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OriginalArticle
JournalofBuildingAppraisal(2010)6,6979.doi:10.1057/jba.2010.14

DesignofsustainablebuildingsthroughValue
Engineering
AlaaElDeanElAlfy1
Correspondence:AlaaElDeanElAlfy,DepartmentofArchitecture,FacultyofFineArts,
AlexandriaUniversity,Alexandria,Egypt
1iscurrentlyanassociateprofessoratthearchitecturedepartmentintheFacultyofFine

Arts,AlexandriaUniversity,Egypt.AfterreceivinghisBachelordegreeinarchitectural
designfromthesameuniversity,hegothisMaster'sdegreein1989.Thenhestarted
pursuinghisPhDworkingontheEnvironmentalAspectsandTheirEffectsonthe
DesignofNursingUnitsinHospitals.HegothisPhDin1998.
Received1May2010Revised1May2010.

Abstract
Sustainabilityofcurrentandnewdevelopmentshasbecomeamajorissuefacing
policymakers,developers,cityandurbanplanners,anddesignersworldwide.Eachnew
constructionprojectentails,amongothers,theuseofnaturalmaterialsandthe
consumptionofenergy,whichhaveatremendousimpactonthebuiltenvironmentover
decades,andtheirenvironmentalconsequencesonlybecomefullyapparenttofuture
generations.Theimpactofconstructionprojectsonenvironmentisespeciallysignificant
indevelopingcountries.Thedeteriorationofbuildingsystemsincludingbuilding
materialsattributestotheeconomic,culturalandenvironmentalproblem,whichis
relatedtoandaffectsthesustainabledevelopmentofanysociety.Inaddition,
developingcountrieshavesufferedforalongtimefromoverlookingorunderestimating
thebasicrequirementsthatmustbeconsideredfordesigningsustainabledevelopments.
Thisarticleattemptstoproposeapracticalsolutionfordesigningsustainable
developmentsbyfocusingonthebuildingastheprimaryunit.First,thisarticlepresents
therequirementsfordesigningasustainablebuilding,aswellasthecurrentprocessfor
selectingsustainablebuildingsystemsandmaterials.Second,thisarticledescribesthe
ValueEngineeringprogram,includingthedifferentphasesofthejobplan.Finally,this
articleproposesamethodforimprovingbuildingsustainability.Theproposedmethod
utilizesthejobplanoftheValueEngineeringprogramtogetherwithadatabasethat
containsuptodateinformationonconstructionsystemsandmaterialsasagearfor
studyingandanalyzingthesustainabilityrequirements.
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Keywords:
sustainabilityValueEngineeringbuiltenvironmentaljobplanbuildingsystem
buildingmaterials

INTRODUCTION
Sustainabledevelopmentisthedevelopmentwhichmeetstheneedsofthepresent
withoutcompromisingtheabilityoffuturegenerationtomeettheirownneeds(AIA,
2006).
Itisthedevelopmentthatfulfillstheneedsofthepresentgenerationwithout
compromisingtheabilityofthefuturegenerationtomeettheirownneeds,regardlessof
settingaimsbecausethecontinuationofthedevelopmentisthemostimportantaim.
Inthisdefinition,developmentimpliestwomajorconcepts,whicharenotlimitedtoa
numberofdisciplinesorareas.
Thosetwoconceptsare:
Theconceptofneeds:thisincludessavingandmaintaininganacceptablelife
standardforallpeople.Itiswellknownthatthebasicneedsforhumansare:food,
clothing,housingandemployment.And,ofcourse,itistherightofevery
individualtohavetheopportunitytotryhardtoraisehisorherstandardofliving
higherthanthisabsoluteminimum.
Theconceptoflimits:thismeansthecapacityoftheenvironmenttofulfillthe
needspresentandthefuture,whicharedeterminedbytechnologyandsocial
organizations.
Theselimitsarenotonlynaturallimitationssuchasfiniteresources,butalsothe
decliningproductivitycausedbyoverexploitationofresourcesasidefromdeclining
waterqualityandshrinkingbiodiversity.
Therefore,itisbetterforabrightfuturethatneedsshouldbefulfilledandincreasedto
satisfytherequirementsofthesociety.Ontheotherhand,limitsshouldbedecreased.
Inconclusion,wecansafelysaythatallpolitical,technicalandsocialdevelopmentcan
easilybeevaluatedonthebasisofsustainabledevelopment.Oncemore,any
developmentshouldhelpfulfillneedsandshouldnotincreaselimitations(seeFigure
1).
Figure1.

