Download Campus Design Guidelines - Tecumseh Business and Technology

CITY OF TECUMSEH
BUSINESS AND TECHNOLOGY CAMPUS
DESIGN GUIDELINES
PREPARED FOR THE CITY OF TECUMSEH, MI
BY
ALBERT KAHN ASSOCIATES
May 8, 2008
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City of Tecumseh, Michigan
City of Tecumseh Business and Technology Campus
DESIGN GUIDELINES
May 8, 2008
Kahn Job Number : 03075
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TABLE OF CONTENTS
DESIGN GUIDELINES
Approach ......................................................................................................................... 7
SITE PLANNING GUIDELINES
General Parcel Guidelines ................................................................................................... 9
Specific Parcel Guidelines ................................................................................................. 13
Landscape Design Criteria ................................................................................................ 14
Signage Guidelines.......................................................................................................... 15
ARCHITECTURAL GUIDELINES
Building Form and Massing ............................................................................................... 17
Building Aesthetics and Character ..................................................................................... 19
Facades ......................................................................................................................... 20
Building Materials ........................................................................................................... 20
Fenestration ................................................................................................................... 21
Building Performance....................................................................................................... 23
Mechanical, Electrical and Plumbing ................................................................................... 23
SUSTAINABLE DESIGN GUIDELINES
Building Placement Within Parcel ....................................................................................... 25
Building Orientation ........................................................................................................ 25
Heat Island Effect ........................................................................................................... 26
Alternative Transportation ................................................................................................ 27
Water Utilization ............................................................................................................. 27
Energy Efficiency ............................................................................................................ 28
Building Insulation and Fenestration .................................................................................. 29
Materials ....................................................................................................................... 29
Indoor Environmental Quality ........................................................................................... 30
Construction Practices ..................................................................................................... 31
CONCEPTUAL BUILDINGS
Conceptual Building Number One ...................................................................................... 34
Conceptual Building Number Two ...................................................................................... 35
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DESIGN GUIDELINES
APPROACH
The following Design Guidelines are intended to shape the character and form of development within
the City of Tecumseh Business and Technology Campus. The Guidelines include criteria on site
planning, architecture, and sustainability. Using Leadership in Energy and Environmental Design
(LEED) standards as a basis for its recommendations, the Guidelines are focused on sustainable
development and the construction of buildings that will meet the standards for LEED certification.
While adhering to these standards will contribute to the design quality, environmental impact, and
overall marketability of the campus, they should be understood as directive rather than prescriptive.
Deviation from the recommended guidelines may be necessary due to site, budget, and development
considerations. Such deviation or partial fulfillment of the guidelines may still result in high-quality,
green-friendly development. However, adhering to the guidelines and striving for LEED certification
will not only ensure desired results, but will also contribute to the continuity and overall distinction of
the campus. Developers should be encouraged to follow the guidelines whenever possible and only
deviate from them selectively when necessary.
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SITE PLANNING GUIDELINES
GENERAL PARCEL GUIDELINES
Building Placement
Buildings should be integrated within the natural contours of the land by selective placement within the
topography in order to reduce site disturbance. Existing natural resources and site amenities should
guide the placement and orientation of each built form within the parcel, with the preservation of openspace in its natural habitat encouraged. Each building should take advantage of the micro-climate of its
parcel, utilizing prevailing winds, shading opportunities, and solar exposure in order to reduce energy
consumption.
The communal spirit between parcels should be considered when deciding upon the building placement
and layout within the parcel. Where possible, buildings should be clustered across parcel lines in order to
create identifiable development nodes, share circulation routes (such as drives and parking areas), frame
views, and reduce site disturbance. Building placement that fosters a sense of community between
multiple parcels is preferred. A walkable, pedestrian-oriented streetscape with a strong identity, and
access to development linkages will reinforce community spirit within the development. This shared
approach, along with shared parking agreements, will allow for larger and more effective preservation of
meaningful natural habitats.
The site master plan identifies five distinctive development “clusters” or “neighborhoods” within the
development. The building placement on each parcel should support the defined development clusters or
neighborhoods by locating the building within close proximity to other buildings within each
neighborhood and allowing the majority of open space, including surface parking lots, to occur between
neighborhoods (not between buildings within the neighborhood). Subdivisions within each parcel is
permitted if it can be shown to support and benefit the associated neighborhood development. The
development clusters or neighborhoods have been established to support a sense of community within
each neighborhood and to maximize the use and benefit of site open space for all occupants of the
development.
Smaller Developments
While the campus primarily encourages buildings with footprints of 20,000 gsf or above, smaller
buildings can be incorporated through the use of appropriate siting and design considerations. Such
buildings (those with footprints measuring around 10,000 gsf to 12,000 gsf) will mainly be located within
“build-to zones” in which a mandatory build-to line of 20 feet will be enforced instead of the normal front
setback requirement. This arrangement will create clusters of smaller and denser development which
will appropriately coexist within the larger campus setting.
