Green building follows a design process that is fundamentally different than that practiced in conventional design. Architects, builders and developers in the field know it as the whole-systems thinking or the integrated-design process. The integrated-design process begins with team formation and a shared goal, and through a series of decision-making meetings, benefitted by materials and systems-research and modeling-cost estimates, produces schematics and then final plans and specifications that have been crafted through an iterative process to create the greatest value for the most affordable price. The goal of the green team is to balance the aesthetics of a project with the efficient, durable and restorative use of resources, considering up-front and life-cycle costs, for the health of the occupants and the environment.
Why a team?
Team members understand the relationship of interdependent systems and how any alteration to the building in one area will impact other elements and systems. Members commit to developing and maintaining the project's vision, goals, criteria for design and performance from inception through occupancy. The team will:
- assess acquisition, title, easements, utilities and water issues by site, revise or eliminate design elements, alter the design or scope, research, evaluate energy, envelope, water and wastewater systems, weigh arguments and develop bid alternates
- incorporate green-building measures, including contingencies for researching and analyzing multiple options, into the budget
- address multiple questions, i.e., which is the best site, what is the best configuration on the site re: topography, views, traffic patterns for the occupants, and orientation and massing, to take advantage of passive solar, wind, ventilation and thermal heating and cooling so that demands are reduced on mechanical systems
- research new products, systems, materials and methods of installation to determine what elements and systems lend themselves best to addressing more than one project need
- allocate time for testing and commissioning into the project schedule
- use RFQ and RFP process to require contractors to demonstrate their green-building qualifications and experience and their willingness to share in the mission
- participate in a comprehensive and ongoing evaluation of the project to ensure the project benefits from everyone's perspective, knowledge, creativity and innovative ideas, and that everyone is clear on the process, the timelines and responsibilities
Who should participate?
The nucleus of the team is the owner, developer, project coordinator, architect, the general contractor and systems designers, but they draw from a wider circle, including city or county planning, local utilities, a green consultant, a landscape architect, major subcontractors, mechanical, structural and civil engineers, suppliers, lenders, foundations, service providers, tenants and management. The team must have:
- a dedicated project coordinator or green-building consultant from the earliest stages of design through occupancy to ensure that the team meet its priorities, that all systems are installed correctly and tested, and that owners, managers and tenants understand how the green features work and how to maintain them
- an architect experienced in green building
- engineers and contractors familiar with the project's green features and systems and the requirements of installation and operations, and who are willing and able to do research on unfamiliar aspects
Basics
The proposal, budget and contractor requirements should detail passive and active energy sources, the water and wastewater system, ventilation system and envelope construction, and provide finish options.
Green-building guidelines and rating systems can help focus the discussion around measurable outcomes and performance standards for operations and maintenance.
Know local codes.
Research tax exemptions, incentives, sponsorship, and grant funds for green building.
Energy analysis-modeling software is available for systems and the building envelope. Use modeling to help determine the best combination of systems, and determine initial costs and recovery for the developer and lenders.
Provide mandatory training for performance maintenance to keep the building functioning at its highest efficiency.
Important Resources
Blueprint for Greening Affordable Housing – Global Green USA, Island Press, 2007
sustainable, affordable, doable: Demystifying the Process of Green Affordable
Housing http://www.practitionerresources.org/cache/documents/666/66601.pdf
Walking the Value Engineering Tightrope 29th Annual NPH Fall Conference, September 23, 2008
Contact: Citizens Housing Corporation. http://www.citizenshousing.org/
|
