by Sandra Mendler, AIA

...the goal is to provide better value...	In working toward sustainable architecture, the goal is to provide better value for building owners by creating better, smarter buildings that improve interior environmental quality while also lessening the impacts of the facility on the natural environment throughout the entire life cycle of the building. To achieve that goal, we need to raise our expectations, revise our contracts, develop new deliverables, discover new tools, and alter the very structure and makeup of our project teams. This presentation includes a discussion of how a focus on team work and a redefined design process can support our efforts to design sustainably. Team work involves integrated multi-disciplinary teams that are both more inclusive and more expansive in nature. The sustainable design process is discussed from Project Definition and Site Selection to Design, Documentation, Construction Practices, and O&M. Finally, a set of actions is presented that can serve as a starting point for the development of more environmentally-friendly facilities.
Our resources are limited, and our actions today are going to influence future generations.	Sustainability has been defined as "meeting our needs today without compromising the ability of future generations to meet their needs." The definition is simple and clear and addresses two most crucial issues. Our resources are limited, and our actions today are going to influence future generations. Buildings contribute significantly to our environmental problems. According to the World Watch Institute, buildings in the US account for more than 40% of our overall energy consumption, 33% of carbon dioxide (CO2) emissions, and 50% of chlorinated fluorocarbons (CFC) production. Our buildings consume 25% of harvested wood, 17% of fresh water, and the waste from construction and demolition accounts for 40% of the volume in landfills. Multiple chemical sensitivity and asthma are on the rise, largely as a result of toxins in our interior environments. As designers, many of the choices we face are between poor alternatives, and many of the tools that we need are inadequate or non-existent. Nevertheless, within the technologies and products that exist today, there is much that we can do to significantly improve the overall environmental performance of buildings. What distinguishes the sustainable design approach most from standard practice today is the process--the questions we raise, the tools we use, and the way we interact with each other on the design team. We do not yet have the capability to truly build sustainably, but we can begin to ask the right questions and to factor more information into our decision-making process. To meet all of the traditional project requirements and also focus on a broad range of environmental impacts, we need to think strategically. We need to educate ourselves. And, we need to seek design solutions that are great not in the dominance of a single idea but in the graceful balance of many equally valid ideas that work in synergy to solve multiple problems.
	Project Team
...within the technologies and products that exist today there is much that we can do to significantly improve the overall environmental performance of buildings...	The sustainable design project team works best when it reaches beyond traditional boundaries by being more inclusive. The traditional separation of designer, owner, and builder into separate and often adversarial roles works at cross purposes to innovative design. When designers work together with the owner, the occupants, the future building operator, and the builder, the team can develop and work toward mutually agreed upon goals. To foster effective team-building, we rely heavily on early goal-setting sessions that are followed by a series of all-team work sessions. When all team members share a feeling of ownership over the environmental agenda, less resistance is experienced throughout the design process. Additionally, when the complexities of decision-making are understood by all, optimal solutions can be developed, tradeoffs negotiated, and design changes made with an understanding of the impacts on other disciplines.

	The sustainable design project team also reaches beyond traditional boundaries by being expansive in nature. To accelerate learning, professionals benefit by building upon the experiences of their colleagues. Strategies that enhance networking within the design firm and within the profession are crucial. Our ultimate success can in many ways be measured by our ability to promote learning and efficient sharing of resources. Other valuable resources include not-for-profits; federal, state and local government organizations; and professional organizations like the US Green Building Council and the American Institute of Architects (AIA). Sustainable building conferences are useful for keeping abreast of new developments and successful case studies.
	HOK Sustainable Design Group
To accelerate learning, professionals benefit by building upon the experiences of their colleagues.	Our goal at HOK is to create a focused and pragmatic institutional memory that allows us to build on our past efforts and accelerate our learning firm-wide. Our strategy has involved the creation of an in-house communications network to identify in-house sustainable design expertise and to facilitate information sharing and networking. In 1993 we created the HOK Sustainable Design Group. The group is made up of a designated Green Advocate in each local office that leads local office Sustainable Design Committees. The Green Advocates meet by telecon once a month and in person once a year to share information and ideas from their local groups, to brainstorm, to set goals, and to identify tools to be created for the overall group. The group networking has also led to many successful inter-office teaming arrangements for project work. We have recently founded the HOK Sustainable Design Research Studio that is dedicated to on-going research and works with the Sustainable Design Group to develop and maintain an interactive "Healthy and Sustainable Building Materials Database" and a "Sustainable Design Guide" on our intranet.
	Design Process
A willingness on the part of the design team to self-consciously question the design process at every stage . . .	The sustainable design process involves research and experimentation and a willingness on the part of the design team to self-consciously question the design process at every stage. What is fundamentally different about the sustainable design process is that more analysis needs to take place in the early stages of design and that the design team needs to be more involved throughout the entire life cycle of the building. The opportunities to influence the ultimate environmental performance of the building and the ability to control costs are greatest early on in the process. Likewise, the cost of changes in the design is greatest later in the design process. I would like to talk about the Design Process in terms of six key steps: Project Definition Site Selection Design Optimization Specifications Construction Operations and Maintenance
	Project Definition: setting the course
	Project definition includes many activities that typically happen before an A/E has been contracted with for design services. As future building owners consider the project scope, schedule, contract deliverables, and write up a Request for Proposals (RFP), some insight into the sustainable design opportunities that will follow can help enormously. Require proven expertise with energy efficiency, water conservation, permaculture, life-cycle analysis of building materials, resource conservation, and design for indoor air quality. Ask prospective A/E firms what they propose to do to contribute to the project's sustainability. Budgeting both time and fee for appropriate design studies and computer simulations and clearly stating expectations as contract deliverables can save the building owner many fold in the long run.

