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Framework for Acquiring Sustainable Facilities
Sustainable development as an integrated concept for buildings seeks to reverse
the trends in the architectural and engineering communities that focus on first costs and
treat each discipline's contribution to the whole building as separate and independent
efforts. The precepts for sustainability are that all resources are limited and it is less
expensive short and long term to build in harmony with the environment. The legacy of
great architecture and building throughout the world is a history of design and
construction performed in concert with the natural elements and geography.
Sustainable development principles can be applied to all phases of facilities
acquisition and operation. Through an integrated approach, sustainable development can
achieve synergies that reduce resource requirements, increase energy efficiencies, and
create a healthy environment--all at a lower life-cycle cost.
The primary objective of this study is to develop a framework to show how long-
established requirements for value engineering and life-cycle costing can be used to
support sustainable development for federal facilities. In some cases, current federal
agency practices may need to be adapted or modified. As agencies gain more experience
with sustainable development, additional strategies and best practices will emerge. Some
may become standard practice over time. In the short teen, however, because of the wide
range of missions, programs, customers, and budget constraints, agency strategies to
support sustainable development will need to be determined case by case.
FORMAT
.
The framework is organized according to the facility acquisition phases outlined
in Chapter 2:
Requirements assessment
Conceptual planning
Programming/budgeting
Design
Construction
Start-up
To facilitate the decision making required in each phase' sustainable development
considerations are posed as questions. In the initial phases sustainable development issues
23
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24
Sustainable Federal Facilities
are considered at the macro level; as one moves through each phase, issues are
considered at increasingly detailed levels.
Sustainable development considerations are further organized by the principles
formulated to implement Executive Order 13123 related to siting, energy, materials,
water, indoor environmental quality, and operation and maintenance practices. Examples
of practical actions and strategies that can be employed to support the principles are
highlighted. Examples of sustainable operation and maintenance practices that can be
used after the building is acquired are also provided.
,
Requirements Conceptual
assessment planning
Value
engineering J
Programming/
budgeting
-T
FIGURE 3-] Framework format.
Design
J
~ Construction
, 1 ~
Value
engineering
Start-up
In the task group's framework, value engineering and life-cycle cost analyses to
evaluate a range of sustainable development opportunities are used in conceptual
planning, design, and construction. Using value engineering and life-cycle costing in the
conceptual planning phase is not standard federal practice. It, however, is during
conceptual planning and design that the decisions having the greatest impact on cost and
on the ultimate sustainability of a facility are made, including decisions affecting
operations, maintenance, and disposal. Therefore, the task group believes that conducting
a macro-level value engineering analysis as part of conceptual planning will be cost
effective and will provide objective information for evaluating sustainable strategies
incorporated in alternative designs, systems, and materials. The task group also supports
using value engineering and life-cycle costing in design and construction. If there are
tradeoffs to be made, it is clear that the earlier in the process that value engineering is
employed the greater the potential benefits for sustainable development and cost savings.
. . . . . . .
DOCUMENTING OBJECTIVES, DECISIONS, AND ASSUMPTIONS
Because team members will change during the 3-5 years of the federal acquisition
process, it is important that agency objectives, decisions, and assumptions for sustainable
development be clearly and completely documented during each phase of acquisition.
Key aspects to be documented include the project philosophy, (i.e., what is to be achieved
by acquiring a facility), sustainable development objectives, design goals, choice of
. materials, technologies, and systems. For each aspect, the decisions made, the
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Frameworkfor Acquiring Sustainable Facilities
25
assumptions underlying those decisions and specific alternatives considered and rejected
need to be clearly and concisely documented. Standards and responsibilities for
documentation should be agreed on and assigned at the beginning of each phase.
The purpose of the documentation is to create an institutional record that might
otherwise not exist because of changes in leadership, staff turnover, project delays,
budget cuts, and so forth. The cumulative record of decisions relating to a project can be
reviewed at each subsequent decision point or to help integrate new team members into
the process. Employing a macro-level value engineering analysis in the conceptual
planning phase and a value engineering study at the (resign phase will support this
process. If value engineering is applied only as a measure to mitigate project cost
overruns, having a iffily documented history of the project philosophy, objectives, and
decisions will help to avoid tradeoffs that may compromise sustainable development's
strategic advantages.
