end of the building’s life. Sustainable buildings are significantly better than standard buildings. They use less energy, save money over time, provide better occupant health and comfort, and are better for the environment. To achieve the many benefits of green building, whole building design was developed. Whole Building Design In the traditional planning and design process, building systems were viewed as separate elements - site, structure, systems and use, and design decisions were each based on budget and/or schedule considerations. Changes to a design in order to meet a certain budget or follow an accelerated schedule did not take into account the final performance of the completed building. FIGURE 1.1 The interdependent building considerations of whole building design 13 The “house as a system” model, a favored approach in the green construction industry today, illustrates interconnectedness. Whole building design views all of a building’s systems together as they operate interdependently. Sustainable design begins when projects are first imagined and requires thinking ‘green’ at every stage in the lifecycle. Owners, designers, engineers, and builders play vital roles in reducing the environmental impact of the built environment, starting with the decision to build new or renovate. An issue such as which way the building is oriented would have the project team asking such questions as:  How is the sunlight going to enter the building?  How will the orientation affect the heating and cooling loads?  What impact will that have on the window glazing? Whole building design is an integrative design and uses an integrative project team. It is this approach that will facilitate sustainable design for the future. The Conventional Building Process The conventional building process followed these steps, or steps that were very similar:  Design  Construction plans  Bidding process  Construction  Commissioning and turnover  Occupancy In the conventional building process, specialists usually worked in isolation, focusing on their separate area of project expertise and interacting and working together ONLY when absolutely needed. 14 FIGURE 1.2 Team members working in isolation An example would be the insulation used on the project – enough insulation would be installed to meet code and at the lowest cost. The HVAC system would be designed to cool the building based on area, without regard to what insulation was being used or which insulation would be most effective for the HVAC system. The contractors work in isolation, just concentrating on their own concerns, not the over-all building or the needs of its occupants or any relation to the environment. Initial costs and operating costs can actually increase because of this approach. The Integrative Process An integrative process is an approach that integrates people, systems, business structures and practices into a process that collaboratively harnesses the talents and insights of all participants to optimize project results, increase value to the owner, reduce waste, and maximize efficiency through all phases of design, fabrication, construction, and ongoing operations. The integrative process requires collaboration among key stakeholders and design professionals from conception to completion. A stakeholder may be the building owner, a major tenant, or an end user customer, like a college student who uses a building for classes. Decision-making processes and complementary design principles should be established early in the planning, satisfying the goals of multiple stakeholders while still achieving the overall objectives of the project. Stakeholder meetings may be hard to schedule or may include stakeholders opposed to new technologies or green strategies, but even if a project encounters stakeholders who resist this new way of planning a project, they can still be beneficial. Project teams can work to alleviate these concerns, which will lead to a happier stakeholder group at the project’s delivery. 15 During the integrative process team members work together and communicate throughout the process of the building’s design and construction. Professions that traditionally may not communicate do so, and the process evaluates how design decisions and components will affect (or be affected by) other site decisions and components. The integrative process results in greater efficiencies, with some estimates showing that single projects employing integrative project teams can achieve savings of 2-10% in the cost of construction. 9 FIGURE 1.3 Integrative Project Team Members The project phases of an integrative process are different than the conventional process:  Pre-Design  Design  Construction plans  Bidding process  Construction  Commission the building 16  Occupancy and Recommissioning  Building end of life reuse or demolition/recycle Pre-Design First you need to make a plan. You don’t go on vacation without making a plan. When are we leaving, what are we packing, how are we getting there, what are we going to see, where will we eat, how much money should we bring, what’s our budget, etc. Start with a project vision, and then define green building goals while getting input from stakeholders. Next, create a team and identify a budget. Brainstorm about opportunities to gain incentives and cooperation with government organizations. Create a timeline and methodology and decide on which measurement tools you will use to identify progress. Calculate the return on investment and don’t forget to identify risks. Probably the most critical phase of the integrative process is the pre-design phase. It is in this phase where the groundwork is laid for the entire project. Extra time and effort is part of the pre-design phase, but this helps keep the project on track and improves cost control. The integrative process increases the level of effort during early design phases, resulting in reduced documentation time and improved cost control and budget management, all of which increase the likelihood that