	As the design team moves into programming, the effort should focus on how little can be done. Do we really need to build at all? It is possible to reuse an existing building? Alternative officing, consolidation, and sharing of resources can create efficiencies. Development of interior design standards that maximize flexibility over the life of the building will conserve resources and save dollars. Closely evaluate engineering design criteria to make sure that they support energy-efficient design. Many times criteria set early on in the project send the message to engineers that energy efficiency is irrelevant. For instance, technological innovations over the past 10 years have greatly reduced the watts per square foot required for lighting and plug loads and tons of cooling required for air conditioning.
	As overall project goals are established, we recommend holding an environmental education session for the whole team. That session is followed by environmental goal setting and the identification of roles and responsibilities within the design team. We need to be specific and to quantify our goals wherever possible. Energy and water usage, construction waste generated, and VOC emissions can all be quantified. Quantification and benchmarking help everyone on the team develop appropriately aggressive goals and give the team a sense of when they are "on track." Likewise, we need to encourage team members to come forward as champions and advocates for the environmental goals.
	Site Selection: location, location, location!
Evaluate the sensitivity of the site to development...	Site selection ideally considers the site as a part of the surrounding community and as part of a larger environmental system. What is the relationship to existing site infrastructure, and is the site accessible by public transportation? Evaluate the sensitivity of the site to development; identify special issues to be considered relative to groundwater, wetlands, or other natural features to be preserved. Is the site a "green field" or a "brown field"? In urban environments questions about ambient air quality and daylight access are important. Finally, how does the project really fit on the site? When considerations such as a desire to minimize disruptions to natural systems are given priority, the buildable area on a site may become smaller.
	Design Optimization: going beyond the minimums
	Optimization occurs when synergistic solutions are developed that meet multiple needs with a single solution. To accomplish this, team members work together across disciplines and through an iterative design process. Advanced assessment and modeling tools help improve the accuracy of the design studies. For example, opportunities for daylighting are influenced by Architects, Landscape Architects and Interior Designers in the basic siting of the building, the landscaping, the development of fenestration, the selection of glazing and window treatment, and the selection of interior colors and finishes. For economic benefits of the daylighting to be realized, Electrical Engineers need to develop electric lighting that balances the contribution of daylighting and considers the use of smart control technology, and the HVAC Engineer needs to consider the decrease in heat load because of electrical lighting that is turned off in daylit areas. The success of the solution depends on each discipline's considering the input of the other disciplines to balance the effort. Life-cycle cost analysis is an important tool to ensure that best value is achieved.
	Specifications: where the rubber hits the road
It is important to highlight areas that are different from standard practice.	Successful implementation of sustainable design initiatives requires continuous review of emerging technologies and new developments in the market that affect performance, availability, and cost. Through the "greening" of the basic HOK specification, we have identified several key concepts. First, it is important to highlight areas that are different from standard practice. Special requirements for environmental certifications, construction waste recycling, reuse of on-site materials, etc. need to be stated explicitly. Second, wherever possible build in incentives that will increase the probability for success. For instance, when the specification requires a period of airing out or "flush-out" only until baseline indoor air quality concentrations are met, the contractor has an incentive to follow special procedures designed to minimize contamination during construction. Finally, clearly define the process for evaluating proposed substitutions. Wherever possible, limit the period of time when substitutions can be considered and clearly state the environmental criteria that need to be met for a product to be considered "equal."
	Construction: getting real
Successful commissioning is crucial to ensuring both indoor air quality and energy efficiency.	Methods employed during construction can have a long-term impact on the site, water, waste, and indoor air quality. Erosion control, tree protection, and fertilizer and pesticide restrictions are important to preserve the site and water quality. Construction waste recycling can successfully divert tons of waste from landfills. Indoor air quality (IAQ) measures during construction include strict review of material submittals and substitutions, controlled sequence of finish installation to limit the adsorption of VOC's and other contaminants, building flush-out, and pre-occupancy IAQ testing. Successful commissioning is crucial to ensuring both indoor air quality and energy efficiency. Studies have shown that successful commissioning alone can result in as much as a 20% saving in energy consumption for new facilities.

