Green Building Process and Elements:
Design, Siting, and Construction

Once a green building team and project goals have been established, the siting and design phase can begin, followed by construction. Post-construction activities such as commissioning, testing, and maintenance are also important for ensuring that the building performs as expected.

Design, siting, and construction considerations

When designing and siting a building, factors like regional climate and environment should be taken into consideration. For example, in cold climates, proper insulation is necessary for maintaining optimal indoor comfort and energy efficiency. Local climates also affect the technologies and systems needed for heating and cooling. The current landscape of the potential site should also be considered. For a new building, it is ideal to preserve as much of the current vegetation as possible, and limit the building’s “footprint” to the smallest necessary area of land. For an existing building, strategic planting of new vegetation to naturally reduce cooling costs through the increased shade may be considered. More information is available on design and siting factors through the links in How to Get Involved.

Beyond design decisions influenced by local environments, the structures and systems within the building must be developed with consideration of their impacts on each other. For example, in designing a building’s energy systems, an efficient envelope (the building’s basic elements like walls, windows, and roofs) can significantly reduce loss of heat in the winter and absorption of heat in the summer. This can reduce the size of equipment needed for heating and cooling, which can result in significant energy and cost savings. In some cases, a highly efficient building can eliminate the need for certain equipment like air conditioning, further increasing these savings.

The green design elements that a building team decides to incorporate will vary with building type and location, budget, project goals, and other factors. Below is a chart showing the basic categories of green design specified by LEED for new and existing commercial buildings and schools, along with examples of elements applicable in each category. The draft categories for the LEED residential rating system vary slightly, but are quite similar.

LEED Rating Categories	Examples
Energy and Atmosphere	Passive or active solar heating and cooling
	Solar energy, windpower, hydropower, or other renewable energy
Sustainable Sites	Erosion, sediment, and stormwater runoff control
	Public transportation access
Water Efficiency	Water-efficient landscaping
	Water-efficient (low-flow) fixtures
Materials and Resources	Recycled-content building materials
	Reduced construction waste
Indoor Environmental Quality	Daylighting
	Low-emitting paints, carpets, wood, and other materials
Innovation and Design Process	Involvement of a LEED-accredited professional
	Other design innovations

In addition to designing a building’s green features, steps must be taken throughout the construction process to ensure their inclusion in the project and improve conditions for construction workers during construction. This requires continued involvement of the building developer and architect to ensure green technologies and materials are installed properly and that the site is clear of air pollutants and other hazards to workers.

Once the building has been constructed, it should be aired out before occupancy to dispel any remaining construction fumes. Of course, the fewer toxic materials are used in the construction process, the less of a problem this will be.

Commissioning

Do not underestimate the value of commissioning. Commissioning is a rigorous quality assurance program administered by a knowledgeable third party that ensures the building performs as expected. Buildings, even simple structures, are complex systems of electrical, mechanical, and structural components. Green buildings are healthy, efficient, environmentally sensitive structures whose performance and efficiency can be significantly affected if the building has not been designed following the owner’s intent or constructed according to the designers’ specifications. For example, systems intended to be highly energy efficient may not yield intended fuel or electricity savings if pumps, switches, and fans are not installed according to design.

Consider hiring a commissioning agent during the schematic design phase. For more information on commissioning, see http://www.peci.org/commissioning.htm.

Building testing and maintenance

Even after occupancy, green building practices should continue through the proper testing and maintenance of building systems and equipment to maintain the building's high level of performance. In particular, continued testing of energy and water systems is critical to ensure they remain efficient. Landscaping should also be maintained to prevent erosion and to keep vegetation in good condition for optimal sun allowance/shading. Successful maintenance requires the education and buy-in of operations and maintenance staff in the purpose of the building’s green features. Most often, training and manuals can help ensure proper use and repair of green building systems.

The importance of integration

The involvement of all project team members who design, build, and maintain building systems is essential to the successful performance of a green building. Because green building is still a relatively unfamiliar process for many firms, this can require more training and collaboration than a conventional building project. However, the long-term environmental and financial benefits are significant, so it is worth taking the time to integrate the building team to ultimately reap these benefits.

 

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