project goals, including schedule, life cycle costs, quality and sustainability will be achieved. The pre-design phase will include several new steps: Life Cycle Approach At the very beginning of the pre-design phase it is important that all those involved are viewing the project through the lens of the life cycle approach. This approach does not just focus on the delivery of the completed project (like an office building) but goes much further to the life of the project and eventual reuse of the project or its demolition and hopefully recycling. Develop a Clear Statement of the Project's Vision Summarize what is trying to be accomplished. Here is an example from the Guiding Principles for Siting Selection of Los Alamos County Municipal Building. “Los Alamos County’s new Municipal Building will be a functional, comfortable, attractive building for citizens and employees to conduct county business, as well as a state-of-the art energy efficient, cost-effective structure that 17 embodies and demonstrates Los Alamos County’s commitment to sustainable development. The Municipal Building will be located on a site that supports this vision. The Municipal Building will have a positive impact on the future of Los Alamos County’s downtown and be a source of pride for its Citizens.” Define the Green Goals of the Building Based on the project’s vision, define what you want to accomplish. For example: the building will promote the vision by enabling these objectives:  The building will provide a healthy and effective contemporary office environment for employees.  The building will be a state-of-the art energy–efficient structure and a leader in sustainability and green building design.  Etc. Here are some guidelines on making smart goals. Goals should:  support the project vision  be clear so all team members can relate and understand  cover the entire project  be achievable  be measurable (qualitatively or quantitatively)  be achievable in the space and time of the project (applicable) Write down and report goals to the project team. Use an iterative process to constantly check goals against the project vision and to see if goals are being met. Saving energy is a very high level goal and is a good thing to strive for. However down the road after the building is operating there must be some way to determine if the goal has been reached. To do this both metrics and targets are needed. Metrics are needed that measured the energy use of the building, and preferably the energy use of individual systems. How much energy was used in January of this year compared to January of last year? What is the difference year over year? Targets must be clear so everyone can understand them. Saving 25% in energy use compared to a similar building is a specific target that is clear and understandable. Both targets and metrics are needed, otherwise it cannot be determined if the goal was met. Targets use the metrics for measurement. And metrics without a target just creates data points. 18 Set Priorities Not all goals may be achievable for the budget or schedule. The team will need to prioritize the green building goals. Setting critical milestones enable the project to stay on track. Critical milestones might be conceptual, schematic, design development, and/or construction documents, etc. Select the Project Team The project team is a collaborative group involved in design and problem solving during all steps of the project. The project team will incorporate people and trades from every aspect of the building process and even the building’s end users. Every member of the team will need to be committed to the green building goals and the project’s vision. Make sure to include some green building experts to help the project along if this is a new process and unchartered territory for a majority of the team members. Assign champions/group leaders. The champion is someone who is motivated and able to lead the team in the direction of sustainability. Champions take on specific initiatives that advance sustainable growth and development. They may be internal or external to the project. Research Green Technologies and Strategies Do research on new green technologies and strategies. This doesn’t mean every material will be the latest and greatest cutting edge technology. There are lots of materials and strategies that have been around for decades. But there are new ideas and systems that are emerging as green becomes a focus of the building industry. Consider which ones are most appropriate, as they relate to meeting the goals and priorities of the project. Assign Small Task Groups To help distribute the burden of research divide the project team into small task groups who research a selected green technology or strategy. These groups can later report back to the project team. This allows for subject matter experts or outside consultants to inform the project without taking the time of the whole team. Define Green Building Budget Items Green building has a few added expenses compared to traditional building. Project teams should determine relevant design fees and construction costs. Also address:  Life-cycle cost analysis 19  Design and cost advice from experienced green building professionals  Contingencies for research of unconventional techniques or materials Consider the life cycle cost of each green technology and strategy. A high-efficiency HVAC system may cost 10% more upfront, but the simple payback may be 5 years and after that the building will save 20% every year on energy bills. Is it worth it? The project team will need to decide. Can HVAC systems be shared across multiple buildings on a single campus? Can excessive heat from one building be used to warm another? The project needs some green building expertise. If no one on staff has significant experience, you will need to find some outside to help walk you through the process successfully. This cannot be emphasized enough – don’t try to go it alone. Consultants do not have to be expensive and will likely pay for themselves with their advice and LEED assistance. Next, the chosen green technologies and strategies should be researched and analyzed. Consider each, and ask:  Is this the best choice available?  