	Operations and Maintenance: saving money and the environment
It is important to establish continuity from the design phase to construction to occupancy.	Anticipation of operations and maintenance requirements, clear documentation of design decisions, and assignment of ongoing responsibility can have a large impact on the overall success of environmental design programs. O&M concerns are crucial because they contribute to long term costs and to the comfort and productivity of building occupants. It is important to establish continuity from the design phase to construction to the occupancy period so that occupants will have a stake in the successful operation of their building. Consider designating an IAQ Manager and an Energy Manager.
	Getting Started
Clearly the issue is one of seeing the building in a holistic way and to work with an integrated design process.	The following list of 10 simple steps can serve as a starting point and will substantially improve the overall performance of a facility. While each step is discussed separately, clearly the issue is one of seeing the building in a holistic way and working with an integrated design process where each component is understood for its interaction with all the other components in the facility.
	The list represents procedures that are all easily accomplished with existing technologies and budgets. Fully implemented, these will significantly improve the environmental performance of the facility and lower overall costs. These should be taken as minimums, however. Wherever possible, minimums should be exceeded. For those who want to do more, consider using the US Green Building Council's LEED (Leadership in Energy and Environmental Design) Building Rating System to set design goals.
Remember the human factor.	And finally, remember the human factor. Support and empower advocates for Sustainable Design on the design team. Practice team-building by raising awareness, raising expectations, and providing support and recognition. And when you are done, share your successes with others.

	Simple Things You Can Do Establish an Energy Budget An energy budget accounts for all energy use for heating, cooling, lighting, fans and motors, and plug loads per gross square foot per year and is generally expressed in BTU/SF/YR. Work with an energy model (use DOE-2, Blast, or Trace) from the beginning of conceptual design to develop your program and site-specific energy budget, and then to test design options. A good minimum goal is to improve upon ASHRAE 90.1 - 1989 by 30%, but you may be able to do much better. Optimize the Design of the Building Envelope First consider building orientation, sunshading, thermal mass, and the color and reflectivity of walls and roof surfaces. Then develop optimal design criteria for insulation and windows. Do not rely on code minimums. Maximize the use of natural light using a holistic approach that addresses artificial light and heat gain. Use daylighting models to ensure that lighting is effective. Use High-Efficiency Standards for Electric Lighting Use of high-efficiency lamps and ballasts, task lighting combined with reduced ambient lighting, and smart controls such as occupancy sensors and daylight dimming can dramatically reduce energy usage associated with electric lighting. California Title 24, a good minimum standard for electric lighting, establishes limits for watts per square foot, requires dual level switching, and establishes zones for lighting controls in daylit areas. Design for Good Indoor Air Quality Use ASHRAE 62 - 1989 as a design guideline for IAQ. ASHRAE 62 - 1989 addresses issues such as minimum ventilation rates, documentation of HVAC design decisions, and building systems. Evaluate ambient air quality at the fresh air intake, and carefully locate intake and exhaust air locations to avoid contamination of the building's fresh air supply. Use Water-Efficient Plumbing Fixtures Follow the low-flow fixture requirements of the Energy Policy Act of 1992 at a minimum. Use self-closing or electronic faucets for lavatories. Investigate Building Materials Compare the environmental impacts of material options throughout their life cycles from raw materials, production process, packaging and shipping, installation and use, and disposal or reuse. Investigate associated materials for installation, finishing, and maintenance. Select preferred products and require environmental improvements in the specification (include low VOC requirements, minimum recycled content, avoidance of toxic materials and admixtures). Manage Stormwater Design drainage systems that will allow stormwater to leave the site at a rate that is equal to or less than the rate that stormwater left the site prior to development. Utilize existing site drainage patterns and provide on-site stormwater retention or detention where necessary to decrease the intensity of runoff and maximize groundwater recharge. Minimize the use of impervious surfaces through compact development and use of pervious paving materials. Use Suitable Plant Material Use plant material tolerant of the site's soils, climate, and water availability. Plants should not require supplemental irrigation or excessive maintenance or fertilization once established. If water-intensive plantings are desired, identify a limited zone for their use and consider rainwater catchment strategies for irrigation. Plan for Occupant Recycling Provide facilities for recycling at the point of use on each floor (e.g., galleys and copy rooms) and a staging area at the loading dock. Consider recycling chutes in multi-story buildings. Common recyclables are white paper, newspaper, glass, aluminum, and plastic. Some buildings also recycle cardboard, mixed paper, and organic waste. Recycle Construction Waste Contact local solid waste representatives to determine the local infrastructure for recycling. Require the mandatory recycling of common recyclables (such as: asphalt, concrete, wood, metals, plastic containers, and cardboard) and the optional recycling of other materials.
	Sandra Mendler, AIA
	Sandra Mendler is the Director of Sustainable Design at Hellmuth, Obata and Kassabaum in Washington D.C.

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