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Sustainabledevelopment.
Fullfigureandlegend(97K)

BUILDINGSUSTAINABILITY
Asustainablebuildingisoneinwhichtechnologyandpracticemeetsthemultiple
requirementsofthepeopleandsocietyinanoptimalwayduringthelifecycleofthe
buildingfacility(AIA,2006).Factorsthataffectthedesignofasustainablebuilding
includeEconomy,Functionality,Durability,Aesthetics,Ecology,Healthand
Socioculturalaspects(seeFigure2).
Figure2.

Factorsaffectingsustainability.
Source:Bytheresearcher.
Fullfigureandlegend(54K)
Thedesignerneedstoconsiderallthesefactorsinordertodesignasustainablebuilding.
Theproblemofdesigningsustainablebuildingsindevelopingcountrieshasbeen
identifiedbydifferentresearchersandsummarizedbyMakenyaandSoronis(1999)
asfollows:lackofinnovationinsustainableanddurablematerials.Anotherproblemis
thatlocalprofessionalsdonotencouragetheuseofthosesustainablebuildingsystems
thataredurableandenvironmentallyfriendly.Inaddition,localbuildingregulations,
standardsandspecificationsarenotsufficienttoenabletheevaluationofbuilding
systemsfromasustainabilitypointofview.
Studiessuchasthisoneimplythatagoodpartofthebuildingsustainabilityproblem
canbeattributedtothedecisionsmadeduringthedesignphase.Inaddition,research
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onbuildingfailuresintraditionalbuildingsshowedthatincidenceoffailurewas
attributedin50percentofcasestodesignfaults(AIA,2006).

THESELECTIONOFSUSTAINABLEBUILDINGSYSTEMS
Duringthedesignprocess,oneofthemaindecisionsthathasagreatimpacton
designingasustainablebuildingistheselectionofsystemsandmaterials.Everyday,the
numberofpotentialmaterialsisincreasingandnewproductsareintroducedin
responsetocompetition,newregulationsandchangesinarchitecturalfashionare
produced.Inaddition,existingproductsaresubjectedtoconstantimprovementsin
ordertoprolongtheirlifeonthemarket.
Owingtothenewandimprovedproducts,thearchitecthastoomanychoicesduringthe
selectionprocess.Itthenbecomesimpossibleforarchitectstokeeptrackofallnew
productsintroducedtothemarketunlesstheypossessalargedatabase,withcontinuous
updates,toassisttheminmakingtherightchoices.
Thecurrentprocessforselectingbuildingmaterialsdependsonaresearchstudyonthe
kindofbuildingmaterialswhicharchitectsselect(AIA,2006).
Theresearchconcludedthatarchitectsselectmaterialsdrawnfromtheirpersonal
collectionofliterature,theirownknowledgeonwhatisavailableinthelocaland
internationalmarket,andfrequentlyuseshortcutsbasedontheirownexperiencein
ordertosavetime.Theyprefertosticktofamiliarproductsandhaveastrongpreference
forcertainmaterialsandcomponentsthattheyhadusedpreviously.Astheydonothave
thetimeorenergytoresearchnewmaterials,architectsrefusetousenewproducts
unlesstheyareunavoidable.Furthermore,architectsdonotusuallyconsiderthe
differentrequirementsfordesigningasustainablebuildingwhileselectingrequired
systemsandmaterials.Thearchitectmainlyfocusesontheaestheticofthealternatives
morethananyotherfactor.Therefore,aneedexiststoadoptmorepracticaland
effectiveapproachestoassistarchitectsinselectingsustainablesystemsandmaterials.

