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Building Green in a Black and White World-- Chapter 4

The following is an exerpt from the book Building Green in a Black and White World. Section 2; Chapter 4; Part 3; Design--Phases of an Integrated Design Process

David Ritchey Johnston
January 1, 1900
HousingZone

-------Phases of an Integrated--------
Design Process

Jim Van Derhyden of Investec uses an integrated design approach long before the project begins. Investec is building 147 units on the coast of California from Ventura County to San Luis Obispo County. San Luis Obispo and Santa Barbara are headed toward being no growth, and planners are concerned about what the next 25 years will do to the area.

About two years ago, Investec decided to be ahead of the curve in green building. As a developer, they came in with a very conscious plan and were flexible regarding the dictates of the powers that be. Through their green program they had a better chance at getting approvals than some of the other major builders. Their sustainable projects made them different. They knew that in the end green building was going to be one of the requirements of entitlement, that is, one of the requirements of the building process. Van Derhyden explains their process for green design: "If you plan it right, you can build green at the same price as if it were a regular production home. We needed to get the architect on board by sitting down with him before we even started working with drawings."

They told the architect that they wanted the green concept to be in his mind before he designed the system. They went over every plan and determined where the heat exchanger would be and where the ducting would go. Every duct would be short and in conditioned space. They gave the architect rough schematics of every plan they wanted to do. Even before they got into the entitlement process for the land, they had gone through the whole system with him and everyone on the team so they could make efficient buildings. "In the end," Van Derhyden says, "we do a greener house for the same price as a conventional house by planning ahead for good systems."

The following section describes in detail the integrated aspects of a collaborative design process. This is one model of many that have been used by developers and builders across the country to incorporate green thinking early. Spending time up front and bringing everyone together to design a new project, as Van Derhyden and others have found, often keeps construction costs down and improves quality at the same time.

Phase 1 - Designing the Framework

Before any design process begins, establish a guiding framework. The framework helps the design team to understand the range of issues and decide on which to address through the course of the project. Taking this step minimizes the potential downside of making assumptions.

In this phase, define the decisions you want to make, the ends you want to achieve, and the means you will use to reach those ends. The most important point in this phase is for all parties who have decision-making responsibility to understand and support the goals and the means to achieving those goals.

Phase 2 - Assembling the Team

Key steps:

Courtesy of Barret-Steele Architects

1. Structure the team to embrace the concept of "whole systems thinking," or integrated design. This process is different from traditional approaches because the design team includes the principals of all companies involved in designing and building the project. Every team member is encouraged to cross-fertilize the design with solutions to problems that may relate to, but are not typically addressed by their specialty. The objective of this phase is to have every member of the design team understand the issues that the other members need to address. This process produces more thorough and integrated solutions.

2. Involve the construction manager or superintendent in the design phase. The manager or super can offer immediate feedback about cost and construction issues, which can shorten debates on the merits of certain systems and materials over others. It also allows the superintendent to be an integral team member and to buy-in to the new concept early on. When people understand why they are important to a project, they are less resistant to new techniques. More often than not, a design is improved when the truly practical issues are considered up front.

3. Hire an environmental consultant to bring resources and experience to the table.

4. Include appropriate trade contractors, especially mechanical contractors, in the process.

5. Ask the marketing staff to participate.

When all participants in the project are involved, the design process is more efficient, resolves problems, and identifies potential cost savings early.

Phase 3 - Preparing Team Members for the Design Charrette

A "charrette" is a process in which the design team and related professionals assemble to establish a clear understanding about the project goals, analyze existing conditions, explore alternate solutions, and suggest or choose courses of action that are based on all the factors that may affect the final design. Before the design charrette takes place, though, certain issues need to be understood and organized so that when the design team meets, they can integrate concepts and solutions in the most time-efficient manner. This phase focuses on researching and analyzing:

Courtesy of Barret-Steele Architects

Local climate issues

Energy loads--heating, cooling, lighting

Other loads such as water, wastewater and storm water

Availability of local materials and reclaimed building components

Land issues--animal habitat, existing water courses, existing ecosystem

Plant species that are available and appropriate in landscaping

Traffic impacts on the surrounding community

From the above data, prepare an initial menu of ideas, priorities, and goals that can be accomplished and successfully marketed if incorporated into the project.

Phase 4 - The Charrette

Courtesy of Barret-Steele Architects

Hold the charrette at a site where everyone can concentrate fully. Interruptions and phone calls drastically reduce efficiency and effectiveness. This process can take a full day or more. Find a site that has a room large enough to hold the design team as well as space for breakout groups.

The breakout groups will consist of a cross-section of the design team disciplines. Begin with the large group discussing general findings and approaches. Define the goals and issues for the breakout groups to analyze, such as siting and landscaping, energy issues, efficient use of materials, indoor air quality opportunities, marketability, etc. After a certain period, the breakout groups reassemble to present their approaches. Their ideas will be integrated or adapted into the overall plan.

The charrette can produce a number of things depending on the issues and the extent to which they can be resolved within the time frame. The objective is to come up with several potential design solutions for the team to analyze and evaluate. A final solution isn't necessarily produced, but the issues are explored and understood by all the participants involved in the project.

Sharing information and mutual understanding are the most important products.

Phase 5 - Distilling the Results--Costs and Analysis

Courtesy of the Ensar Group

After the charrette, research and analyze your results with greater attention to detail. The planners, engineers, interior designers, trades contractors, specialists, and architects will take their respective issues and organize their optimal solutions. The cost estimator can determine a fairly accurate cost for the design at this stage.

Phase 6 - Presentation and Review

The refined solution is presented to the reassembled design team for comment. If the team calls for significant changes, those changes will need to be redrawn. Minor changes can be verbally communicated and incorporated during the design development phase.

Phase 7 - Design Development

Design development requires more research and computer/drafting board time for the individual disciplines. During this phase, designers determine the exact material specifications, finishes, structural member sizes, and mechanical system equipment specifications. Designers produce accurately analyzed drawings. Performance criteria and costs are more refined at this stage.

Phase 8 - Construction Documents

Courtesy of the Ensar Group

This is traditionally the phase where all the design issues are organized into construction drawings and specifications.

Once the design is complete, it is presented to the company as the first step in creating a new green development or project. This is often conducted in a "town meeting" setting with some pomp and circumstance to create a sense of value around the introduction of the design. It is also a time to get the attention of the rest of the staff to encourage further buy-in.

Design is the inspiring side of the building business. Sometimes you see it as an end unto itself: "Look at what we’ve designed! Isn’t it beautiful, and ain’t we great?" But the execution is where it all becomes real. For great architecture to become a great building, it takes the cooperation and commitment from a lot of people as it grows from the ground up. The next section looks at working with construction employees and trades to make sure that projects go smoothly.

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