1 Johnson County Sunset Drive Office Building Environmental Stewardship for Public Buildings Neal...

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Johnson CountyJohnson CountySunset DriveSunset Drive

Office BuildingOffice Building

Environmental StewardshipEnvironmental Stewardshipfor Public Buildingsfor Public Buildings

Neal Angrisano, AIANeal Angrisano, AIADeputy Director of Facilities ManagementDeputy Director of Facilities Management

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Johnson County FactsJohnson County Facts

Part of the Kansas City Metro areaPart of the Kansas City Metro area

Rapidly growing (sprawling) suburban Rapidly growing (sprawling) suburban communitycommunity

Population of 520,000 growing by 10,000/yrPopulation of 520,000 growing by 10,000/yr

County government made up of 40 different County government made up of 40 different departments. Annual budget: $800 milliondepartments. Annual budget: $800 million

County owns and operates 2.2 million square County owns and operates 2.2 million square feet of facilitiesfeet of facilities

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County Facilities DepartmentCounty Facilities Department

Facilities Department plans, designs, Facilities Department plans, designs, constructs and operates County buildingsconstructs and operates County buildings

Planning and Design GroupPlanning and Design Group Staff of seven architects, three interior Staff of seven architects, three interior

designers and other professionalsdesigners and other professionals Currently managing $120 mil in design or Currently managing $120 mil in design or

construction with another $700 mil proposedconstruction with another $700 mil proposed

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Project FactsProject Facts

High performance buildingHigh performance building

129,000 square feet129,000 square feet

Procured with “Best-Value” Procured with “Best-Value” Design-BuildDesign-Build

$30,050,000 total project $30,050,000 total project budgetbudget

17 acre site17 acre site

High level of environmental High level of environmental stewardship (LEED Gold)stewardship (LEED Gold)

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““We do not inherit the earth from We do not inherit the earth from our ancestors; we borrow it from our ancestors; we borrow it from

our children.”our children.”Buildings are responsible for Buildings are responsible for almost half of all energy almost half of all energy consumption and green-house consumption and green-house gas emissions annually gas emissions annually There are hundreds of coal-There are hundreds of coal-fired power plants currently on fired power plants currently on the drawing boards in the US.the drawing boards in the US.

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Seventy-six percent of the Seventy-six percent of the energy produced by these energy produced by these plants will go to operate plants will go to operate buildings.buildings.

But whatever your feelings But whatever your feelings are about topics like the are about topics like the environment and global environment and global warming, there is one warming, there is one overriding fact:overriding fact:

Environmentally responsible design and Environmentally responsible design and construction practices save money, lots of construction practices save money, lots of

money….and in the public sector, this money….and in the public sector, this means taxpayer’s money.means taxpayer’s money.

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Financial Impacts of Green Design Financial Impacts of Green Design and Constructionand Construction

Short-termShort-term Strategies that have beneficial results right Strategies that have beneficial results right

away and have quick return on investmentaway and have quick return on investment

Mid-termMid-term Approaches that build or provide value over Approaches that build or provide value over

timetime

Long-termLong-term Strategies that have significant impact when Strategies that have significant impact when

considered over the life of a building.considered over the life of a building.

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Short-term strategies include:Short-term strategies include: Highly efficient heating and air conditioning Highly efficient heating and air conditioning

systemssystems Very efficient “building envelope”.Very efficient “building envelope”. High efficiency lightingHigh efficiency lighting Day-lightingDay-lighting

All of these things continue to provide All of these things continue to provide efficiencies into the mid and long-term also.efficiencies into the mid and long-term also.

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Mid-term strategies include:Mid-term strategies include: High quality systems that reduce High quality systems that reduce

maintenance costs and have long service maintenance costs and have long service liveslives

Materials that are durable and easy to clean Materials that are durable and easy to clean and maintainand maintain

Other methodologies that reduce labor or staff Other methodologies that reduce labor or staff time to “live with”time to “live with”

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Long-term strategies include:Long-term strategies include: Approaches to design that maximize the Approaches to design that maximize the

efficiency and productivity of peopleefficiency and productivity of people Good quality design and construction Good quality design and construction

practices that make a building last a long timepractices that make a building last a long time Flexibility and adaptability built into a Flexibility and adaptability built into a

building’s design that permit it to adapt to building’s design that permit it to adapt to change over time easily and efficiently.change over time easily and efficiently.