INTEGRATED PROJECT TEAM APPROACH
It is essential to use an integrated project team approach from conceptual planning
through start-up to implement this framework effectively. An integrated project team
should include the primary stakeholders (representatives of the facility owner, users, and
operators) architects, engineers, interior designers, planners, value engineers,
environmental designers and engineers, energy managers, contracting officers
, , 1 ~ · 1 ~ , ^^ rem 1 ~ ^ , ~ · ~ . · ~ ~
constructors, and facility engineering start. the level of team member involvement Will
vary depending upon the decisions to be made, the acquisition phase, and the contract
method. Nevertheless, including the perspectives and expertise of the various team
members throughout the process is important.
Using an integrated project team approach will better enable the owner, designers,
constructors, managers, operators and users of a facility to
establish objectives for sustainability, functionality and performance and
ensure they are reflected in the acquired facility.
make informed decisions about tradeoffs among resources, materials, mission
objectives, and building performance for the short and long term.
ensure that contract documents are written to support design, construction, and
performance objectives.
facilitate a better understanding of how the materials and systems being
considered in the conceptual planning and design phases will affect first costs
and life-cycle costs, operations and maintenance practices, and the ultimate
performance of a facility over its lifetime.
The report fiddling Value to the Facility Acquisition Process: Best Practices for
Reviewing Facility Designs (FFC, 2000) identifies IS best practices for (1esign review.
Six of the ~ ~ relate to teamwork and collaboration; three relate to an integrated project
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26
Sustainable Federal Facilities
team approach, as follows:
Number 5. Ensure that all interested parties participate in design reviews from the
planning and design phases, so that all perspectives are represented as the design
evolves. Broad participation creates early project endorsement or "buy-in,"
reducing the potential of later disagreement or need for changes. At a minimum,
involve representatives of the owner, the user, the A/E, construction management
staff' maintenance and operations staff, and special staff, such as procurement,
safety, and fire protection. Where possible and appropriate, include the
construction contractor, permitting-agency staff, and independent specialists for
value engineering and independent review. Err on the side of excess
participatio~it is cost-effective protection against unexpected and expensive
fixes or oversights.
, , , _ ~
Number 6. Use the same A/E throughout the facility acquisition process to
maximize continuity and allow participants to build and apply their experience
baseline. Using the same A/E for conceptual planning, detailed design,
construction support engineering services, and start-up takes advantage of the
A/E's intimate understanding of both the owner and his project needs, and
supports continuity of personnel involved.
Number S. Participants should commit for the duration of the activity to ensure
continuity. Changing participants from any of the organizations involved in
reviewing the design can disrupt the work flow and threaten the stability of good
teaming relationships.
. _ ~ c~ ~ _
Each of these best practices is implicit in the task group's support of an integrated
project team approach for acquiring sustainable facilities.
PERFORMANCE MEASURES
Executive Order 13123 establishes goals for energy efficiency and sustainable
facilities. At the beginning of the acquisition process, when agencies are setting goals and
objectives for a facility's performance' it is equally important to establish measures and
methods for determining how well those goals and objectives are being met. For
example, if an agency establishes a goal of reducing energy consumption by 30 percent in
comparison to a traditional building, the agency must also establish the baseline against
which energy consumption in the sustainable facility will be measured and the means for
measuring, such as a metering or monitoring system. At the appropriate phase, the agency
can ensure that the metering or monitoring system is purchased and installed.
Creating sustainable facilities through an integrated design approach is a
relatively new practice. Both successes and failures will occur, so both good and bad
performance should be documented through performance measurement. In this way,
agencies can learn from and improve upon past experience. Establishing quantifiable and
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Frameworkfor Acquiring Sustainable Facilities
27
qualitative objectives and measures at the beginning of the acquisition process and
measuring performance after occupancy is a key component of acquiring sustainable
facilities.
FRAMEWORK
Requirements Assessment Phase
~ N
~ assessment J |
.:
~ Design 1
planning | ~ budgeting J I ~ ~J
The key decisions to be made in the requirements assessment phase relate to
. . . .
meeting mission or program requirements.
.
Determine whether the agency needs a facility to meet a requirement or whether it
can employ other strategies.
If a facility is required, determine the total scope needed.
Determine the functions and number of personnel to be housed.
Identify the geographic location.
· Ascertain whether the agency will own or lease the facility.
Decisions made in this phase will begin to establish the parameters for sustainable
development. Issues to be addressed include the following:
· Mission or program. Is the mission or program a continuing one or of specific or
indefinite duration?