Clustered buildings within contiguous parcels should be located adjacent to each other with shared
edges. Shared parking arrangements should be arranged that locate parking adjacent to and behind
buildings and not between them. A consistent architectural design concept should be applied to these
structures to create the feeling of several connected buildings. Such arrangements will encourage site
continuity and avoid a disjointed campus with gratuitous amounts of parking and other unnecessary site
disturbances. These buildings will be attractive to smaller firms and tenants that need less space,
contributing to the overall tenant mix and economic stability.
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Building Density
Floor Area Ratio (F.A.R.) is the measure of the total building gross square footage divided by the total
site area. The ideal Floor Area Ratio for this development is between a minimum of 0.25 and a
maximum of 1.0 in order to encourage multi-story development, but not overwhelm the overall character
of the surrounding lands. Structured parking, if present, shall be excluded from the calculation of this
requirement. Lot coverage of all buildings, excluding structured parking, should be between a minimum
of 25% and a maximum of 50% of the lot area in order to maintain the pastoral quality present in the
surrounding community of Tecumseh while promoting an environment conducive of technology savvy
research and development buildings.
Parking
All parking should be located off-street in surface
lots or structured deck(s) within the set-back of
the property. Parking areas are encouraged to be
located along the side or rear of buildings.
Parking located in front of the building (between
the street and the building) is not permitted.
Shared parking agreements between adjacent
parcels are encouraged.
Parking counts should be based on projected
employee and visitor use as determined by the
owner. The owner will submit a parking analysis
prepared by a professional parking consultant to
the City for review.
Parking areas should be screened from the
roadways with landscaping as outlined in this
Master Plan. Berms and fences are not recommended for use solely as a parking lot screening device
along the roadway. However, decorative fences may be considered for security purposes provided that
such fences or their placement does not overwhelm a building’s street front presence. When possible, all
parking areas should use permeable paving products and/or vegetated bio-swales to reduce storm water
runoff from the parcel and increase groundwater infiltration. Parking aisles and stall sizes shall be based
on City ordinance.
Service Areas
Trash removal and loading dock areas will ideally
be located within an enclosed space accessible by
an overhead coiling door(s). Service access areas
and door(s) should be shielded from view from all
roads, parking areas, and windows of adjacent
buildings by means of proper screening. Such
placement will contribute to a visually pleasant
and nuisance-free campus environment and
attract higher-end users.
If sited outside of a building within the parcel,
such service areas should be shielded from view
from all roads, parking areas, and windows of
adjacent buildings by means of proper placement
and
screening.
Recommended
screening
materials include trees, shrubs and opaque
building materials similar to and consistent with
the construction materials of the building.
Transparent materials such as chain link fencing
that allow visibility of the areas are discouraged.
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Pedestrian and Alternative Transportation Considerations
Each parcel should be designed to provide pedestrian connections to existing and future mass transit
stops and should accommodate other non-motorized forms of transportation, including bicycles, shuttles,
and carpooling/ridesharing. Fuel-efficient and alternative fueled vehicles should be encouraged through
reserved and preferable parking space allocation.
Pedestrian connections between
parcels will be maintained to allow
access to other parcels and common
site amenities.
Five feet wide
concrete sidewalks will be provided on
both sides of primary and secondary
roadways and will follow the
ali gnm ent of adjacent roads.
Sidewalks will be constructed in
accordance with the City of Tecumseh
zoning ordinance to provide a safe
walking surface for tenant and public
use.
Vegetation planted along
sidewalks within the road right-ofway should be planted informally to
c r e a t e a n a tu r al s e t ti n g f or
pedestrians. Plant materials will be in
accordance with the landscape design
criteria section.
UTILITY
EASEMENT
DRAINAGE SWALE w/
TREES & NATIVE
GRASSES
NATIVE OR
ADAPTED PLANT
ROAD-
CONCRETE
SIDEWALK
12’
5
12’
Pedestrian Zone Along Roadways
Trails will be located in natural areas and along lot lines to connect parcels within the campus and to
connect the campus to adjacent developments. They will follow the natural topography of the site and
lead users through a variety of spatial experiences such as densely wooded areas and open meadows.
Trails will be laid out in sinuous lines to elongate walking times and increase outdoor activity use. They
will be constructed with a compacted granular material to provide a smooth surface for pedestrian and
bicycle use and vegetation will consist of existing and native plant materials.
