Johnson County Sunset Drive Office Building

1. Johnson CountySunset DriveOffice Building Environmental Stewardship for Public Buildings Neal Angrisano, AIA Deputy Director of Facilities Management

2. 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

3. 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

4. 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)

5. “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.

6. 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.

7. 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.

8. 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.

9. 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”

10. 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.

11. 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

12. Sustainability Matrix

13. Design-Build • Single source contract • Can be contractor, architect or developer led • Single, integrated team for delivery of project

14. 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.

15. 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.

16. 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

17. 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

18. 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

19. 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

20. 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

21. 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

22. 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

23. The Outcome

38. 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

39. 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

40. 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

41. Web Resourcesfacilities.jocogov.orgQuestions

42. Design-Build Constructor Led Predesign/Design Documentation Bid/Construction Owner Architect Consultants Design-Builder Subcontractors Contractual Relationship Agency Relationship Primary Involvement Secondary Involvement

43. Design-Bid-Build Predesign/Design Documentation Bid/Construction Owner Architect Consultants General Contractor Subcontractors Contractual Relationship Agency Relationship Primary Involvement Secondary Involvement

44. 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”.

45. 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

46. 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.

47. 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.

48. 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.

49. 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.