Alternatives to facility acquisition. Are there management strategies, such as
redeployment of staff, telecommuting, or the use of alternative workplaces, that
can be employed to meet the requirement? Are there other methods that can be
used to acquire needed services?
· Facility acquisition. How will a facility support this mission or program over the
short and long term (i.e., what is to be accomplished by acquiring a facility?~. Can
a facility acquired to meet the current mission be adapted and reused for other
purposes if the mission or program changes?
' Executive Order 13 ~ 23 identifies Energy Star™ as one such performance measure. Additional information regarding Energy Star™
is located in Chapter 5: Resources.
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28
Sustainable Federal Facilities
.
Program needs. What are the primary drivers in identifying the need for the
facility? Security, national defense, research and development, other? If these
drivers are found to be unnecessarily restricting options for sustainable
development, can they be challenged?
Scope. How much space (gross square feet) is required to accommodate mission
or program functions in both the short and long term? What are the minimum
requirements? Is it appropriate to provide some increase in scope to accommodate
possible future needs (e.g., mission change, environmental regulations)?
Siting factors. Does the facility need to be located in a specific geographic
location to serve the function? Is its location based on statutory or administrative
requirements? Will the facility support a stand-alone Unction or does it need to be
proximate to other Unctions and facilities?
Finance. Based on the length of mission, space, and location needs, is it more cost
effective to own or lease a facility?
Energy efficiency goals. How will this facility contribute to meeting Executive
Order 13123 goals for reducing greenhouse gases emissions, reducing energy
usage, expanding the use of renewable energy, reducing the use of petroleum, and
reducing water consumption?
Conceptual Planning Phase
Requirements ~ Conceptual ~ Programming/
assessment — planning — budgeting
r value ~
l engineering |
1_
~ . ~
[ Design
Construction
[ engineering
Value
The key decisions to be made in the conceptual planning phase are
the site of the facility.
whether to acquire a new facility or rehabilitate an existing one.
the preferred approach for space and functional requirements.
the agency's expectations for facility performance, quality, cost, and schedule
and for meeting the goals of Executive Order ~ 3 ~ 23.
the performance measures to be used to determine how well the agency's
objectives are being met.
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Frameworkfor Acquiring Sustainable Facilities
29
Sustainable development starts with matching the mission or program
requirement to a site. The location of a facility affects a wide range of environmental
factors, such as the energy consumed by workers for commuting, the impact on local
ecosystems, and the extent to which existing structures and infrastructures are used. All
other factors being relatively equal, reusing or renovating existing facilities will typically
use fewer resources and thus be more sustainable than constructing a new one. Similarly,
facilities or sites located in areas already served by infrastructure will, in general, use
fewer resources and disturb less natural habitat and thus be more sustainable than sites
that require the extension of water, sewer, roads, or utilities or involve the destruction of
natural habitat. Sites or facilities served by public transportation will generally have less
effect on nonrenewable energy sources, such as petroleum, because they offer commuters
transportation options other than individual automobiles. However, there are always
exceptions. For example, if an existing facility is a semi-permanent building with poor
energy efficiency, demolishing and replacing it with a more permanent, energy-efficient
facility may be more sustainable in the long term. Thus, a case-by-case analysis is
necessary.
Siting Considerations
.
Can the mission requirement be met by an existing facility that is vacant, has
sufficient excess capacity, or can be rehabilitated?
· Can any required functions be combined, simplified, or served elsewhere?
· Can functions be collocated or allow for multipurpose usage to decrease the amount
of space required?
· What is the best, most appropriate use of a site?
Are there ecologically sensitive areas, such as endangered species habitats, forests,
meadows, wetlands, and waterfronts, that should be protected?
Are there culturally sensitive areas, such as historical and archeological sites, that
should be preserved?
Is any portion of the site contaminated with hazardous materials or toxic substances
that may restrict use or require cleanup prior to construction?
Actions that can be taken to optimize site potential include
.
· recognizing that some sites may not be suitable for new or additional
development.
· minimizing development of open space by selecting already developed land or
brownfields.
· taking advantage of passive and active energy opportunities by identifying the
site's solar angle and radiant energy impacts.
integrating the building into the natural setting.
· preserving natural attributes.
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30
Energy Considerations
Sustainable Federal Facilities
Are existing buildings well served by infrastructure (i.e., water, sewer, and utilities)?