What are our options?  Do we have installers with significant experience?  Who else is doing this and what were the results? Contingencies should be put in place in case something doesn’t work out. Review Applicable Laws and Standards What is the measurement or standard for how we build a new building in general? The answer is the building code. And what is the building code? It is the law, but it’s the minimum standard enforced by the local government. Policies play an important role. Not just building-specific policies – there could be local policies, state policies, state requirements, rules, laws, and regulations that are out there, which projects will have to meet.. Zoning and Local Codes The project must meet local codes, zoning, and ordinances. For example, a site that is zoned residential may only allow a certain number of homes per acre of land. A site 20 zoned for office space may only allow for a building to be a certain number of stories in height. Local codes, zoning, and ordinances take precedent over LEED requirements. Building inspectors and local agencies will verify that all codes are being met throughout the construction process. Zoning requirements are present in most jurisdictions, and many aspects of the building and site development will be impacted by the zoning in your area. Zoning typically has three categories of land use - residential, commercial, and industrial. If an area is zoned residential, a skyscraper or grocery store could not be built in the middle of a subdivision of homes. Zoning helps protect property values, but it has increased the use of the automobile. Over the past few decades, mixed-use developments have come into favor allowing residences to be built among offices spaces and basic services. Zoning ordinances may address:  Minimum parking requirements  Building height  Floor area ratio - the relationship between the total building floor area and the allowable land area the building can cover  Open space  Density – how much built square footage can exist in the property boundary  Landscaping restrictions, such as tree save areas ICC Many jurisdictions have adopted codes published by the International Code Council. The International Code Council, a membership association dedicated to building safety and fire prevention, develops the codes used to construct residential and commercial buildings including homes and schools. Most U.S. cities, counties and states that adopt codes choose the International Codes developed by the International Code Council. ICC has many codes, including building, plumbing, mechanical, and fire codes. IgCC The ICC introduced the International Green Construction Code (IgCC). The IgCC provides model code language to establish baseline regulations for new and existing buildings related to energy conservation, water efficiency, building owner responsibilities, site impacts, building waste, and materials and other considerations. The IgCC model code language becomes law when it is adopted by the appropriate state or local authority charged with governing construction. The adopting jurisdiction is charged with determining the final content of the code, and has the ability to calibrate the application of the code on a project-by-project basis. 21 ADA Projects in the United States must also comply with the accessibility guidelines of the Americans with Disabilities Act (ADA). Other Laws The project team must also check for any potential green building laws that may exist. Some cities now require a certain amount of energy efficiency or even a certain level of LEED certification. Do your research in the pre-design phase, because the design decisions will need to address these requirements. For projects located in historical districts, the project team might be limited on how the façade of the building can look or sometimes even the interior of the home or building. Design In the design phase for the integrative process there will be some additional steps:  Develop a project budget that covers green building measures  Test and select green technologies and strategies  Check costs  Finalize design decisions Remaining Steps After the design phase, the remaining steps look quite similar to traditional design:  Construction plans  Bidding process  Construction  Commission the building  Occupancy and recommissioning The main differences is that in each of these steps - construction plans through occupancy - the project team is always reviewing and verifying that green building goals are being met at every point in the process. Additionally the team is always working together and collaborating. Let’s revisit our previous HVAC example. Let’s have the HVAC person and the insulation person do further joint analysis before the design begins - 22  How much extra insulation can we add in order to reduce the size of the mechanical systems?  How will doing so decrease our operating costs?  What are the life cycle costs of the insulation?  Are there more upfront costs, or are we actually cutting costs by using smaller equipment?  