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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
I. Background Information
i.
ii.
Green End-of-Use Options
LEED-NC Assessment System
II. Problem Statement
i.
ii.
iii.
Building Demolition
Consumption of Building Materials
Environmental Concerns
III. Design for Deconstruction
i.
ii.
iii.
Overview
LEED-NC and Design for Deconstruction
CASE STUDY: Global Ecology Research Center
IV. Design for Adaptive Reuse
i.
ii.
iii.
V.
Overview
LEED-NC and Design for Adaptive Reuse
Case Study: Corporate HQ Renovation for Multiple Lifecycles
Information Documentation
i.
Building Information Modeling
VI. Close Out
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
Construction Consumption
Worldwide
Timber
70%
Water
40%
Energy
45%
Materials
50%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Co2 Emissions
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.
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.
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
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
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.
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
 The
Product (AP)
points associated with each AP bracket
The Weight Factor

Is based on the environmental benefits of the end-of-use option
End-Of-Use Option
Weight Factor (WF)
Reuse
8
Up-cycle
6
Re-cycle
4
Down-cycle
2
Landfill
0
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.
Achieved Product and LEED Points
Achieved Product (AP)
LEED Points
AP < 1.5
No points
1.5 ≤ AP < 2
1 point
2 ≤ AP < 2.5
2 points
2.5 ≤ AP
3 points
CASE STUDY: Global Ecology Research Center
Reuse
Steel
Concrete
Concrete slab
Reuse
Up-cycle
Re-cycle
Down-cycle
Landfill
Up-cycle
Re-cycle
Down-cycle
0.90%
7%
0.90%
6%
0.90%
45.75%
22.80%
W.F.
8
6
4
2
0
Total A.P.
A.P.
0.144
0
0.52
1.371
0
2.035
Percentages
1.80%
0%
13%
68.55%
15%
Total LEED points earned in MR Credit 8:
2
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.
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
 Include
and Strategies
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.
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.
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)
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
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
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.
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.
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.
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.
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.
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)
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.
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.
Thank You!