· Are vacant sites under consideration served by infrastructure?
Can existing facilities and equipment be renovated to incorporate energy-eff~cient
systems and equipment?
Will a renovation be cost effective in the short or long term?
Actions that can be taken to minimize nonrenewable energy consumption include
reducing the use of petroleum by commuters by choosing sites served by
public transportation.
choosing sites that can be served by alternative fuels for use by agency
vehicles.
using the natural attributes of a site for optimal lighting, ventilation, heating,
cooling, and water conservation.
integrating technologies, including solar energy, to further enhance energy
conservation.
Materials Considerations
Can existing facilities and equipment be renovated using recycled content and
environmentally preferable materials?
Will the use of such materials and equipment affect mission or program achievement?
· Will such a renovation be cost effective in the short or long term?
How will the use of such materials affect the ultimate disposal of the building?
Actions that can be taken to use environmentally preferable products include
using locally available materials when possible.
identifying renewable products and components to ensure continuing use of
sustainable products.
· avoiding endangered, nonrenewable products.
establishing goals to maximize the use of environmentally preferable products
in the building design.
· reviewing the life cycle assessment of products being considered.
identifying environmentally preferable products by using life cycle assessment
tools, such as the Building for Environmental and Economic Sustainability
(BEES) software.
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Framework for Acquiring Sustainable Facilities
Water Considerations
· What are the water resource limitations of a site regarding the number and type of
facilities that can be accommodated?
If the facility has high water requirements, do the plans take this into consideration?
What impacts will storm water and sediment runoff have during construction and
operation?
Actions that can be taken to protect and conserve water include
· siting facilities to accommodate the watershed drainage.
· siting facilities to take advantage of the visual and thermal qualities of water
in land use planning.
providing for rainwater catchment and segregation of graywater from potable
water systems and onsite waste-treatment or graywater distribution systems.
developing strategies for mitigating runoff.
Indoor Environmental Quality Considerations
What effects will materials and systems chosen for a new building or renovation of an
existing building have on indoor environmental quality?
What effects could the design of the facility have on human health or productivity?
Actions that can be taken to enhance indoor environmental air quality include
using natural ventilation.
establishing lighting and acoustic criteria for the facility design.
establishing objectives for using materials that minimize noise pollution and
toxic emissions.
establishing objectives for maximizing daylighting.
providing for sufficient replenishment of fresh air.
Operation and Maintenance Considerations
· Are existing buildings energy efficient?
· Can any deficiencies be addressed through repair or replacement of existing systems?
What operations, maintenance, and repair procedures will be needed to optimize the
use of specified materials and systems?
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32
Sustainable Federal Facilities
Actions that can be taken to optimize operations and maintenance practices
include
.
conducting continuous commissioning through real-time monitoring of
building systems and maintaining performance through digital direct controls.
assessing the indoor air quality and energy consumption of existing facilities.
modifying procedures to mitigate the impact of unsustainable operational
of heating,
practices (e.g., poor housekeeping or maintaining full loads
lighting, or air conditioning during nonoperational hours).
ensuring delivery of a complete builcling operations manual (operations ant]
maintenance support information documentation).
Value Engineering/lLife-Cycle Cost Analysis
Once the project requirements have been establishe(l, the agency can bring
together stakehoIclers to review the project scope. Value engineers should be included as
part of the team to complete a limited life-cycle costing for the facility. Another approach
could be a design charrette that uses a value engineering methodology or a value
engineering study. In the conceptual planning phase, any value engineering effort will be
at the macro-level, looking at such major project scope decisions as siting alternatives,
utility needs, space requirements, preliminary budget estimates, and project alternatives
The following questions can be addressed by a team of value engineers or a value
. —
engineering stun y:
.
· Mission or program needs. Will the accomplishment of the agency's mission or
program be substantially affected by renovating an existing facility rather than
acquiring a new one?
Facility functions. Are all the building functional requirements well understood?
Have they been listed (required and desired)? Are there any areas where the
functional requirements have been exceeded? Have the space and general layout
been optimized to meet program requirements and intentions, access, and
circulation? Is the amount of space programmed adequate for short- and long-
term mission needs?
Siting factors. When analyzing the alternatives, have the costs associated with
drainage, utility supply and distance, requirements for access, visual impacts,
habitat disturbance, surface runoff, and excavation been considered?