Setbacks
Setbacks will be in accordance with the Technology, Research, and Development (TRD) district in the
City of Tecumseh Zoning Ordinance:
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Front yard setback: minimum building and parking setback of 42 feet from the edge of the right-ofway
Front yard setback of 20 feet from the edge of the right-of-way may be permitted upon review of site
constraints (significant topography, other noteworthy natural features)
Build-to line of 20 feet from the edge of
the right-of way will be enforced in buildto zones to permit clustering of smaller
buildings
Side yard setback: minimum building and
parking setback of 12 feet
Rear yard set back: minimum building
and parking setback of 24 feet
Parking lots are not permitted in front of
the dominant portion of each building
Natural features (wetlands, woodlands,
and other environmentally sensitive
areas) setback: minimum building and
parking setback of 25 feet from
delineated edge of such features
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Site Lighting
Light poles will be used along roadways, parking, service and pedestrian areas to provide a consistent
and comfortable level of light. Light poles should be metal with a modern design and have GFI
receptacles to provide auxiliary electrical power. Light fixtures should direct light downwards to ensure a
concentrated illumination of the ground and buildings - not upwards toward the sky. Not only will this
support the Dark Skies Initiative that is being incorporated into many municipal planning strategies, it
will also prevent light from trespassing onto adjacent properties.
LED and Metal halide lamps are acceptable for use in all sight
lighting fixtures. These lights produce a white light which provides
clean definition of objects and reduce glare. Metal halide lights
also have long life cycles and produce a consistent level of light
that does not fade. Additionally, LED lighting should be used
because of its high level of efficiency and lack of glare.
General building illumination is not encouraged between the hours
of 11pm and 6am in order to promote a healthy environment for
animal habitat without the disruption of bright artificial lighting
during the nighttime hours (negatively affects animal feeding,
breeding, and migrating patterns).
Selective lighting along
roadways, parking, service and pedestrian areas is acceptable
during the night hours to provide for off-hours occupant safety
and parcel security.
Each parcel owner will be required to
establish a statement of need and a security lighting plan to be
submitted to the City for permitting purposes.
Where readily visible from the exterior (such as street and parking lots facing facades with large areas of
fenestration), interior indirect light fixtures are encouraged. Lighting should not be overpowering or
cause glare for motorists or adjacent properties. Pedestrian areas along buildings and roadways will be
illuminated for visibility of pedestrians. Wall pack type exterior mounted lighting fixtures are discouraged
in favor of pole or arm mounted fixtures with full cut-off capability; all exterior light fixtures must be
aimed to avoid light trespass. Trails within and adjacent to natural areas will not be illuminated. Signs
will be erected to inform pedestrians that general lighting is not provided and that after hour use will be
at their own discretion.
SPECIFIC PARCEL GUIDELINES
Parcels Along M-50
Acceptable uses for these parcels include Life Science and Information Technology, Research &
Development, or similar use permitted (no warehouse or industrial use permitted). These parcels shall
be reserved for the higher end and more intense development projects. The developer is expected to
treat the buildings on these parcels as showcase buildings that act as the gateway into the development.
Existing Farmhouse
The existing building is the last standing representation of the cultural and physical history of the
development area carrying sentimental value for the community. The developer of this parcel will need
to consider the benefits of preserving the building and the inherent social costs of removing it.
Appropriate re-uses for this building include an incubator building, conference center, childcare and/or
fitness center, campus management area, or offices.
If the decision is made to preserve the existing farmhouse building, then the local and state guidelines
for building preservation of historical structures should be consulted. At least three building facades and
the roof should be retained and incorporated into an expansion or renovation. Doors and windows could
be replaced with energy efficient assemblies that maintain the character of the original materials.
Another appropriate option is to rebuild no less than 75% of the original structure with materials and
assemblies that maintain the original character of the building. In either case, an addition to the existing
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building is permissible, provided that new construction does not try to duplicate the character of or
compete with the existing building. Instead, any new construction on the parcel shall promote the
independent character of the existing building.
If the decision is made to demolish the existing building, then any new development on the parcel must
adhere to all applicable General Parcel Guidelines and all applicable Specific Parcel Guidelines.
Parcels Abutting Rails to Trails and other Site Amenities
All building facades fronting significant common site amenities such as trails, open space, and common
areas are encouraged to maintain either a building entrance or significant fenestration. Mechanical,
electrical, and plumbing equipment, as well as meters and utility feeds, should be screened from view
from these amenity areas.
Parcels Abutting Natural Features (Woodlands and Water Bodies)
Natural features of each parcel should be preserved and maintained. A minimum 25 foot setback
requirement for any site disruption (buildings, roads, surface parking, service yards, etc.) should be
required. Fenestration facing areas with natural features is encouraged. Artificial lighting, from both site
fixtures and building interiors, shall not impact the habitat occurring within the natural features area. All
lighting that could affect these areas, including security lighting, is not encouraged between 11pm and
7am in order to protect and preserve the normal occurring nocturnal behaviors of the area’s habitat.
LANDSCAPE DESIGN CRITERIA
Parcels should be landscaped to enhance and strengthen the existing natural setting.
general criteria are recommended for all parcels and open space areas:
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The following
Native or adaptive plant materials and species that are hardy to Lenawee County.
Any plant material that is prohibited by the City of Tecumseh ordinance, overly ornamental, proven
to be invasive and/or susceptible to disease will not be permitted.