VALUEENGINEERING
ValueEngineeringmaybedefinedastheconscioussystematicapplicationofasetof
techniquesthatidentifyneededfunctions,establishvaluesforthesefunctionsand
developalternativestoperformthesefunctionsforminimumcost.Different
synonymoustermssuchasValueManagement,ValueAnalysisandValueControl
havebeenusedtodescribethesameapproach.KellyandMaledefineValueAnalysisas
anorganizedapproachtoprovidingthenecessaryfunctionsatthelowestcostoran
organizedapproachtotheidentificationandeliminationofunnecessarycost.Theyalso
providedifferentdefinitionsforValueEngineeringthemostsoundisanevaluationof
alternativeconstructionmaterialsandsystemstosavemoneywithoutmajoreffecton
program,maintenance,orappearance,chosenonaprioritybasis.
TheauthorinterpretsValueEngineeringasacreative,organizedapproachthatcanbe
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appliedtothedifferentsystems/componentsoftheproject,aimingtooptimizecost
withoutsacrificingquality.Qualityisatermthathasmanydifferentmeaningsto
differentpeople.
Qualityhastraditionallybeendefinedeithersubjectivelyintermsofdegreeofgoodness
ofexcellence(AIA,2006),orperformancetomeettheneedsofusersor
customers(ASCE,2002)or,objectively,intermsofconformancetorequirements
(BREInformationetal,1982).
TheessenceoftheValueEngineeringphilosophyistomaximizetheValuedeliveredto
theowner.Inthiscontext,Valueexpressesthreemainforms:Cost,Functionand
Aesthetic.
TheCostofanitemisthesumrequiredtoproduceitor,inotherwords,isthepricepaid
togettheitem.Therefore,ifwearecomparingtwoexactlyidenticalitems,theonethat
costslesswillhaveabettervalue.
TheFunctionisthepurposeforwhichtheitemexists.Forexample,thefunctionofglass
inawindowisprotectionfromtheoutsideenvironmentwhileenablinglighttopass
through.Therefore,afunctionalitemisdesignedprimarilyinaccordancewiththe
requirementsofuse.Someitemsmayhavegreatcostsbutlittlefunctionintheproject.
ThesearetheitemsthatshouldbemainlyconsideredduringtheValueEngineering
programbecausetheyaddlittleornovaluetotheproject.
TheAestheticvalueofanitemisreflectedintheappearance/attractivenessoftheitem.
Dependingontheclient'spreference,theappearanceofaproductmaybeofhigh
priority,andmayaddenormousvaluetotheproject.
Ingeneral,whenapplyingaValueEngineeringapproach,architectshavetomaintain
properbalancebetweencost,functionandappearanceinordertoobtainthebestvalue.
Anyunnecessarycost,whichprovidesneitherfunction/usenorappearance,mustbe
eliminated.

HOWDOESVALUEENGINEERINGWORK?
WeusetheValueEngineeringJobPlan,asystematicapproachinfivephases,which
analyzesaprojectintermsofitsfunctions.Thefivephasesare:
1.InformationPhase,inwhichwestudydocuments,learnbackground,identify
functionsandidentifycost/worthoffunctions.
2.SpeculationPhase,inwhichweidentifywhatelsecanachievewhatmustbedone.
Freeuseofimaginationwithnojudgmentisessential.
3.AnalysisPhase,inwhichwerankalternativesolutionsintermsofqualitywith
realisticjudgment.
4.DevelopmentPhase,inwhichwedevelopthedetailsofbestalternativesinto
writtenproposals.
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5.ImplementationPhase,inwhichwetrytosellproposalstotheclientand,include
acceptedproposalsintheproject.

THEJOBPLAN
InordertostudyvalueatanyoftheprojectphasesandimplementtheValue
Engineeringapproach,alogical,sequentialframeworkisapplied(Figure3).
Figure3.