Energy issues. Are alternative energy sources available? Can energy use be
(,,,
reduced or optimized?
· Water. What are the relative costs and tradeoffs of the alternatives related to water
and energy consumption and conservation, transportation impacts on energy use,
water and air pollution, the reduction of hazardous, harming or toxic substances?
Facility costs. If a facility is needed, what are the first costs and life-cycle costs of
acquiring a new facility instead of reusing or renovating an existing one? What is
the economic driver for the project, first cost or life-cycle cost? Does the agency
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Frameworkfor Acquiring Sustainable Facilities
33
have the budget flexibility to increase first costs as a means to decrease the
project's life-cycle costs?
Programming/Butlgeting Phase
,
Requirements
assessment
Conceptual
AL planning
Design
-up
, ~
Construction
The key decisions to be made in this phase are
· which facilities to acquire and the timeframe for doing so.
the amount of funds to be sought for design and construction.
Sustainable development considerations to be addressed during the programming
and budgeting phase include
, ~
Requirements Conceptual
assessment p I anning
Value
. .
engineering
· clearly stating agency goals and objectives for sustainable development in the
program and budget documents.
addressing first costs and life-cycle costs that justify any increase to first costs.
considering potential benefits (e.g., productivity increases, employee retention).
clearly stating objectives for meeting Executive Order 13123 requirements.
Design Phase
Programming/
budgeting
-
~3 1
(~nn.ctrlletinn
_ _
.
-
| Value
engineering
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38
Sustainable Federal Facilities
condition fresh intake air and using heat exchangers between intake and exhaust
ducts.
· locating equipment for ease of maintenance, including easy access to filtration
equipment for maintaining air quality.
· using on-demand water heaters where hot water use is minimal and using high-
eff~ciency, solar-assisted water heaters.
minimizing pipe lengths and insulating piping where central hot water storage is
required.
applying cogeneration to produce heat and hot water from a single power source
(e.g., reuse the hot water or steam generated by fuel cells).
specifying Energy Star™ office equipment and appliances (computers, copiers,
printers, fax machines, refrigerators, microwaves, washers and dryers, etc.) and
selecting energy efficient installed equipment, such as elevators and water heaters.
using shared natural daylighting, (e.g., skylights, clerestories, light shelves, etc.)
to reduce the need for artificial lighting.
using area-specific lighting levels that will allow reduced ambient lighting levels
and energy-efficient, low-heat-producing, electronically ballasted lamps and
fixtures with automatic controls.
.
.
.
.
Materials Considerations
include
.
· What materials can be used that will result in less construction waste?
· What materials and products will minimize the costs and environmental impacts of
disposing of the facility?
Actions that can be taken to support using environmentally preferable products
· designing building dimensions to allow for use of resource-eff~cient systems (e.g.,
matching building dimensions to standard-size furniture and interior fittings to
eliminate waste created through custom fittings.
using demountable and reusable interior building components to accommodate
program changes.
specifying durable, low-maintenance materials or encouraging the use of
recyclable assemblies and products that can be easily Reconstructed at the end of
their useful lives.
specifying locally available materials with manufacturing processes that optimize
energy expended on materials production and transportation and maximize
benefits to local economies.
specifying materials harvested on a sustained-yield basis, such as lumber from
certified forests.
· eliminating the use of materials that pollute or are toxic during their manufacture,
use, or reuse.
identifying materials covered by the Recovered Materials Advisory Notices
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Frameworkfor Acquiring Sustainable Facilities
.
39
issued by the Environmental Protection Agency under its comprehensive
procurement guidelines.
applying the Building for Environmental and Economic Sustainability (BEES)
software developed by the National Institute for Standards and Technology to
select materials with the desired combination of environmental benefits (see
Chapter 5 for additional information about this software).
Water Considerations
.
· What measures can be taken to ensure water use is as efficient as possible?
What opportunities are there for the presence of water to enhance optimization of
mechanical and electrical systems?
What measures can be taken to reduce, control, and treat surface runoff?
Can rainwater collection cisterns and separate graywater systems for below-ground
irrigation be incorporated to eliminate the use of potable water?