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Other issues that may not have financial Other issues that may not have financial impact to the building owner but have a impact to the building owner but have a “cost to society”:“cost to society”: Rainwater runoff rates and qualityRainwater runoff rates and quality Light “trespass” and dark skiesLight “trespass” and dark skies The effects of not using renewable energyThe effects of not using renewable energy Land-fill space depletionLand-fill space depletion

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Sustainability MatrixSustainability Matrix

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Design-Build Design-Build

Single source contractSingle source contract

Can be contractor, architect or developer Can be contractor, architect or developer ledled

Single, integrated team for delivery of Single, integrated team for delivery of projectproject

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Johnson CountyJohnson CountyRationale for Using Design-BuildRationale for Using Design-Build

Ability to factor in qualifications of builderAbility to factor in qualifications of builder

Best value rather than lowest bidBest value rather than lowest bid

Speed of contracting and constructionSpeed of contracting and construction

Single point responsibilitySingle point responsibility

Integrated team promotes innovationIntegrated team promotes innovation

Balanced, collaborative teamBalanced, collaborative team

Competition drives innovation, quality & Competition drives innovation, quality & values at all levels.values at all levels.

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Advantages of Design-Build for Advantages of Design-Build for Public Green Projects:Public Green Projects:

Integrated, collaborative teamIntegrated, collaborative team

Ability to evaluate the qualifications of all Ability to evaluate the qualifications of all team members right down to sub-team members right down to sub-consultants, sub-contractors and suppliersconsultants, sub-contractors and suppliers Having a project superintendent, for example, Having a project superintendent, for example,

who understands how to build green is a big who understands how to build green is a big deal.deal.

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Advantages of Design-Build for Advantages of Design-Build for Public Green Projects:Public Green Projects:

All stakeholders are All stakeholders are “on board” with the “on board” with the project goalsproject goals

Ability to maximize Ability to maximize innovationinnovation

Financial issues are Financial issues are well developed and well developed and defineddefined

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Disadvantages of Design-Build for Disadvantages of Design-Build for Public Green Projects:Public Green Projects:

In constructor-led D-B, design In constructor-led D-B, design professionals don’t always have their professionals don’t always have their accustomed control of the design processaccustomed control of the design process

Owner can be more removed from the Owner can be more removed from the normal architect / client relationshipnormal architect / client relationship

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Building Environmental HighlightsBuilding Environmental Highlights

WaterWater Bioswales to clean parking lot run-offBioswales to clean parking lot run-off Rain catchment and Bio-filter in lobby cleans Rain catchment and Bio-filter in lobby cleans

rain water from roofrain water from roof Grey water recycling for toilet flushingGrey water recycling for toilet flushing Low-flow, hands free faucets and fixturesLow-flow, hands free faucets and fixtures No permanent irrigationNo permanent irrigation

Native or adapted species for grass and plantingsNative or adapted species for grass and plantings Waterless urinalsWaterless urinals

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EnergyEnergy Highly efficient mechanical systemsHighly efficient mechanical systems Floor plenum displacement ventilationFloor plenum displacement ventilation Sophisticated building automation systemSophisticated building automation system Significant day lightingSignificant day lighting High efficiency indirect computer controlled High efficiency indirect computer controlled

lightinglighting Designed for 45% energy use reduction Designed for 45% energy use reduction

below a code minimum buildingbelow a code minimum buildingSeeing more like a 57% reductionSeeing more like a 57% reduction

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SiteSite Reduced site Reduced site

disturbancedisturbance Existing tree and habitat Existing tree and habitat

preservationpreservation Site water feature is rain Site water feature is rain

fedfed Full cut-off lighting Full cut-off lighting

fixtures to minimize light fixtures to minimize light pollutionpollution

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MaterialsMaterials Constriction waste managementConstriction waste management

Diverted 90% of construction wasteDiverted 90% of construction waste Local/Regional materialsLocal/Regional materials

20% of building materials manufactured within 500 mile 20% of building materials manufactured within 500 mile radius of siteradius of site

Reclaimed cedar from demolished buildingReclaimed cedar from demolished building Recycled glass content terrazzo floorRecycled glass content terrazzo floor High recycled-content steel structure, carpet fiber and High recycled-content steel structure, carpet fiber and

other materialsother materials Corn based fabricsCorn based fabrics

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Indoor Air QualityIndoor Air Quality Use of low-emitting materialsUse of low-emitting materials Containment of source Containment of source

pollutantspollutants High amount of fresh air High amount of fresh air

intakeintake Individual employee HVAC Individual employee HVAC

controlcontrol

OtherOther Green housekeepingGreen housekeeping Building as teaching toolBuilding as teaching tool

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The OutcomeThe Outcome

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Performance Monitoring and Performance Monitoring and ResearchResearch

Detailed utility use monitoring and Detailed utility use monitoring and comparison to other County buildingscomparison to other County buildingsWork Culture and Human PerformanceWork Culture and Human PerformanceMaterial Performance and SustainabilityMaterial Performance and SustainabilityWorkspace Comfort and Configuration and Workspace Comfort and Configuration and Building Energy PerformanceBuilding Energy PerformanceEvaluation Methods and Dissemination Evaluation Methods and Dissemination SystemsSystems

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Things AccomplishedThings Accomplished