All plant material should be healthy, in
good form, and of an appropriate size for
the intended landscaped area.
Irrigation from potable water sources,
including wells, should be kept to a
minimum. Accordingly, plant material
must be drought tolerant and adapted to
the amount of annual precipitation of the
area.
Areas that will be preserved due to open
space requirements should be carefully
maintained to provide a clean and safe
appearance.
Maintenance should be
kept to a minimum to only allow for the
removal of invasive or dangerous plant
material and the pruning of broken limbs
and branches or clearing of dense
thickets along trails for pedestrian
safety.
Manicured lawn areas, such as turf grass requiring regular irrigation, fertilization, and mowing,
should be restricted to locations around buildings. All other open lawn areas will use native grasses
or low-maintenance turf.
Planting plans should contain a balanced mix of evergreen and deciduous plants to promote visual
interest throughout the seasons.
Landscape plans should also encourage informal planting arrangements consistent with the natural
character of the site.
Formal planting arrangements should be constrained to main vehicular and/or building entrances.
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A mix of deciduous and evergreen trees and shrubs should be used for screening purposes.
Plant material should not be planted in a manner that creates a nuisance, a health hazard, or creates
unsafe areas by shielding common or occupied areas from view.
Regular street tree plantings in accordance with the above guidelines should be required along roads
in and adjacent to the campus.
SIGNAGE GUIDELINES
Street Signs
Streets signs should be located in highly visible areas along
roadways. Although street signs should not be illuminated, they
can be marked with reflective paint for nighttime visibility. All
street names will be clearly marked and in accordance with local
sign ordinances.
Entrance Signs
Monumental site signage is recommended at entry points along Highway M-50 and Billmyer Highway.
These signs should be ground mounted, as pole-mounted signs are not recommended. The design
should mirror the architectural guidelines for a high-tech appearance. Recommended materials include
either powder coated aluminum or a high polished stainless steel. All text must be sufficiently visible to
passing motorists. Signs should be mounted to a base that will use natural material such as stone that is
landscaped with native plant material. This combination of metal and natural material relates to the
design approach of balancing high technology with nature. Monument signs are limited to 8 feet in
height as measured from the nearest paved surface.
Building Identification Signs
Building identification signs will be located within parcels and should be highly visible from roadways.
Signs will be of a monument type with the building name, address and tenant names (if applicable)
clearly marked and are to be ground mounted, as pole mounted signs are not recommended. Ground
mounted signs are limited to 8 feet in height as measured from the nearest paved surface. These signs
will be in character with the architectural style of the building and will use construction and plant
materials as outlined in the section above. Signs may be illuminated either internally or externally with
low-energy consuming LED lighting.
Building mounted signs are limited to the building address and building name. Tennant names on these
signs are prohibited. The size of these signs are governed by the City of Tecumseh ordinance. Signs
may be illuminated either internally or externally with low-energy consuming LED lighting. Neon lights
and flashing lights are not permitted. All sign lighting, if utilized, is discouraged between the hours of
11pm and 6am. Pole mounted building signs are discouraged.
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ARCHITECTURAL GUIDELINES
BUILDING FORM AND MASSING
Height
Buildings of up to three stories are most suitable for
the desired character of the development as this
height is readily integrated into the rolling terrain of
the site, yet tall enough to promote current
technologies and the desired research oriented
activities within the building envelope. All buildings,
regardless of use, should be limited to an average
height of 50 feet. Possible exceptions include building
attachments, such as flag poles and antennae,
mechanical penthouses (provided they are set back
from main building façade by at least 10 feet), and
skylight enclosures. Height requirements will be based
on City ordinance and review and approval of the
Planning Commission.
The building profile should be composed of massing form and elements that reflects the building’s
function, while providing variety and visual interest
Appropriate characteristics:
• Building profiles that reflect the function of the
space within
• Terraced or non-uniform floor plates
• Unique building elements at the entrance or other
points along the façade that add compositional
interest
• Stair towers, elevator enclosures, and other
functional elements that break the roof plane
Inappropriate characteristics:
• Consistent uniform roof height without any element
of visual interest
Size
All buildings (with the possible exception of a spec office building or incubator facility) should have a
minimum floor area or building footprint of 10,000 gsf and should be limited to a maximum floor area of
75,000 gsf per floor, which would allow up to a 225,000 gsf building consisting of 3 floors. If a larger
building is desired/necessary, then multiple parcels should be procured and the building should be
massed as a series of connected smaller, more slender building profiles. Parcels fronting M-50 are
permitted limited exceptions from this size guideline if it will enhance the appearance along M-50.
Building widths (narrow dimension) that encourage daylight to penetrate deep within the interior space
and offer views to the majority of building occupants are encouraged. Slender buildings are deemed
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more attractive and appropriate for this development as they help reinforce the image of technology
focused buildings that tread lightly on the environment. In cases where the intended use would be
compromised by the width recommendations, the building massing should be modeled to suggest
multiple slender forms as opposed to one large wide form.
