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Johnson County Sunset Drive Office Building. Environmental Stewardship for Public Buildings Neal Angrisano, AIA Deputy Director of Facilities Management. Johnson County Facts. Part of the Kansas City Metro area Rapidly growing (sprawling) suburban community
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Johnson CountySunset DriveOffice Building Environmental Stewardship for Public Buildings Neal Angrisano, AIA Deputy Director of Facilities Management
Johnson County Facts • Part of the Kansas City Metro area • Rapidly growing (sprawling) suburban community • Population of 520,000 growing by 10,000/yr • County government made up of 40 different departments. Annual budget: $800 million • County owns and operates 2.2 million square feet of facilities
County Facilities Department • Facilities Department plans, designs, constructs and operates County buildings • Planning and Design Group • Staff of seven architects, three interior designers and other professionals • Currently managing $120 mil in design or construction with another $700 mil proposed
Project Facts • High performance building • 129,000 square feet • Procured with “Best-Value” Design-Build • $30,050,000 total project budget • 17 acre site • High level of environmental stewardship (LEED Gold)
“We do not inherit the earth from our ancestors; we borrow it from our children.” • Buildings are responsible for almost half of all energy consumption and green-house gas emissions annually • There are hundreds of coal-fired power plants currently on the drawing boards in the US.
Seventy-six percent of the energy produced by these plants will go to operate buildings. • But whatever your feelings are about topics like the environment and global warming, there is one overriding fact: Environmentally responsible design and construction practices save money, lots of money….and in the public sector, this means taxpayer’s money.
Financial Impacts of Green Design and Construction • Short-term • Strategies that have beneficial results right away and have quick return on investment • Mid-term • Approaches that build or provide value over time • Long-term • Strategies that have significant impact when considered over the life of a building.
Financial Impacts of Green Design and Construction • Short-term strategies include: • Highly efficient heating and air conditioning systems • Very efficient “building envelope”. • High efficiency lighting • Day-lighting • All of these things continue to provide efficiencies into the mid and long-term also.
Financial Impacts of Green Design and Construction • Mid-term strategies include: • High quality systems that reduce maintenance costs and have long service lives • Materials that are durable and easy to clean and maintain • Other methodologies that reduce labor or staff time to “live with”
Financial Impacts of Green Design and Construction • Long-term strategies include: • Approaches to design that maximize the efficiency and productivity of people • Good quality design and construction practices that make a building last a long time • Flexibility and adaptability built into a building’s design that permit it to adapt to change over time easily and efficiently.
Financial Impacts of Green Design and Construction • Other issues that may not have financial impact to the building owner but have a “cost to society”: • Rainwater runoff rates and quality • Light “trespass” and dark skies • The effects of not using renewable energy • Land-fill space depletion
Design-Build • Single source contract • Can be contractor, architect or developer led • Single, integrated team for delivery of project
Johnson CountyRationale for Using Design-Build • Ability to factor in qualifications of builder • Best value rather than lowest bid • Speed of contracting and construction • Single point responsibility • Integrated team promotes innovation • Balanced, collaborative team • Competition drives innovation, quality & values at all levels.
Advantages of Design-Build for Public Green Projects: • Integrated, collaborative team • Ability to evaluate the qualifications of all team members right down to sub-consultants, sub-contractors and suppliers • Having a project superintendent, for example, who understands how to build green is a big deal.
