Sustainable Building Technical Manual - Etn-presco.net

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CHAPTER 23Local Gove r n m e n tInformation: Operationsand Ma i n t e n a n c eI M P L E M E N TATION ISSUES.Many buildings owned or operated by local governments have no guidelines or cost estimatesfor operations and maintenance (O&M) activities. Yet, developing clear O&M procedurescan help localities operate facilities more effectively and maintain the integrity ofbuilding systems. Requests for proposals (RFPs) and specifications for new municipalbuildings can require that architectural and engineering firms, in conjunction with thebuilding manager, provide an O&M plan. For existing buildings, developing plans tomaintain quality or upgrade space and function will help assure an extended life cycleand improve occupant satisfaction. Preserving systems through sound O&M practices canallow local dollars to be used for expenditures other than the early replacement of equipment.AuthorMichael MyersO&M practices cover a range of areas, including indoor air quality; heating, ventilating,and air-conditioning (HVAC) system upkeep; recycling and resource efficiency;repairs and renovation; and cleaning practices and products.L O CAL A C T I O N S.➤The Ridgehaven Green Building renovation project being carried out by the city of SanDiego, California, features highly efficient energy systems and environmentally sensitiveproducts, and also includes the development of an O&M manual for the building.The manual will focus on maintaining good indoor air quality, waste minimization,ongoing energy efficiency through monitoring and building controls, and water conservationpractices.➤The Maryland Department of Education’s School Facilities Branch has developed aseries of technical bulletins on indoor air quality for the secondary school system. Oneof the bulletins, “The Maintenance of Heating, Ventilating and Air-ConditioningSystems and Indoor Air Quality in Schools,” addresses O&M practices for HVAC systems.The bulletin also discusses the development of O&M manuals as a valuable toolfor staff training and for the continued proper use of the HVAC system.
➤The Environmental and Conservation Services Department in Austin, Texas, producedthe Sustainable Design Guidelines Manual for the new Austin Airport. The chapter onchemical use emphasizes reduction in the use of potentially dangerous chemicals forpest control and cleaning. While all chemicals cannot be completely eliminated, theuse of termite shields and sand barriers, caulking of windows and screens, and kitchendesigns that facilitate cleaning, can decrease the need for chemical extermination. Themanual recommends that cleaning products be carefully screened for toxic chemicalcontent and that they be biodegradable, if possible. It also encourages education ofcleaning staff about the products they use.➤The Pennsylvania-based Slippery Rock Foundation has produced Guidelines forSustainable Development to explain and promote green building practices to buildingowners and renters. The O&M section of the manual provides suggestions regardingenergy systems, lighting, appliances, water conservation, recycling, indoor air quality,and the purchase of environmentally sound products.➤Effective operations and management of facilities enables Denver International Airportto reduce the generation of waste, instead of merely dealing with waste that hasalready been produced. The airport’s source-reduction program includes low-flow toilets,drought-resistant grass, energy-efficient lighting, recycling of ethylene glycol fromcentralized de-icing facilities, and employee “flex” time and telecommuting to reducevehicle miles traveled.➤The 1990 Energy Policy adopted by Portland, Oregon, calls for a 10 percent increase inenergy efficiency in city-owned facilities by the year 2000. The city is working toachieve this goal by retrofitting existing facilities and changing the way they are operatedand managed. Portland also offers cash rebates and tax credits as incentives forapartment owners to weatherize. In 1990, Portland began offering O&M training tothe operators of boiler heating systems in 10 low-income apartment complexes. Simplemaintenance and training at the sites focused on adjustments that could be made atan average cost of $850 per unit. Apartments involved in the project showed an average10 percent savings compared to operations before the O&M training. This successled to the expansion of the program to other buildings with oil-burner heating systems.➤In 1988, the Municipal Council of Newark, New Jersey, approved an ordinance requiringthat proposals for development of 50 or more new single family units, 25 or morenew multi-family units, or 1000 square feet or more of commercial/industrial spacemust incorporate provisions for the separation, collection, and disposal of recyclablematerial. The city also adopted legislation requiring the purchase of recycled productsand launched a business development program, called Planet-Newark, for companiesin the recycling business.➤Albuquerque, New Mexico, recycles latex paint and uses it for graffiti removal frombuildings. Albuquerque projects an annual savings in excess of $12,000 in disposal costseven after the reprocessing of the paint, and saves an additional $15,000 in new paintcosts. This project diverts potential groundwater contaminants from the landfill, providesa less costly disposal method, makes use of an otherwise unusable product andresults in a less costly product being available for an important community project.L O CAL OPTIONS.■ Set up an advisory team to evaluate the capital and operating costs of effectively maintainingexisting public buildings and provide annual reports on building O&M to documentpractices and costs.■ Incorporate O&M costs and procedures into the overall cost projections for any newbuilding development.■ Require O&M plans for all municipal or governmental buildings.