Phasesofthejobplan.
Source:Bytheresearcher.
Fullfigureandlegend(71K)
ThisframeworkiscalledthejobplanandisderivedfromMiles1961jobplan(AIA,
2006).Asummaryofthejobplanphasesispresentedbelow:
Thefirstphaseofthejobplanistheorientation,orselectionphase,inwhichtheclient,
ordecisionmaker,identifiesthemainobjectives,aswellaspossibleareasof
investigation,andtheanalysisteamisappointed,andthestrategyplandeveloped.
ThesecondphaseofthejobplanistheInformationphaseandincludesgatheringthe
requireddata.Alldrawings,specifications,manufacturingmethods,samplesand
prototypesaresecured.
Variousprojectsystemsandtheircomponentsareidentifiedandarrangedinorderof
prioritybasedontheirpotentialimprovementorsaving.
ThethirdphaseSpeculationorCreativitydealswithidentifyingdifferent
alternativesandpossiblesolutionsthroughbrainstormingsessions.
TheAnalysisphaseisthefourthphase,whichfollowsandconsistsofdeterminingthe
technicalandeconomicalaspectsofeachalternative.Thecostofeachelementis
identified,aswellaswhetheritwillperformthebasicfunctionrequireofitornot.
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ThefifthphaseDevelopmentincludesthedetailedinvestigationoftherequirement
ideasselectedduringthepreviousphaseinordertodeterminetheirtechnicaland
economicfeasibility.Theselectedideasshouldthenbetranslatedintomeaningful
designsolutions.
ThesixthphaseofthejobplancarriesaformalPresentationoftherefinedideas
supportedbydrawings,specificationsandcosttothedecisionmakers,withahighlight
onadvantagesanddisadvantagesoftheproposedsolution.Thisphaseisvitaltothe
successoftheValueEngineeringprogram,asoneofthemainobstaclestoimplementing
aValueEngineeringsystemisthedesignersresistance.Usually,designersdonotaccept
anyalterationsormodificationstobemadetotheirdesigns,andthusdonotappreciate
theproposedideas.ItisthejoboftheValueEngineeringteamtousediplomacyand
argumenttoconvincedesignersofthemeritofusingthealternatesolution.
Finally,thelastphaseincludestheimplementationoftheproposedsolutionanda
followupproceduretoensureeffectivenessofthesolution.Feedbackfromallproject
participantsshouldbeencouraged.

VALUEENGINEERINGDURINGTHEDESIGNPHASE
ValueEngineeringmaybeimplementedthroughoutthedifferentprojectphases,
startingfromtheconceptualplanningphaseuntiltotheconstructionphase.However,
ValueEngineeringappliedattheearlyphasesofaproject,especiallyduringthedesign
phase,willrealizethegreatestbenefit.Severalresearches,summarizedbyKellyand
Male(2004),concludedthattheoptimumlocustoconductaValueEngineering
analysisiswhenthedesignis35percentcompletedorafterthedevelopmentofthe
schematicdesignasallcostingdatawillbemorereadilyavailableintheformofthe
costestimate,andthereforesavingscaneasilybeidentified.
Furthermore,anychangestodesignareeasilyintroducedatthispoint.Duringthis
phase,thedesignteaminvestigatesalternatedesignsolutionsandalternatematerials
andsystems.ValueEngineeringanalysismadeduringthisphasewillfocusonstudying
themajorsystemsoftheproject.Forexample,theValueEngineeringteammaystudy
theappropriateconveyingsystemfortheproject(theuseofelevatorsorescalators)or
theproperfaadecoveringmaterialandsoon.
Duringthedetaileddesignphase,thedesignteamevaluates,selectsandfinalizesthe
detailedsystemsandcomponentsoftheproject,andpreparesthetechnicaldocuments,
specificationsandgeneralconditions.ImplementingtheValueEngineeringprogramis
alsoverysignificantatthisphaseasitmaybeappliedtospecificsystemswithinthe
project,andevenatdifferentlevelswithinthesystemuntilreachingthesubsystemand
thecomponentlevelsoftheproject.TheValueEngineeringteamwilllookmoreintothe
detailsoftheselectedsystemsandmaterials.Forexample,itisnotunusualtostudythe
doorknobcomponentaspartofaValueEngineeringprogramforahotelproject.