Advantages of Design-Build for Public Green Projects: • All stakeholders are “on board” with the project goals • Ability to maximize innovation • Financial issues are well developed and defined
Disadvantages of Design-Build for Public Green Projects: • In constructor-led D-B, design professionals don’t always have their accustomed control of the design process • Owner can be more removed from the normal architect / client relationship
Building Environmental Highlights • Water • Bioswales to clean parking lot run-off • Rain catchment and Bio-filter in lobby cleans rain water from roof • Grey water recycling for toilet flushing • Low-flow, hands free faucets and fixtures • No permanent irrigation • Native or adapted species for grass and plantings • Waterless urinals
Building Environmental Highlights • Energy • Highly efficient mechanical systems • Floor plenum displacement ventilation • Sophisticated building automation system • Significant day lighting • High efficiency indirect computer controlled lighting • Designed for 45% energy use reduction below a code minimum building • Seeing more like a 57% reduction
Building Environmental Highlights • Site • Reduced site disturbance • Existing tree and habitat preservation • Site water feature is rain fed • Full cut-off lighting fixtures to minimize light pollution
Building Environmental Highlights • Materials • Constriction waste management • Diverted 90% of construction waste • Local/Regional materials • 20% of building materials manufactured within 500 mile radius of site • Reclaimed cedar from demolished building • Recycled glass content terrazzo floor • High recycled-content steel structure, carpet fiber and other materials • Corn based fabrics
Building Environmental Highlights • Indoor Air Quality • Use of low-emitting materials • Containment of source pollutants • High amount of fresh air intake • Individual employee HVAC control • Other • Green housekeeping • Building as teaching tool
Performance Monitoring and Research • Detailed utility use monitoring and comparison to other County buildings • Work Culture and Human Performance • Material Performance and Sustainability • Workspace Comfort and Configuration and Building Energy Performance • Evaluation Methods and Dissemination Systems
Things Accomplished • Accomplished what we believe is an exemplary process and project: • 2005 Achievement Award – “Making the Design-Build Process work for County Government” National Association of Counties • 2005 Public Technology Institute Award • 2006 Excellence Award, Design-Build Institute of America • 2006 Merit Award for Excellence in Architecture, Kansas Chapter of the AIA • 2006 Excellence Award, Mid-America Chapter of the Design-Build Institute of America • 2006 Award for Merit, Kansas City AIA Committee on the Environment • 2007 KC Business Journal Capstone Award • 2007 Construction Specifications Institute (CSI) Environmental Stewardship Award • 2007 Achievement Award – “Setting a New Standard for Public Capital Investment” • National Association of Counties • 2007 EPA Blue Skyways Partnership Award • 2007 Bridging the Gap Environmental Excellence award for Business
Things Accomplished • Assembled a team that was as committed to excellence, quality and environmental stewardship as we are. • Pushed innovation and value to new levels • Have made a statement for Public Capital Development as it can and should be done
Design-Build Constructor Led Predesign/Design Documentation Bid/Construction Owner Architect Consultants Design-Builder Subcontractors Contractual Relationship Agency Relationship Primary Involvement Secondary Involvement
Design-Bid-Build Predesign/Design Documentation Bid/Construction Owner Architect Consultants General Contractor Subcontractors Contractual Relationship Agency Relationship Primary Involvement Secondary Involvement
Procurement Concepts • Performance specification RFP process chosen rather than bridging • Qualifications Based Selection • Best Value proposal evaluation • Stipends • Process was, in many respects, a design competition, or really an “innovation competition”.
Other Procurement Goals • Balance throughout team: • Role of all design components • Role of subcontractors • Universal understanding of environmental stewardship throughout team • Finding a Design-Build partner that shared the County’s philosophical approach to development and capital investment
Lessons Learned • Design-Build has the potential for outstanding Green results – if it is approached properly. • Reduced chance of highly successful project if we had relied on low bid.
Lessons Learned • Organizations and constituencies can be educated about the advantages of building “Green”. The press can be educated also. • The general public is very interested in this topic.
Lessons Learned • Environmental stewardship is no longer a special interest – it is mainstream. • It is appropriate and good for the public sector to be leading this approach.
Lessons Learned • Green design is just basically just good design. • We achieved a high level of environmental performance with mostly standard approaches – just applied in sensitive and creative ways. • As good as our building is, it is still just “less bad”. • The next horizon – Carbon neutral and environmentally restorative buildings.