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SUSTAI ABLEBUILDI GTECH ICALMA UALG
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Ac k n ow l e d g m e n t sFunding
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AuthorsLoren E. Abraham, AIA, IDSA,
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Co n t e n t sAcknowledgments . . .
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The industry’s growing sustainabi
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OverviewSustainable Building Techni
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I➜ R E S O U R C E SIResource lis
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Locally, public and private leaders
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Life-cycle cost analysis—an incre
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PORTLAND TRAILBLAZERS ROSE GARDEN A
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oughly $60 billion each year in med
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MT. AIRY PUBLIC LIBRARYMt. Airy, No
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CHAPTER 2Selecting Env i ronmentall
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ology avoids false precision by col
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non-dominant alternatives within al
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BEES will accommodate different lev
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CHAPTER 3P r e - De s i g n★ S I
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Environmental design guidelines, al
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the project. The building program s
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cise can produce valuable informati
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By December 1994, the city’s Depa
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PART IIISite Is s u e sIntroduction
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The use, scale, and structural syst
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RELATIONSHIP OF LOT SHAPE AND SET-B
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❑ Identify alternative site desig
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Building and Site Orientation (see
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CHAPTER 6Water Is s u e sWatershed
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POROUS ASPHALTFigure 1Porous asphal
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SAMPLE INFILTRATION BASINSource: U.
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use vary by locality. If rainfall i
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methods of dealing with centralized
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SHALLOW TRENCH SECTION VIEWSource:
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GRAY- AND BLACKWATER SYSTEMSBurks,
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Soil fertility not only supports pl
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. ☛ SUGGESTED PRACTICES AND CHECK
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❑ Carefully distinguish between l
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Irrigation Equipment★ S I G N I F
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Photovoltaic (PV) power is generall
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OUTDOOR LIGHTING AND ELECTRICITYMoy
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As local governments consider site
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■ Provide guidelines for building
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the collection and use of rainwater
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and global warming, by the strategi
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SECTION APa s s i ve Solar De s i g
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Passive building design starts with
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Daylighting requires the correct pl
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- Determine the optimal effective a
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controlled by the reflectivity of t
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installations require diffuse glazi
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ADVANCED LIGHT SHELFSource: Interna
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shading coefficient. A luminous eff
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8 Illuminating Engineering Society.