Actions that can be taken to protect and conserve water include
installing water recovery systems and water-conserving cooling towers.
planting indigenous plants that have adapted to natural water availability.
using beneficial landscaping practices to minimize irrigation.
using porous materials on paved surfaces to minimize runoff and pre-treating
surface runoff.
using pervious surfaces for low-traffic-volume roadways and parking areas and
biofiItration swales and retention ponds to maximize infiltration and minimize
runoff.
installing an on-site biological waste treatment facility.
using water efficiently through ultra-Iow-flow fixtures, water-conserving cooling
towers, eliminating leaks, and other actions.
eliminating lead-bearing products in potable water.
recovering nonsewage and graywater for on-site use.
Indoor Environmental Quality Considerations
· Can interior and exterior environments be designed to protect occupant health and
enhance worker productivity?
Actions that can be taken to enhance indoor environmental quality include:
providing a well-designed interior environment that is visually and acoustically
pleasing.
providing thermal comfort with maximum personal control over temperature and
humidity.
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40
Sustainable Federal Facilities
.
.
.
assuring acoustic privacy and comfort through the use of sound-absorbing
material and equipment isolation.
controlling disturbing odors through contaminant isolation and providing proper
ventilation.
providing separate chemical storage areas with separate ventilation.
complying with air quality standards with optimal energy use to condition fresh
air and installing a permanent air-monitoring system to assure compliance.
· locating air intake ducts away from fume-producing areas, such as loading docks
and driveways.
· using separate ventilation for interior work areas that produce noxious fumes.
· reducing or eliminating materials (paint, carpet, particleboard, adhesives) that
contain toxic or hazardous substances, such as lead, asbestos, and volatile organic
compounds, that affect human health.
creating a high-performance luminous environment through integration of natural
and artificial light sources.
· replacing ozone-depleting substances such as chlorinated fluorocarbons in
refrigeration equipment and specifying PCB-free transformers and other
electrical equipment.
eliminating asbestos in existing and new buildings.
providing radon infiltration barriers.
Operations and Maintenance Considerations
Does the design accommodate the requirements of the facility operators through
simplification of scheduled maintenance?
· What will be the format of the facility operating manual?
· Will the systems dictate additional training for staff to ensure proper operation and
maintenance?
Actions that can be taken to optimize operations and maintenance practices
nclude
having the facility manager and building engineering staff on the integrated
project team before and during design to ensure that maintainability
considerations are incorporated into the design.
specifying low-maintenance, durable, environmentally preferable materials and
equipment.
positioning equipment to allow for easy access for maintenance.
adopting sustainability goals that reduce life-cycle operation and maintenance
costs and reflecting those savings in budget documents.
providing for electronic transfer of as-built drawings, product information,
warranties, operation and maintenance instructions, and preventive maintenance
schedules from the construction contractor to the facility owner's computer-aided
facilities management system
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Frameworkfor Acquiring Sustainable Facilities
41
· providing digital direct controls to allow real-time monitoring and operations
control of building systems to maintain peak performance.
Value Engineering and Life-Cycle Costing Study
As the site and building design elements are identified, value engineering with
life-cycle costing can be employed to analyze the Unctions of systems and materials,
both individually and in relation to each other, for the purpose of achieving lowest life-
cycle cost consistent with the required performance of the facility. A full value
engineering study is appropriate at this point. All aspects of a facility's design -- siting,
structural, architectural, mechanical, electrical, and systems integration -- can be
reviewed for optimum functional balance across construction costs, user requirements,
sustainability, and life-cycle costs. An independent team conducts the study, which is
then reviewed by the responsible agents in the agency.
In the design phase the value engineering study can identify and provide
alternatives for
· materials and equipment that are highly technical and will require additional
training for operation and maintenance personnel to operate them appropriately.
· Tow-value, long-lead-time items.
· repetitive or similar items that appear in the design.
· designs that are pushing the state of the art or are of very recent origin, which may
involve costs that outweigh the functions performed.
· complex items or processes with little or no value added to the facility.
· items that have remained unchanged for many years and lack technological
improvements.
Construction Phase
-
Requirements ~ ~ Conceptual ~ ~ Programming/ ~ | ~ J I
planning ~ ~ Start-up
- ~ ~
~ ~ Construction
W; clue ~ ~ Value ~
~ engineering J engineering J
,
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42
Sustainable Federal Facilities
The key decisions to be made in the construction phase are
evaluation, analysis, and consideration of change orders that may affect facility
sustainability.
approval of value engineering change proposals.
how to avoid compromising sustainable development strategies and objectives due
to cost overruns.
implementation of monitoring procedures.
determining whether changes have been made that require additional training of
operations and maintenance staff.
