BUILDING GREEN VIA DESIGN FOR DECONSTRUCTION AND ADAPTIVE REUSE By Tarek Saleh and Abdol Chini

1. BUILDING GREEN VIA DESIGN FOR DECONSTRUCTION AND ADAPTIVE REUSE By Tarek Saleh and Abdol Chini Rinker School of Building Construction University of Florida, Gainesville, FL - USA CMS 2009 Conference University of Twente, Enschede, The Netherlands 12-15 June 2009

2. I. Background Information • Green End-of-Use Options • LEED-NC Assessment System • II. Problem Statement • Building Demolition • Consumption of Building Materials • Environmental Concerns • III. Design for Deconstruction • Overview • LEED-NC and Design for Deconstruction • CASE STUDY: Global Ecology Research Center • IV. Design for Adaptive Reuse • Overview • LEED-NC and Design for Adaptive Reuse • Case Study: Corporate HQ Renovation for Multiple Lifecycles • V. Information Documentation • Building Information Modeling • VI. Close Out

3. Green End-of-Use Options • Building Reuse • Renovation • Relocation • Adaptation • Component Reuse • Similar or Different Application • High/Low Value Use • Material Reuse • Similar or Different Application • High/Low Value Use • Material Recycling • Up-cycling • Re-cycling • Down-cycling

4. Construction ConsumptionWorldwide

6. Co2 Emissions

7. Sustainable or “Green” Building • is an outcome of a design which focuses on increasing the efficiency of resource use — energy, water, and materials — while reducing building impacts on human health and the environment during the building's lifecycle, through better siting, design, construction, operation, maintenance, and removal.

8. Building Rating Systems • Leadership in Energy and Environmental Design (LEED)is a certification system that measures how well a building performs in energy savings, water efficiency, CO2 emissions reduction, and improved indoor environmental quality.

12. Building Demolition • The trend today is to demolish a building either when • It is no longer serving its purpose • the building’s useful life has expired • Traditional methods of demolition • Implode or “blow up” the buildings • Use a crane, a wrecking ball, and a front-end loader. • 147 MT/year of C&D waste due to renovations/demolition in USA • 59 MT (40%) are being recycled • 88 MT are being landfilled

13. Design for Deconstruction • A concept that emerged in the 1990s • to reduce the environmental impacts from landfilling and increase the stream of used and recycled building materials • At the design stage, architects and engineers should: • Select building elements and materials that could potentially be recovered for reuse and recycling • Employ design practices that facilitate the recovery of materials with high capacity for recycling and reuse

14. Advantages of Deconstruction • Environmental advantages • Preserves the embodied energy of the salvaged materials • Decreases the amount of fossil fuel for manufacturing and transportation of new materials • Preserves landfill space • Economic advantages • Minimizes the tipping fees • Establishes a capital return on the cost of salvaged materials.

15. LEED-NC and Design for Deconstruction • The proposed design for deconstruction credit should consist of: • A Weight Factor (WF) for each end-of-use option • Percentages, by weight, of different materials with the capacity for reuse, up-cycling, re-cycling, and down-cycling • An Achieved Product (AP) • The points associated with each AP bracket

16. The Weight Factor • Is based on the environmental benefits of the end-of-use option

17. The Achieved Product (AP) • Is a result of multiplying the WF of each end-of-use option by the weight percentage of materials associated with that option. • Each AP obtained falls within a bracket that has a number of LEED-NC points associated with it.

18. CASE STUDY: Global Ecology Research Center

19. LEED-NC and Design for Deconstruction Material Credit 8: Design for Deconstruction 1 – 3 Points • Intent Establish a sustainable deconstruction plan by employing design strategies that facilitate the ease of disassembly of buildings with the capacity for material reuse or recycling thus reducing the demand for raw materials, minimizing waste, and reducing environmental impacts resulting from the extraction and processing of new materials.

20. Requirements Maximize the AP by the ease of disassembly of different systems, modular construction, and selecting building materials with the capacity for reuse or recycling at the end of the building’s useful life. • Potential Technologies and Strategies • Include components that are field connected using easily removable mechanical fasteners. • Minimize the use of cast-in-place concrete and masonry laid in Portland cement mortars. • Avoid nails by using screws/bolts in wood frame connections. • Avoid using adhesives or welds unless they may be easily removable to permit material reuse.

21. Submittals • Deconstruction Strategy Statements – a thorough description of the different strategies that designers devised to ease the disassembly of the material at the end of the building’s life cycle. • A list of Building’s Elements, Components, and Materials – including their expected service life, weight, and end of life options • A Set of the Deconstruction Blueprints and Drawings – • including all the design information and specifications such as key structural properties, locations of wiring systems, and photographs of connections used. Ideally the blueprints should be digital, made readily available, and kept up to date.