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Decisions about construction detail
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❑ Select the proper glazing for w
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guidelines, examples, and reference
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Thermal mass and energy storage are
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❑ Consider other cooling strategi
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Active Solar Systems★ S I G N I F
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from the storage tank, or by flushi
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P h o t ovo l t a i c s★ S I G N
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Solar Energy Research Institute. Th
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SECTION BBuildings Systems andIndoo
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After the energy crisis, design and
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❑ Optimize system efficiency.HVAC
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❑ Consider thermal energy storage
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❑ Perform a pre-occupancy flushou
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❑ Match the quality of light to t
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Renovation and Retrofit Issues❑ C
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Plumbing Systems★ S I G N I F I C
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- Energy learning centers with clas
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.N OT E SI1 Armory B. Lovins and Ro
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These organisms can affect occupant
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Design PrinciplesDesign for improve
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3. International Agency on Research
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- Clean air shafts, occupied areas
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educe the exposure of the interior
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❑ Develop and provide the buildin
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CHAPTER 14Acoustics★ S I G N I F
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RECOMMENDED DESIGN CRITERIA FOR BAC
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❑ In highly sound-sensitive areas
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CHAPTER 15BuildingCo m m i s s i o
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EXAMPLES OF SYSTEMS THAT REQUIRE CO
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the successful completion of each p
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.I➜ R E S O U R C E SIPortland En
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Much has been written and a great d
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LIFE-CYCLE OF A BUILDINGNote: See G
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BUILDING LIFE-CYCLE DIAGRAM FOR MAT
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■ The inventory of input material
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CHAPTER 16Ma t e r i a l sIntroduct
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can be extreme. However, in a hot,
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(Refer to the “Environmental Impa
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❑ Resource-efficient options- Det
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❑ Health and pollution issues- Ro
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- Some tile is available with recyc
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- One method of low-emission carpet
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- Tropical hardwoods are common in
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CHAPTER 17S p e c i f i c a t i o n
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products such as alternative agricu
Page 213 and 214: CHAPTER 18Local Gove r n m e n tI n
Page 215 and 216: Building Systems.I M P L E M E N TA
Page 217 and 218: .L O CAL OPTIONS.■ Adopt local gu
Page 219 and 220: PART VThe Co n s t r u c t i o nP r
Page 221 and 222: cost, within the tightest time-fram
Page 223 and 224: Construction-Related Indoor Air Qua
Page 225 and 226: HVAC System Practices❑ Flush out
Page 227 and 228: - Install motion sensors for securi
Page 229 and 230: CHAPTER 20Local Gove r n m e n tI n
Page 231 and 232: tractors the option of using multip
Page 233 and 234: PART VIOperations andMa i n t e n a
Page 235 and 236: CHAPTER 21Building Operationsand Ma
Page 237 and 238: . ☛ SUGGESTED PRACTICES AND CHECK
Page 239 and 240: Temperature and Humidity Control- C
Page 241 and 242: . ☛ SUGGESTED PRACTICES AND CHECK
Page 243 and 244: ❑ Maximize use of daylight.❑ In
Page 245 and 246: While renovation often provides an
Page 247 and 248: tions. Will be of interest to those
Page 249 and 250: 5.Develop procedures to address acc
Page 251 and 252: ❑ Remove dust.Use a vacuum with h
Page 253 and 254: ❑ Remove stains caused by inks, g
Page 255: sion to non-heavy-metal alternative
Page 259 and 260: PART VIIIssues and TrendsIntroducti
Page 261 and 262: Figure 1Front-End CostsSIMPLE CUMUL
Page 263 and 264: Table 1PAYMENT TO ENERGY PROV I D E
Page 265 and 266: A unique feature of the installatio
Page 267 and 268: Building-Rating SystemsGreen buildi
Page 269 and 270: Product CertificationSeveral entiti
Page 271 and 272: ASTM STANDARDS UNDER DEVELOPMENTLif
Page 273 and 274: The systems module simulates the op
Page 275 and 276: City of Oakland—Energy Performanc
Page 277 and 278: Studies have indicated that increas
Page 279 and 280: Appendix 1: Resources for Local Gov
Page 281 and 282: Appendix 2: Gl o s s a r yA b s o r
Page 283 and 284: Generally regarded as safe (GRAS)
Page 285 and 286: the “Primary output” of the pre
Page 287 and 288: Appendix 3: Ab b r ev i a t i o n s
Page 289 and 290: to building owners, designers, and
Page 291: Appendix 6: Rev i ewe r sLoren E. A
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