A significant challenge in the construction phase is managing changes resulting
from such sources as scope of work changes by the owner, errors and omissions in the
plans and specifications, and unknown or changed site conditions. The construction
manager and the contractor may be inclined to deviate from the original design for a
number of reasons. Making substitutions or changes in building design, components, or
materials may affect the sustainability of the building. For example, cost overruns during
construction may require scope reductions where high value, non-essential items are a
tempting target. However, eliminating some high priced, high performance technologies
(e.g., low e-value windows) may increase the first cost and life-cycle costs of other
interdependent building system technologies, (e.g., heating, ventilation, air conditioning
equipment) or otherwise result in unsatisfactory building performance. The design
engineer can advise about the scope changes that can be accommodated without
negatively affecting facility performance.
A similar circumstance may arise where standard construction practice deviates
from the design drawings. Field changes, such as the placement of air ducts, may produce
results that do not meet the sustainability objectives or goals. To preserve the benefits of
sustainable development, it is essential to monitor the process to ensure that the
contractor complies with the design drawings and specifications, including selecting
materials and equipment with the specified performance characteristics.
Siting Considerations
· Can the environment of the construction site be preserved or restored?
What effects will construction activity have on adjacent or nearby habitats, runoff to
rivers and ponds, and dust distribution?
1
Actions that can be taken to optimize site potential include
ensuring that trees and vegetation identified for preservation during design are
saved.
stockpiling and redistributing topsoil.
replanting trees, particularly where benefit of shading on the facility envelope is
cost effective.
installing storm water retention ponds and filtration barriers to prevent siltation
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Frameworkfor Acquiring Sustainable Facilities
and pollution of the watershed.
· designating parking, storage, work, and cleaning areas, (e.g., wash-down areas for
concrete mixers) to minimize impact on the environment.
planting vegetation (e.g., grass) to reduce runoff and mitigate dust.
43
Energy Considerations
· Are there methods that can be used to conserve energy during construction?
· Are there ways to ensure that energy conservation methods are not changed during
construction?
Actions that can be taken to minimize nonrenewable energy consumption include
consulting with the designer before modifying the design to reflect common
construction industry practices, to ensure such modifications do not affect design
performance.
conserving energy to the degree possible during construction operations.
constructing to the greatest extent possible in the factory and assembling on site
in the largest practicable units.
Materials Considerations
· Does the contractor have a material recycling plan that calls for segregating materials
for either reuse on the project or for sale to commercial recyclers?
· When submitting materials for approval for conformance to specifications, are
judgments concerning which materials are environmentally preferable being reviewed
prior to approval?
Actions that can be taken to use environmentally preferable products include
· recycling or salvaging construction waste and excess building materials through
demolition planning and waste separation.
· reusing forms for concrete pours.
· ensuring conformance with specifications and calling for the use of
environmentally preferable products.
Water Considerations
· Are water resources protected during construction?
Actions that can be taken to protect and conserve water include installing filtration
barriers to prevent siltation and pollution thereby preserving the watershed.
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Indoor Environmental Quality Considerations
Sustainable Federal Facilities
· Can the production of harmful waste be reduced or eliminated?
· Can construction workers be protected from the hazards of such waste?
Actions that can be taken to enhance indoor environmental quality include
· flushing out the building of volatile organic compounds and other out-gases prior
to sealing the building (although eliminating materials that produce these
products is the preferred solution).
· implementing a commissioning plan to ensure proper operation and optimal
performance of all energy-consuming equipment.
Operation and Maintenance Considerations
Have measures been taken to ensure a smooth transfer of the completed building to
the owner and operators and to familiarize the operator with the proper functioning
and maintenance requirements of all building systems?
Actions that can be taken to optimize operations and maintenance practices include
conducting building commissioning to ensure that all systems are working as
specified and that the operator staff is familiar with the procedures for
maintaining efficient performance.
electronically transferring as-built drawings, product information, warranties,
operation and maintenance instructions, and maintenance schedules from the
construction contractor to the facility owner's computer-aided facilities
management system.
Value Engineering and Life-Cycle Cost Analysis
Value engineering can be successfully integrated into the project
management/construction management (PM/CM) aspect of a project. When used for fast
track, bid packaging, or increased project management application, value engineering as
part of the manager's scope of work is an effective tool for preserving the sustainable
qualities of facilities development. Since the PM/CM is responsible for cost, schedule,
and quality control, value engineering is an effective tool that should be used.