Appropriate characteristics:
• Office: 90’ to 120’ building width
• Research/laboratory: 90’ to 120’ building width, widths between 120’ and 150’ will require special
approval by the City of Tecumseh
• Medical oriented facilities: 90’ - 120’ building width
• Light industrial/manufacturing: 90’ to 150’ building width
Inappropriate characteristics:
• All uses: over 150’ building width
Building length (longest dimension) should complement the surrounding landscape and should strive for
a width to length ratio between 1:3 and 1:4 (building width : building length). Buildings with the same
width and length are discouraged. In cases where the intended use would be compromised by the width
to length recommendations, the building massing should be modeled to suggest multiple slender forms
as opposed to one large square form.
Massing
Buildings should be designed using
geometric forms and coordinated
massing that produce overall unity, scale
and interest.
Simple square or
rectangular building footprints are
discouraged in favor of building massing
that add variety and visual interest:
Appropriate characteristics:
• Compositionally sound
• Pronounced building forms, such as
entrances, stairs, etc., that are
protruded or recessed from the main
façade
• Canopies and roof overhangs
• Transparent building components,
such as atriums and other large
glass areas
Inappropriate characteristics:
• Monolithic blocks
• Arbitrary compositions
• Complicated forms without focus
Roofs
Flat roofs concealed by a parapet are the most appropriate for the size and type of building envisioned
for the development. Most pitched roof designs would be considered out of character within the
development due to scale and use concerns and are not recommended, although low-sloped pitched
roofs (3:12 or less) or pitched secondary roofs may be used selectively.
Roof parapets or screen walls shall be utilized to hide roof top equipment. Roof top surfaces are
encouraged to either maintain a high albedo surface (highly reflective, such as a white membrane) or a
vegetative roof system. Both surfaces will reduce solar heat gain, thereby reducing the mechanical
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cooling load on the building, resulting in
lower maintenance and utility costs.
Green roofs provide additional roof
insulation and will also reduce the amount
of stormwater runoff, thus reducing the
required capacity of the stormwater
detention system.
Appropriate characteristics:
• Flat roof(s) concealed by parapet
• Multiple horizontal planes
• Interrupted parapets
• Roof decks/balconies
• Low-sloped pitched roofs (3:12 or
less) and secondary roofs
Inappropriate characteristics:
• Continuous uninterrupted parapets
• Gabled or steep-sloped pitched roofs (round or curved secondary roof forms are acceptable)
• Exposed roof surface(s) as viewable from grade (exposed metal roofs on low-sloped or secondary
roof surfaces may be permissible)
BUILDING AESTHETICS AND CHARACTER
The architectural character should portray an
image of technology that is sustainable,
progressive and timeless, while avoiding
stylist trends that will not be consistent with
the character of the development over time.
Appropriate characteristics:
• Building designs that are derived by
sustainable building practices
• Building designs that embody a spirit of
high technology
• Building designs that reflect research
development oriented uses
• Building designs that embrace the natural
environment as integral and influential in
the development of the occupant’s
products and corporate vision
Inappropriate characteristics:
• Building designs that are whimsical and/
or arbitrarily conceived
• Building designs based on trendy,
historical, and/or residential styles
• Building designs that are out of scale and/
or context with their surroundings
• Building designs that are not integrated
with the site
• Building designs that are monolithic,
monotonous, or void of visual interest
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FACADES
Building facades should reflect a coordinated design concept, including expression of building function,
structure and scale. The primary façade(s) should be visible from the access road with the building
entrance readily identifiable. Facades should be of a modern design to maintain and contribute toward
the high-tech character of the development.
Appropriate characteristics:
• Expression of building function
• Coordinated use of building materials
• Visually interesting
• Taller building elements at the entrance or
other points along the façade that add
compositional interest
Inappropriate characteristics:
• Whimsical and/or arbitrarily conceived
• Trendy, historical, and/or residential styles
that are out of scale and/or context with
their surroundings
• Monolithic, monotonous building facades
that are void of visual interest
BUILDING MATERIALS
Exterior materials should have an appearance that is contemporary, innovative, and technical, while
complementing the surrounding landscape. When possible, exterior materials should be from recycled
content or derived from sustainable sources (such as rapidly renewable materials); materials that are
extracted, manufactured, and/or assembled within 500 miles from the site are encouraged.