What is the point of diminishing return? Building Costs Looking down the line to ultimately save dollars impacts the economic bottom line, because of the impact of rising fuel costs and energy costs. In the past when constructing a new building the long term costs were never taken into consideration. Green building studies have shown the cost of building green can be the same as that of traditional building. Green building projects have hard and soft costs just like traditional building, but the project team also considers life cycle costs. A life cycle cost (LCC) is the sum of all recurring and one-time (non-recurring) costs over the full life span or a specified period of a good, service, structure, or system. The life cycle cost includes the purchase price, installation cost, operating costs, maintenance and upgrade costs, and remaining (residual or salvage) value at the end of ownership or its useful life. Traditional building processes look only at design and construction costs, or first costs, and not life-cycle costs. A life cycle cost differs from life-cycle analysis (LCA), which is the investigation and valuation of the environmental impacts of a given product or service caused or necessitated by its existence. LCA addresses environmental impacts while LCC addresses economic impacts. Soft construction costs are costs not directly related to building, construction, etc. These include architectural, legal, financing, engineering fees and other costs incurred before and after construction. These costs make construction possible but are not directly related to building the project. Hard costs deal with fixed assets. They are directly related to improving real property. Green building also differs from traditional design by considering the operating and maintenance costs of the building over its lifetime, not just the construction costs. A lifecycle cost analysis helps define the long-term operations and maintenance costs. For 23 example, if Carpet A costs $10,000 but only lasts 5 years, and Carpet B costs $20,000 but lasts 20 years, Carpet B is a better choice because it has lower lifecycle costs. During the pre-design phase, project teams should set their goals for life cycle costs rather than "first cost" value-engineering. Value engineering takes a project and alters the building design and systems to fit a budget with changes often coming during implementation and construction. Ongoing operations and maintenance costs are not considered when first-cost value engineering takes place. For example, insulation may be reduced to save on building cost, not considering that increased insulation can save operational costs. Integrative Process Compared to Traditional Project Delivery Here is a summary of how the processes and building strategies compare: Traditional Project Delivery Integrative Process Teams Hierarchical, working independently only as Collaborative, integrative, assembled as needed early as possible before any designing Process/Schedule Linear, working in silos Concurrent; shared information, iterative Risk Individual risk Shared equally Compensation Individually based Based on team success Communication Paper based Digital and virtual; use of computer models Materials/Strategies Least expensive to meet code Life cycle analysis, life cycle costing Project phases Design – occupancy Predesign phase; green building goals are reviewed at every phase Conventional building practice usually involves a linear project handoff from architect to engineer to contractor to occupant. By contrast, the integrative process front-loads the process, bringing the client, designers, engineers, contractors, occupants and operators together early in the design process to collaboratively establish project goals, strategize innovative approaches and resolve conflicts in advance. These disciplines then continue to work together in an iterative process toward the project’s high performance goals. Integrative Process and Project Teams The integrative process of a project is what contributes to reaching the sustainability goals established by the project team. Every aspect of building design is considered cohesively, beginning in the pre-design phase, and continuing to the end of the building’s lifecycle. A fully integrative process is only possible with an integrative project team. Everyone involved in a building project has to be of like mind and work together to achieve the goals of an integrative process. This includes not only the people who are designing and 24 constructing the building, but also the people that own and manage the building and the people who will occupy it. Communication is very important, and it needs to start as early in the design process as possible. The earlier that sustainable planning begins, the less costly the project will be and the more likely that the project will meet its goals. Ways to communicate with end users includes the use of surveys and roundtable discussions. These do not have to be complicated or expensive. The integrated team works together for the duration of the project with ebbs and flows of responsibilities and involvement for each discipline. Innovative design solutions require the investigation of leading edge approaches and technologies and may require team members to stretch their current level of expertise. This can create a sense of vulnerability, so it is essential for the project lead, whether it is the project architect or design/build contractor, to establish a culture of collaboration and trust among team members at the onset of the process. This encourages team members to be open to new ideas and learn from others. The spirit of cooperation is greatly strengthened if the owner/developer is seen as a champion of the integrated approach and openly provides access to staff, financial decision makers and facilities personnel who will have ultimate responsibility for the building. 