IMPROVINGBUILDINGSUSTAINABILITY
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TheapplicationoftheValueEngineeringapproachduringthedesignphasemaybe
adaptedandutilizedtoimprovebuildingsustainability.Asnotedearlier,Value
EngineeringmainlyfocusesontheValuedeliveredtotheowner,whichisexpressedin
Cost,FunctionandAestheticforms.Meanwhile,factorsaffectingthedesignofa
sustainablebuildingincludeDurability,Ecology,HealthandSocioculturalfactors,in
additiontoEconomy,FunctionalityandAesthetics.IftheValueEngineeringteamis
abletoconsidertheremainingsustainabilityfactorsduringtheapplicationoftheValue
EngineeringJobPlan,theresultshouldnotonlybetheincreaseintheValuedelivered
totheowner,butalsoasustainablebuildingthatfulfillsthedifferentsustainability
requirements.
ThefollowingmethodisproposedtoenabletheValueEngineeringteamtoconsiderall
sustainabilityfactors.Themethodconsistsoftwomainmodules:aSystemsdatabase
moduleandtheJobPlanmodule(Figure4).
Figure4.

Proposedmethodforsustainabilityimprovement.
Source:Bytheresearcher.
Fullfigureandlegend(140K)
Thefirstmoduleconsistsofadatabasethatcontainsvarioussystemsandmaterials.The
databasewillassistinpresentingtheinformationrequiredduringtheValueEngineering
analysisinaneasytocomprehendway.Thedatabasecontainsnumerousrecords,with
eachrecorddetailingsystempropertiessuchasitslength,width,height,availablecolors
andsoon.
Therecordalsoincludesthesystem'scompliancewiththedifferentsustainability
requirements.Forexample,foraspecificflooringsystem,therecord'sfieldswill
demonstratehowmuchitwillcost,howdurableitis,itsexpectedlifebeforerequiring
maintenance,itsimpactonhealthandsoon.Aratingsystemshouldbedevelopedto
evaluateeachfactor,andhencetoenablethedecisionmakerstomaketherightchoice.
TheJobPlanmodulewasdiscussedearlierfortheValueEngineeringapproach.The
samesevenphaseswillbeusedtoanalyzethedesign,andtopresentandproposea
refineddesignforasustainablebuilding.Theadaptationwilloccurmainlyinthefactors
theyconsiderandthemeansinwhichtheinformationispresented.TheValue
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Engineeringteamwillhavetoconsidermorefactors(Durability,Ecology,Healthand
Sociocultural)duringthejobplanphases.Thesystemsdatabasewillassistinpresenting
therequiredinformationinanenhancedwayinsteadofrelyingonlyontheValue
Engineeringteam'sknowledge.
Thefollowingexamples(Figure5)illustratehowValueEngineeringhasincreasedthe
sustainabilityofbuildings:
Figure5.

MannikandSmithProfessionalOfficeBuilding
(http://www.walbridge.com/index.cfm/Projects).
Owner:1800HaggertyRoadLLCLocation:Canton,MIMarket:OfficeService:
DesignBuildSize:29101squarefeetRegion:MidwestDesignPartner:David
GebhardtArchitects.
Fullfigureandlegend(95K)
Overview
WalbridgewasselectedtoperformdesignbuildservicesontheMannikandSmith
ProfessionalOfficeBuilding.The29000squarefootsustainablebuildingprovides
officeandlabtestingspacewithadditionalshellspaceforfuturetenantbuildout.The
Walbridgeteamhelpedreducesitedisturbances,utilizedlocalmaterialstominimize
effectsoftransportationontheenvironment,andrecycledconstructionwaste.Systems
werecreatedtomanagestormwater,reducelightpollution,reducewateruse
throughoutthefacilityandoptimizeenergy.Anindoorairqualitymanagementplanwas
utilized,preventingresidualindoorairqualityissuesandprotectingonsiteworkers.In
addition,lowemittingmaterialswereused.TheprojectisregisteredwiththeUSGBC,
andintendstopursueLEEDcertification.
Overview
Walbridgewasconstructionmanagerofanewutilityinfrastructureforhistoric
GreenfieldVillage(Figure6).Theprojectincludedelectricity,naturalgas,waterand
stormsewer,securitywiringandcommunications.Inadditiontoinstalling300new
streetlights,Walbridgerelocated12ofthehistoricbuildings,renovatedthevillagestore
andgatehouse,andbuiltthecraftsandtradesbuildingsandcateringpavilion.
Walbridgeprovided$1.85millioninValueEngineeringideas,andaccommodated34
designrevisionsthroughoutconstruction.GreenfieldVillage,partofTheHenryFord
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campus,isaNationalHistoricLandmark.Builtin1929,itisthenation'slargestoutdoor
museumandwelcomes1.5millionvisitorsannually.
Figure6.