Appropriate exterior materials:
• Painted metal panels (see colors section below)
• Natural metal, such as galvalume, copper, zinc, stainless steel
• Stone, such as limestone, travertine, granite
• Terracotta
• Brick, clay of all textures (acceptable unit size: modular, norman, roman)
• Brick, glazed (provided that the colors are not overwhelming to the building composition)
• Concrete (architectural finish, with colored matrix, and decorative aggregate)
• Concrete Masonry Units (sealed and burnished units
only with colored matrix and decorative aggregate)
• Concrete Masonry Units (oversized units other than
8” x 16” laid up in an ashlar pattern or other
conventional stone pattern)
• Limited and controlled use of concrete “tilt up”
panels and Exterior Insulated Finish Systems: must
not dominate façade or be centrally featured
• Roof surface (white PVC or EPDM membrane, metal)
• Vegetative roofs
Inappropriate exterior materials:
• Wood siding (painted or stained)
• Metal siding
• Jumbo sized composite brick units
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Concrete Masonry Units (8” x 16” units only
and/or painted CMU)
Roof surfaces (asphalt shingles, and metal
simulations of other roof materials)
Appropriate colors:
• Whites, neutrals and grays
• Earth tones
• Natural material colors
• Accent colors (that do not
overwhelm the color palette)
dominate/
Inappropriate colors:
• Bright colors (that dominate or overwhelm
the overall building composition)
• Reflective coatings of any type (except on
roof surfaces)
FENESTRATION
Light weight materials of glass and metal promote a high-tech character.
provides natural lighting and ventilation.
Appropriate fenestration:
• “Punched” windows (limited to 75% of total fenestration)
• Ribbon windows (limited to 60% of total fenestration)
• Curtainwall (minimum of 25% of total fenestration required)
• Skylights
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Large glass fenestration
Inappropriate fenestration:
• Total glazed openings of less than 25% of total façade area
• Total spandrel glazing of more than 50% of total glazed area
• Acrylic ‘bubble’ windows (horizontal and vertical applications)
Exterior Glazing Color
Appropriate glazing colors:
• Clear
• Blue to green range
• Subdued and complementary spandrel glass
colors
• Fritted and translucent glass
Inappropriate glazing colors:
• Reflective glass of any kind
• Bronze
• Dark gray
• Brightly colored spandrel
laminated glass
glass
and/or
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BUILDING PERFORMANCE
Entrance and Egress
Main building entrances should be readily visible
from both the street and main parking area.
Entrances should be inviting and provided with a
protective covering, such as a canopy (glass or
metal) or building overhang, to protect from rain
and snow. Protection from heavy winds should
also be considered. Secondary entrances and
emergency egress points should not compete
with or be confused as a main entrance, but
should be provided with protection from
inclement weather.
Service Areas
Trash removal and loading dock areas will ideally
be located within an enclosed space accessible
by an overhead coiling door(s). Service access
areas and door(s) should be shielded from view
from all roads, parking areas, and windows of
adjacent buildings by means of proper
screening. Such placement will contribute to a
visually pleasant and nuisance-free campus
environment and attract higher-end users.
If sited outside of the building within the parcel, such service areas should be shielded from view from all
roads, parking areas, and windows of adjacent buildings by means of proper placement and screening.
Recommended screening materials include trees, shrubs and opaque building materials similar to and
consistent with the construction materials of the building. Transparent materials such as chain link
fencing that allow visibility of the areas are discouraged.
MECHANICAL, ELECTRICAL AND PLUMBING
All roof-top equipment should be screened from view (except antennae and other communication
devices) with material and color previously identified as acceptable. All exterior meters should be
screened from view by placement or fencing, and/or landscape; If exterior meters are used, all conduits
and other associated utility connections must be hidden from view (located inside the building or within
the wall, not mounted to the exterior); interior meters are encouraged.
Rain conductors shall be concealed from view; scuppers and other open rain drainage systems are
acceptable.
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SUSTAINABLE DESIGN GUIDELINES
(Based upon the principles and credits of the LEED Green Building Rating Systems, including LEED-NC,
LEED-CS, and LEED-CI)
BUILDING PLACEMENT WITHIN PARCEL
Consideration of natural resources and site amenities shall guide building placement within the parcel;
building placement that fosters a sense of community between multiple parcels is encouraged.
Appropriate strategies:
• Shared parking
• Creation of a strong, identifiable streetscape presence
• Walkable, pedestrian friendly – with access to development linkages
• Open space preservation of land in its
natural habitat is encouraged; consider a
shared approach between parcels to preserve larger amounts of land area for
shared open space and more effective/
meaningful natural habitat
Inappropriate strategies:
• Central placement of building surrounded by pavement (parking, service
yard, etc.) on all sides
• Site preparation that includes significant vegetation clearance (especially old growth plants) and significant re-grading (that alters stormwater drainage patterns for multiple parcels)
• Removing disturbed soil from the parcel
BUILDING ORIENTATION
The determination of the orientation of the building should be based on the most optimum energy performance of the building; The building placement and orientation of each building should take advantage
of the micro-climate of its parcel.