Accomplished what we believe is an exemplary Accomplished what we believe is an exemplary process and project:process and project:

2005 Achievement Award – “Making the Design-Build Process work for County 2005 Achievement Award – “Making the Design-Build Process work for County Government” National Association of CountiesGovernment” National Association of Counties

2005 Public Technology Institute Award2005 Public Technology Institute Award 2006 Excellence Award, Design-Build Institute of America2006 Excellence Award, Design-Build Institute of America 2006 Merit Award for Excellence in Architecture, Kansas Chapter of the AIA2006 Merit Award for Excellence in Architecture, Kansas Chapter of the AIA 2006 Excellence Award, Mid-America Chapter of the Design-Build Institute of America2006 Excellence Award, Mid-America Chapter of the Design-Build Institute of America 2006 Award for Merit, Kansas City AIA Committee on the Environment2006 Award for Merit, Kansas City AIA Committee on the Environment 2007 KC Business Journal Capstone Award2007 KC Business Journal Capstone Award 2007 Construction Specifications Institute (CSI) Environmental Stewardship Award2007 Construction Specifications Institute (CSI) Environmental Stewardship Award 2007 Achievement Award – “Setting a New Standard for Public Capital Investment”2007 Achievement Award – “Setting a New Standard for Public Capital Investment” National Association of CountiesNational Association of Counties 2007 EPA Blue Skyways Partnership Award2007 EPA Blue Skyways Partnership Award 2007 Bridging the Gap Environmental Excellence award for Business2007 Bridging the Gap Environmental Excellence award for Business

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Things AccomplishedThings Accomplished

Assembled a team that was as committed Assembled a team that was as committed to excellence, quality and environmental to excellence, quality and environmental stewardship as we are.stewardship as we are.

Pushed innovation and value to new levelsPushed innovation and value to new levels

Have made a statement for Public Capital Have made a statement for Public Capital Development as it can and should be doneDevelopment as it can and should be done

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Web ResourcesWeb Resourcesfacilities.jocogov.orgfacilities.jocogov.org

QuestionsQuestions

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Design-Build Constructor LedDesign-Build Constructor LedPredesign/Design

Documentation Bid/Construction

Consultants

ArchitectOwner

Subcontractors

ContractualRelationship

AgencyRelationship

PrimaryInvolvement

SecondaryInvolvement

Design-Builder

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Design-Bid-BuildDesign-Bid-BuildPredesign/Design

Documentation Bid/Construction

Consultants

General Contractor

ArchitectOwner

Subcontractors

ContractualRelationship

AgencyRelationship

PrimaryInvolvement

SecondaryInvolvement

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Procurement ConceptsProcurement Concepts

Performance specification RFP process Performance specification RFP process chosen rather than bridgingchosen rather than bridging

Qualifications Based SelectionQualifications Based Selection

Best Value proposal evaluationBest Value proposal evaluation

StipendsStipends

Process was, in many respects, a design Process was, in many respects, a design competition, or really an “innovation competition, or really an “innovation competition”.competition”.

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Other Procurement GoalsOther Procurement Goals

Balance throughout team:Balance throughout team: Role of all design componentsRole of all design components Role of subcontractorsRole of subcontractors Universal understanding of Universal understanding of

environmental stewardship environmental stewardship throughout teamthroughout team

Finding a Design-Build partner that shared Finding a Design-Build partner that shared the County’s philosophical approach to the County’s philosophical approach to development and capital investmentdevelopment and capital investment

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Lessons LearnedLessons LearnedDesign-Build has the potential for Design-Build has the potential for outstanding Green results – if it is outstanding Green results – if it is approached properly.approached properly.

Reduced chance of highly successful Reduced chance of highly successful project if we had relied on low bid.project if we had relied on low bid.

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Lessons LearnedLessons LearnedOrganizations and constituencies can be Organizations and constituencies can be educated about the advantages of building educated about the advantages of building “Green”. The press can be educated also.“Green”. The press can be educated also.

The general public is very interested in this The general public is very interested in this topic.topic.

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Lessons LearnedLessons Learned

Environmental stewardship is no longer a Environmental stewardship is no longer a special interest – it is mainstream.special interest – it is mainstream.

It is appropriate and good for the public It is appropriate and good for the public sector to be leading this approach.sector to be leading this approach.

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Lessons LearnedLessons Learned

Green design is just basically just good design.Green design is just basically just good design.

We achieved a high level of environmental We achieved a high level of environmental performance with mostly standard approaches performance with mostly standard approaches – just applied in sensitive and creative ways.– just applied in sensitive and creative ways.

As good as our building is, it is still just “less As good as our building is, it is still just “less bad”.bad”.

The next horizon – Carbon neutral and The next horizon – Carbon neutral and environmentally restorative buildings.environmentally restorative buildings.

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