GreenfieldVillagerestoration
(http://www.walbridge.com/index.cfm/Projects).
Owner:TheHenryFordLocation:Dearborn,MIMarket:CulturalService:
ConstructionManagement,WalbridgeEquipmentInstallationSize:80acresRegion:
MidwestDesignPartner:JGA,Inc.ARCADISGrissimMetzAndrieseAssociates
Awards:OutstandingAchievementThemedEntertainmentAssociation.
Fullfigureandlegend(141K)
Overview
WalbridgewastheconstructionmanagerforVisteon'snew870000squarefoot,
LEEDcertifiedcorporateheadquartersandinnovationcenterinVanBuren
Township,Michigan.VisteonVillage(Figure7)wasacomplexprojectthatrequired
Walbridge'sexpertisetocontrolcostandtimelydeliveryoflargescale,multiphased
projects.Themoveconsolidated3200employeesfrom13facilitiestomakeoperations
moreefficientandcosteffective,whileenhancingproductinnovation.
Figure7.

Visteonvillage(http://www.walbridge.com/index.cfm/Projects).
Owner:VisteonCorporationLocation:VanBurenTownship,MIMarket:Office
Service:ConstructionManagementSize:870000squarefeetRegion:Midwest
DesignPartner:SmithGroupAwards:SustainabilityDesignAwardAmerican
InstituteofArchitects2006HonorAwardAmericanInstituteofArchitects
ConstructionandDesignAwardASHRAEDetroitChapter2006Constructionand
DesignExcellenceAwardESD.
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Fullfigureandlegend(141K)
The265acresiteissurroundedbyheavilywoodedandwetlandareas.VisteonVillage
hasnineseparatefacilitiesforoffice,manufacturingandtechnicalspaces.AVillage
Centeroverlooksa37acre,manmadelake.Thecenterhousespresentationand
trainingareas,productdisplays,ITfunctions,andacafeteria.Thecenterofthecomplex
islinedwithshops,sidewalks,treesandbenches,creatingamainstreetfeel.
Topromoteacloseknitworkingenvironmentamongthevillage'semployees,the
buildingsareclosetogether,nohigherthanfourstoriesandnowiderthan60feet.The
workspacesarelessenclosedthantypicalcubicles,withshorterwallsandwide,open
entrances.Manyaresituatedinfrontofwindowstotakeadvantageofnaturallightand
fostercreativethinking.Productdevelopmentworkflowwasadesignfocus,creating
adjacenciesamongproductdevelopmentandcrossfunctionalteams.Advanceproduct
engineersarelocatedtogether,fosteringaninformationflowthroughouttheproduct
lines.
Theproject'smostnotablechallengewasmanagingthedailyworkforceincrease.The
multiplebuilding,fasttrackprojectrequiredtradestoworksimultaneouslyinthesame
areas.Theprojectmanhourvolumesetrecordlevels,with12straightmonthstotaling
over1503294manhoursworked.Visteonestablishedastaged/phasedpersonnel
moveinwhileworkerswerestillonsite.VisteonVillagewasdeliveredontimeandwas
completedunderbudget.Visteonconstructedamedical/fitnesscenterandIT
infrastructureimprovementswithbudgetsavings.
Throughouttheproject,theteamuseduniqueengineeringandconstructiontechniques.
Inareasofconcentratedrubble,soilwasremovedanddeepdynamiccompactiontook
place.Theconstructionteamalsoundercutsignificantportionsofthesitetoremoveand
relocateearthandexistingrubblematerialtobackfillborrowandpondareas.Creating
thelakewaterintakesysteminvolvedspecialpiling,deeppitandtrenchexcavation,
bargemountedcraneactivitiesanddewatering.Lakeedgeslopescomprisedhighly
unstablefillsoilsandlimiteddevelopmentandrequiredstabilization.Lakeedgeswere
stabilizedusingacombinationofstoneriprap,sheetpilingandgradedandplanted
slopes.
TheVisteonVillageprojectachievedLEEDcertificationbytheUSGreenBuilding
Council.Over35acresofwoodlandandwetlandareawerepreservedduring
construction.Boardwalksandanaturetrailwereconstructedforemployeeuse.
Recycledmaterial,including75000tonsofrecycledconcrete,composed75percentof
thematerialusedtobuildthecampus.Fivethousandtreeswereplantedtoenhancethe
environment.Aperimeterwetlandzonearoundthelakewasestablishedtoattract
waterfowl.Insummermonths,achilledwaterintakeloopinthe65footdeeplakecools
thebuildings.Theopenofficeplan,withonly20closedwalloffices,featuresextensive
daylighting.Toconserveenergyconsumption,advanced,efficienttechnologywas
incorporatedintoallmajorbuildingsystems.
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GENERALRECOMMENDATION
Takeaholistic,lifecycleapproachtoplanning,design,costing,construction,and
maintenanceandbuildingmanagement.
Maximizethereuseandredevelopmentofexistingbuiltinfrastructureand
considernonbuildingservicedeliveryoptions.
Maximizetheuseofpassivedesignprinciples,forexamplenaturaldaylight,
naturalventilation,solarandthermalmass.
Designanymodificationworkforeaseoffutureadaptability.
Maximizetheuseofexisting,renewable,recyclableresourcesandlocallysourced
resources.
Minimizewastetolandfillfromconstruction,modification/refurbishmentand
maintenanceactivities.
Minimizeairpollution/emissionsfrombuildings,forexampleozonedepleting
substances(Chlorofluorocarbons(CFC)andHydrochlorofluorocarbons(HCFC)),
greenhousewarminggases(CarbonDioxide(CO2)andoxidesofNitrogen(NOx))
andVolatileOrganicCompounds(VOCs).
Minimizeresourceconsumption,forexamplematerials,waterandenergyinthe
operationofthebuilding.
Minimizeimpactontheenvironmentandpreserve/support/reestablishphysical
viability,biodiversityandnaturalecosystems.
Monitorandreviewstrategiesestablishedtominimizetheenvironmentalimpact
duringdesign,construction,maintenance,demolitionanddeconstruction
activities.