Appropriate strategies:
• Consider prevailing winds
• Take advantage of building and parking
shading opportunities during the summer
months
• Take advantage of direct solar gain during
the winter months
• Trees and other foliage can block winter
winds and encourage summer breezes
• Bodies of water placed to take advantage
of prevailing winds can add moisture to
the air during summer months to improve
comfort
Inappropriate strategies:
• Building placement based solely on predetermined or maximum building footprint and parking capacity (building prototypes and franchised operations are
especially vulnerable to this concern)
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HEAT ISLAND EFFECT
The manmade horizontal surfaces, including building roofs and paved surfaces, of each parcel collectively
can negatively alter the microclimate of the development because of the effect they have on the natural
cooling, drainage, and transpiration properties of the earth’ s surface.
Roof
The Cool Roof Rating Council has
identified acceptable roof surfacing
materials, such as white membranes
and vegetative roof systems, that
reduce the heat absorption typical of
conventional roofing systems. White
membranes will reflect solar heat,
thereby reducing the cooling load of
the mechanical system.
Vegetative
roofs absorb solar heat naturally.
Vegetative roofs also add insulation
value to the roof system, extend the
life of the waterproof membrane from
solar degradation, and reduce the
amount of stormwater runoff through
absorption.
Appropriate materials:
• Light colored PVC membrane (Solar Reflectance Index (SRI) rating of 78 or higher recommended)
• Light colored EPDM membrane (SRI rating of 78 or higher recommended)
• Vegetative roof (whole or partial in combination with a white membrane)
• Light color or reflective metal, such as galvalume, on secondary roofs
Inappropriate materials:
• Dark roof membranes (SRI rating of less than 78 not recommended)
• Built-up bituminous or coal tar pitch (with or without ballast)
• Asphalt shingles
• Medium or dark color painted metal roofs
Non-roof
Appropriate treatment:
• Canopy trees to shade paved
areas
• Light colored paving materials
(SRI of 29 or greater
recommended)
• Open grid pavement system
such as ‘grasscrete’
• Covered parking (includes
shelters and structured parking;
top surface with an SRI of 29 or
greater recomended)
Inappropriate colors:
• Asphalt paving or other dark
paving materials (SRI of less
than 29) that are not shaded
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ALTERNATIVE TRANSPORTATION
Each parcel should strive to take measures that help reduce the dependence on fossil fuels for
transportation purposes and to help extend the life of the regional road network.
Mass Transit
Appropriate treatment:
• Provide direct access from building entrance to street for convenient access to future bus/shuttle
stops
• Provide shuttle service to mass transit stops
Fuel Efficient Vehicles
Appropriate treatment:
• Provide exclusive, preferential parking for
building occupants that utilize low-emitting
and fuel efficient vehicles (vehicles that use
low-polluting, non-gasoline fuels such as
electricity,
hydrogen,
propane,
or
compressed natural gas, liquid natural gas,
methanol, and ethanol; as well as gaselectric hybrid vehicles)
Carpooling
Appropriate treatment:
• Provide exclusive, preferential parking for
building occupants that carpool/vanpool
• Provide passenger drop-off areas at the building entrance
• Encourage ride sharing and car-share services
Bicycle
Appropriate treatment:
• Provide bicycle parking and storage areas that are convenient, safe and secure; consider covered
storage areas for bicycles that would be damaged by inclement weather
• Provide shower and locker facilities for building occupants that arrive by bicycle
WATER UTILIZATION
Each parcel should take measures to reduce wasteful use of potable water, including well water.
Irrigation
Appropriate treatment:
• No irrigation, provide only drought tolerant plant material
• High efficiency irrigation, such as underground ‘drip’ irrigation
• Irrigation from non-potable water source, such as rain collection
cisterns
Inappropriate treatment:
• Above ground ‘spray’ irrigation
• Water dependant plant material
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Potable Water Use
Appropriate strategies:
• Plumbing fixtures, including faucets, toilets, urinals, and showers,
that utilize less water than the Energy Policy Act of 1992 Flow
Requirements
• Equipment that use water, such as dishwashers and other lab
related equipment should meet EPA guidelines on water usage
• Use of grey water or recycled water in waste water fixtures and/or
irrigation systems
Inappropriate strategies:
• Inefficient use of potable water for irrigation
• Minimally meeting the Energy Policy Act of 1992 Flow Requirements
ENERGY EFFICIENCY
Each parcel should take measures to reduce dependency on fossil fuels and to ease the demand on the
regional electrical grid.