22. Calculations % of materials reused = Total weight of materials designed for reuse (tons) x100% Total weight of the project (tons) % of materials up-cycled = Total weight of materials designed for up-cycling (tons) x100% Total weight of the project (tons) % of materials re-cycled = Total weight of materials designed for recycling (tons) x100% Total weight of the project (tons) % of materials down-cycled = Total weight of materials designed for down-cycling (tons)x100% Total weight of the project (tons)

23. Design for Adaptive Reuse • permits renovations that preserve the structures’ material values for the building to host a new function. It is important due to: • The rapid change of work that demands more inventive and flexible work place designs. • The increase in rebuilding costs, the focus on the environmental drawback of new buildings, and the effects of obsolescence. • Designing for adaptive reuse requires architects and engineers to: • to recover the majority of the building’s components: exterior walls, roofs, foundations, decking, exterior skin and frames • to reconfigure the majority of the interior non-structural elements: interior walls, doors, floor coverings, ceiling systems

24. Overview • The quality of a building is measured by its potential to be transformed from a spatial to a material concept. • Building Performance Advantages • More Efficient Use of Space • Increases Longevity • Improves Operating Performance • Environmental Benefits • Reduces Embodied and Replacement Energy • Reduces amount of demolition waste • Economic Benefits • Lowers the initial costs for the purchase and transportation of new materials for a new building • Quicker and significantly less expensive renovation process • Federal, state, and local tax incentives

25. LEED-NC and Design Adaptive Reuse • There are a number of reasons that cause building modifications, renovations, and even a complete destruction: • Change in ownership • Alternate demography and residential units • Future growth and expansion • The proposed credit is intended for architects and engineers to design a flexible building that has the ability to adapt the majority of its exterior shell and most of its interior non-structural components during its life cycle to major renovations leading to a new building use with minor changes to the structural integrity of the building.

26. LEED-NC and Design Adaptive Reuse Material Credit 9: Design for Adaptive Reuse 1 - 3 points • Intent Coordinate designs for building interior modules and building structural system that permit reconfigurations of space layout increasing the longevity of buildings, improving its operating performance, and allowing for spatial flexibility for future reuse.

27. LEED-NC and Design Adaptive Reuse • Requirements MR Credit 9.1 – ADAPTIVE REUSE: Maintain 75% of Building elements 1 point Design for maintaining 75% of building elements based on surface area such as existing walls, floors, and roofs in the structure and envelope MR Credit 9.2 – ADAPTIVE REUSE: Maintain 95% of Building elements 1point Design for maintaining an additional 20% (95% total based on surface area) of building elements such as existing walls, floors, and roofs in the structure and envelope. MR Credit 9.3 – ADAPTIVE REUSE: Maintain 50% of Building’s Interior 1 point Design for recovering 50% based on surface area of the interior non-structural elements of the building such as the interior walls, doors, floor coverings, ceiling systems, and so on.

28. Potential Technologies and Strategies • Design the building for flexibility by choosing a structural system that allows spaces to be reconfigured such as simple consolidation of MEP service points within the building reducing the length of lines and the points of entanglement and conflict with other elements. • Adopt the “open-space” concept when designing offices with modular wall panel systems. • Consider also designing access pathways for changes to building utilities and infrastructure.

29. LEED-NC and Design Adaptive Reuse • Submittals • Reconfiguration strategy statements - Architects and engineers shall provide statements presenting detailed strategies as to how and to what extend the building’s structural and spatial adaptability is provided. • A list of building’s elements, components, and materials - includes the specifications of the elements, components, and materials used in constructing the building in addition to their expected service life and a proposed handling strategy during the building’s rehabilitation process. • A set of the reconfiguration blueprints and drawings – Architects and engineers shall include building plans and detailed specifications elaborating on specific design strategies justifying the adaptability features. Ideally the blueprints should be digital, made readily available, and kept up to date.

30. Calculations % of recovered interior components = Area of interior components designed for recovery(sm) x100% Total area of interior components (sm) % of recovered structural envelope = Area of structural envelope designed for recovery (sm) x100% Total area of structural envelope (sm)

31. Building Information Modeling • This study suggests that different information related to the deconstruction or reconfiguration of the building should be embedded directly in a schedule in the BIM model. • The BIM schedule should include: • Different materials quantities and weights, • End-of use options for these materials, • The surface area of different structural elements and • non-structural components, • Suggested deconstruction and/or reconfiguration strategies associated with the different materials, components, and elements.

32. Close Out • The environmental and economical outcomes of designing for adaptive reuse or deconstruction deserve a better recognition. • The USGBC should recognize the magnitude of these outcomes by offering two separate credits, for an added total of six points in the Material and Resources category. • Material Resources Credit 8 – Design for Deconstruction • Material Resources Credit 9 – Design for Adaptive Reuse • Owners, investors, and stakeholders will be more willing to invest in pursuing these points and in turn expanding their environmental gains and benefiting from the long-term return on their investment.

33. Thank You!