25 FIGURE 1.4 Design team members The success of a project team depends on:  Setting specific goals that can be measured and validated  Developing strategies that will meet the goals  Proper planning  Creating processes that foster communication of all team members  All team members being on board with the goals and being held accountable for reaching those goals  Continuous monitoring of progress throughout the development process and ensuring goals are being achieved Ultimately, the building owner is responsible for setting the goals for a project and their implementation. It is the responsibility of the design team to translate the goals and budget for the project into measurable benchmarks for design, construction, and operations so the project will be successful. For example, consider the quality of a building’s indoor air. Air quality is going to be affected by: 26  The size and rate of the ventilation system  The materials that are chosen for the interiors  Where fresh air is pulled from outside the building  Where cleaning chemicals are stored in the building (facility management)  What pest control measures are used, etc. That concern reflects just one issue - air quality - but it doesn’t include everything that needs to be addressed. This decision involved the HVAC engineer, the architect, the facility manager, and vendors. In colder climates, the integration between the building envelope and its HVAC systems is even more beneficial. The more high quality insulation that is installed in the exterior of the building, the less heating will be needed. Lower heating bills equal lower operating costs. In warmer climates, there are several design strategies available to reduce the cooling load needed. Often these integrative ideas do have offsetting costs, so it is important not to look at costs as just the upfront expenses but more as lifecycle costs. Every member of an integrated team can provide input toward reaching sustainability goals. However, everyone must be on the same page throughout the building process. The integrated team is not set up for a once-and-done meeting. The integrated team is not just the “integrated process team.” The integrated team works from conception through the life cycle of the building. As mentioned in goal setting, this team needs to have an iterative process of constantly checking progress against goals, reviewing the goals, reviewing the currently strategies and interaction to achieve the goals. The mental picture this type of activity should bring to mind is a circle. Building the project and attempting to reach goals on a linear line of tasks A-Z is not the modern view. Instead, an iterative process is a circle of activities that constantly work to achieve goals and adjust to project /environment/client changes as they happen. Example: Bridgeton Revitalization Project The Bridgeton Revitalization project in Bridgeton, New Jersey has created new affordable housing that is efficiently and aesthetically integrated into the town’s existing historic district. The Bridgeton Revitalization project incorporated an integrative process in several ways. The project used a series of public meetings to solicit the active input of residents, neighbors and staff of the local housing authority at every scale of the project. Because this project took place in a historic district, it was also important to involve private stakeholders and experts early in the process to most efficiently coordinate large- 27 scale projects such as utility and street improvements. Perhaps most important, the Bridgeton Revitalization project adopted a whole building approach and encouraged all of the engineers, the builder and the architect to collaborate throughout the length of the project to ensure sustainable materials and systems were incorporated into all aspects of the project. This process not only created greener affordable housing for the municipality, it also ensured that the people who would be living in or near the new buildings were actively involved in determining the form that the development would take. This is an example of how an integrative process can help address both environmental and social issues related to a new residential development and result in a successful project. Conflicts are inevitable but solutions are easier to find if all participants and stakeholders are included in the design process. 10 Ongoing Operations & Maintenance Meeting sustainability goals does not end after the building design is completed. Traditional buildings have similar needs. Contractors are scheduled to come in periodically and check a building’s systems:  Do the HVAC filters need replacing?  Do the belts for the exhaust fans need replacing?  Are the hot water boilers functioning properly? These tasks are also examples of effective preventive maintenance and on-going commissioning. This simple example is another instance where sustainable design differs from traditional design. Sustainable design goes well beyond preventative maintenance to include auditing, performance measuring, analysis, and optimization. All these steps can reduce costs by catching problems well before a system breaks or even if it does not ever break down. A system that is running 20% too much or is not performing to its design may lead to the equipment failing before its expected lifetime or the system consuming more energy than is needed. The ongoing operations and maintenance of a high-performance building is a continuous process that needs to follow a plan that identifies and corrects building system problems to maintain peak building performance over time. This process is a continuous cycle of planning, auditing, measuring, analyzing, and correcting. 28 FIGURE 1.5 The continuous operations & maintenance cycle over the lifetime of a building The Triple Bottom Line How is true sustainability defined? The key indicator of true sustainability is the triple bottom line. You are probably already familiar with the traditional bottom line. In business, the bottom line is on the bottom of the financial statement. The bottom line indicates how much money the business/project/investment made. Every business places the bottom line at or near the top of any important decision- making process.  Can I hire this prospective employee? How much is it going to cost, and how much money can the employee save the business or add to the business?  Should we buy this equipment? How much does the equipment cost, and how much can it save the company, or how much new revenue can it generate? The same decisions are made in development, design, and construction –  Is this project going to make us money?  Will we break even, or will we lose money?  What’s our profit margin going to be? Nobody runs a business to lose money, or else the business cannot survive, and everyone will be out of a job.

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