The regulatory basis for the application of value engineering to design and
construction projects is the Federal Acquisition Regulations, (Parts 48 and 52~. It states
that, as required by Section 36 of the Office of Federal Procurement Policy Act (41
U.S.C. 401, et seq.), "agencies shall establish and maintain cost-effective value
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Frameworkfor Acquiring Sustainable Facilities
engineering procedures and processes" and that
4s
value engineering is the formal technique by which contractors may ( ~ )
voluntarily suggest methods for performing more economically and share in any
resulting savings or (2) be required to establish a program to identify and submit
to the Government methods for performing more economically. Value
engineering attempts to eliminate, without impairing essential functions or
characteristics, anything that increases acquisition, operation, or support costs.
Start-Up Phase
Requirements: ~ Conceptual ~ ~ Programming/
assessment planning _ budgeting
The key decisions to be made in the start-up phase are
acceptance of the facility.
~ — - ~
Design
[ -
3,
Start-up
· the level of ongoing training to be provided to operations and maintenance
staff and facility users.
During the start-up phase, systems and components are tested to ensure that all
systems are working as specified and that the building operators are familiar with the
procedures necessary to maintain the facility at optimum performance. It is also desirable
to inform facility users about how their daily activities will affect energy performance
and about the sustainable features of the facility.
Post-Start-Up: Operation and Maintenance of the Facility
include
If a facility's systems and equipment are not operated properly, sustainable
development integration may not achieve the anticipated energy savings, indoor
environmental quality standards, or expected service life.
Actions that can be taken to optimize site potential after the facility is occupied
· promoting car pooling by giving priority parking and subsidizing public
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46
.
.
.
.
Sustainable Federal Facilities
transportation.
minimizing travel by supporting telecommuting programs and enabling
teleconferencing.
providing securable bicycle racks in observable areas.
Actions that can be taken to minimize nonrenewable energy consumption include
operating and maintaining the facility in a manner that ensures optimal
performance.
consulting with the designer of heating, ventilation, and air conditioning systems
when correcting deficiencies.
properly training maintenance personnel.
inviting occupants to bring performance issues to the attention of the facility
manager.
installing automated monitors and controls to measure energy, water, waste,
temperature, moisture, and ventilation.
monitoring building performance to document energy savings and to identify
deviations from design targets.
tuning the building systems as necessary.
~ . · . · ~
perIOrm perlOC .1C reCOmMlSSlOnlIlg.
Actions that can be taken to use environmentally preferable products include
using recyclecl content materials and high-efficiency equipment when replacing
building components during routine maintenance.
providing for collection of recyclable materials and placing containers where it is
convenient for building occupants.
establishing a recycling and waste management plan that seeks to eliminate
disposal off site.
Actions that can be used to protect and conserve water include
using environmentally beneficial landscaping practices and planting with native
species to minimize the need for irrigation, fertilization, and pest control.
· reusing graywater from systems provided for in the design to irrigate, where
necessary.
Actions that can be taken to enhance indoor environmental quality include
· using properly sealed vacuum cleaners to prevent airborne dust and using
cleaning supplies with minimal air quality impact.
· cleaning heating, ventilation and air conditioning ducts and filters to eliminate
airborne and waterborne bacteria, molds, dust mites, etc.
· monitoring air quality to ensure proper functioning of the ventilation system and
detection of contaminants.
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Frameworkfor Acquiring Sustainable Facilities
Actions that can be taken to optimize operations arid maintenance practices include
47
monitoring facility performance through a policy of scheduled recommissioning,
metering, and annual reporting.
training facility occupants, facilities managers, and maintenance crews in
sustainable design concepts and requirements.
using energy-efficient equipment for trimming and mowing to minimize air
pollution.
comporting, mulching, and recycling organic materials.
complying with the facility operations manual, operating the systems as intended,
and maintaining the equipment at optimal performance.
monitoring facility performance and documenting energy savings and deviations
from design targets, tuning the systems as necessary.
REFERENCE
FFC (Federal Facilities Council). 2000. Adding Value to the Facility Acquisition Process:
Best Practices for Reviewing Facility Designs. Washington, D.C.: National Academy
Press.
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Representative terms from entire chapter:
sustainable development