CONCLUSION
Improvingbuildingsustainabilityrequiresunifyingeffortsofallinvolvedparties.
Practicalapproachesneedtobedeveloped.Policymakersshoulddraftlawsthatimply
theuseofsustainablesystemsandmaterials.Ownersshouldalsodemandtheir
designerstousemoresustainablesystems.Architectsarerequiredtoconsiderthe
variousfactorsfordesigningsustainablebuildings,andtoencouragethe
implementationofeffectiveapproachesfortheenhancementoftheirdesigns.
Thisarticlehaspresentedamethodtoassistindesigningsustainablebuildings.The
ValueEngineeringapproachandadatabaseofavailablesystemswithclassificationof
howeachsystemcomplieswiththedifferentsustainabilityfactorsareproposedtobe
usedduringthesystem'sselectionprocess.Thekeyissueistoupdatethedatabaseona
regularbasiswithnewandimprovedsystemsandmaterials.
Thiswillenabledesignerstohaveuptodateknowledgeonwhatisavailableinthe
market,howmuchitcosts,howdurabletheproductis,aswellasitsimpactonthe
environment,therebyenablingthemtodesignsustainablebuildings.
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References
1.AmericanInstituteofArchitects(AIA).(2006)Valueengineering'shistoryin
construction.
2.ASCEAmericanSocietyofCivilEngineers.(2002)QualityintheConstructed
Project,AguidelineforOwners,Designers,andConstructors,Vol.1,NewYork:
ASCE.
3.BREInformation.18/82,Bonshor,R.B.andHarrison,H.W.(1982)Traditional
housing:ABREstudyofqualityUK.
4.Kelly,J.andMale,S.(2004)ValueManagementinDesignandConstructionThe
EconomicManagementofProjects.London:E&FNSpon.
5.Makenya,A.R.andSoronis,G.(1999)Designingforsustainablebuildingsin
developingcountriesProblemsandpriorities.8DBMCProceedingsofthe
EighthInternationalConferenceonDurabilityofBuildingMaterialsand
Components30May3June,Vancouver,Canada.
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