Mechanical Systems and Equipment
Appropriate strategies:
• Exceed ASHRAE 90.1-2004 requirements
• Conduct full building systems Commissioning
• Utilize heat recovery (exhaust air, waste water) and
economizers (ventilation cooling typically used in the Spring
and Autumn months)
• Use of geo-thermal heat pumps
Inappropriate strategies:
• Inappropriately sized mechanical systems
• Systems that cannot take advantage of favorable exterior
climate conditions typical of the Spring and Autumn months
Electrical
Appropriate strategies:
• Exceed ASHRAE/IESNA 90.1-2004 requirements
• Conduct full building systems Commissioning
• Use of EnergyStar rated equipment
• Use of on-site renewable energy, such as wind turbines and photovoltaics
Inappropriate strategies:
• Oversized systems and services
Lighting
Appropriate strategies:
• Exceed IESNA 90.1-2004
requirements
• Use of indirect lighting
• Use of LED lighting where feasible
(site, interior, task, and specialty
lighting)
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•
Use of daylight harvesting systems
Inappropriate strategies:
• Incandescent and halogen lighting is prohibited
• Systems that ignore daylight
BUILDING INSULATION AND FENESTRATION
Appropriate strategies:
• Exceed ASHRAE 90.1-2004 and the State
of Michigan energy code requirements
• Consider building forms during the design
phase that are more energy efficient
• Consider building’s site orientation to take
advantage of solar heat, shading, and
transpiration opportunities
• Utilize a ‘cool’ roof surface (white
membrane or vegetative surface)
• Incorporate building shading (internal and
external) into building design – roof
overhangs, sun shades, light shelves, and
blinds
Inappropriate strategies:
• Building envelope of inadequate
insulation, including opaque surfaces,
glass, and window frames
• Glazed openings that exceed more than
50% of the building’s total vertical
surfaces and more than 5% of horizontal
surfaces (skylights) unless high-efficiency
glass and frames are utilized
MATERIALS
Recycled Content
Appropriate strategies:
• Use materials that already contain postconsumer recycled content (waste material
that can no longer be utilized for its intended
purpose)
• Use materials that already contain postindustrial/pre-consumer
recycled
content
(waste material generated during the
manufacturing process and used by a
different industry)
• Use materials that can be recycled if and
when the building is demolished, remodeled,
etc.
Inappropriate strategies:
• Use materials from sources that cannot be
sustained for future generations
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Location of Material Source
Appropriate strategies:
• Use materials that have been extracted, harvested, recovered, and/or manufactured within the
Southeastern Michigan region or within a 500 mile radius of Tecumseh
Inappropriate strategies:
• Do not support the local economy
• Increase the carbon footprint (burning additional fuel for transportation) as well as additional wear
and tear on the nation’s roadways through long distant delivery of building products
Rapidly Renewable Materials
Appropriate strategies:
• Use building materials and products that are made from
plants that are harvested within a 10 year cycle or shorter
(bamboo, wool, cotton insulation, agrifiber, linoleum,
wheatboard, strawboard, cork, etc.)
Inappropriate strategies:
• Depletion of finite raw materials
Wood Products
Appropriate strategies:
• Use wood products that are certified in accordance with
the Forest Stewardship Council’s (FSC) Principles and
Criteria for wood building components
Inappropriate strategies:
• Procure wood products from sources that do not observe
environmentally responsible forest management practices
INDOOR ENVIRONMENTAL QUALITY
Low-Emitting Materials
Appropriate strategies:
• Use low-VOC adhesives and sealants
• Use low-VOC paints and coatings
• Use carpets and padding that meets the requirements of the Carpet and Rug Institute Green Label
Plus program
• Use furniture and other interior products that are Greenguard Indoor Air Quality certified
Inappropriate strategies:
• Products that contain high amounts of urea formaldehyde (readily found in composite wood products,
veneers, and laminates)
Building Ventilation
Appropriate strategies:
• Provide operable windows or meet the requirements of ASHRAE 62.1-2004
• Prohibit smoking within the building and within 25 feet of any entrances, operable windows, and
outdoor air intakes
• Monitor either carbon dioxide concentrations or outdoor airflow delivery
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Pollution Prevention
Appropriate strategies:
• Provide walk-off mats at building entrance(s)
• Seal and exhaust areas of hazardous gas generation and chemical mixing (including garages,
housekeeping areas, high volume copying/printing areas)
• HVAC - install MERV 13 or higher rated filters to both return and outside air intakes that is to be
delivered as supply air
Inappropriate strategies:
• Allow outside contaminants to enter the building
• Allow activities within the building that generate noise and air pollution to contaminate the interior
environment
Occupant Comfort
Appropriate strategies:
• Allow building occupants to
individually control light levels
within their area of the building
• Allow building occupants to
individually control temperature
levels within their area of the
buil di ng (operabl e wi ndows,
multiple operable thermostats,
etc.)
• HVAC systems that meet the
requirements of ASHRAE 55-2004
Inappropriate strategies:
• Employ building management
systems that prevent individual
control of light and thermal comfort
Daylight and Views
Appropriate strategies:
• Design the building to receive a minimum of 2 foot candles of daylight in the majority of occupied
spaces
• Design the building in a manner that provides the majority of building occupants a direct line of sight
to the exterior
Inappropriate strategies:
• Building design that disregards the benefit of daylight exposure and building occupant well-being
CONSTRUCTION PRACTICES
Waste Management
Appropriate strategies:
• Divert construction waste from disposal (landfill, incineration, etc.) by sorting and recycling
• Re-use construction materials (concrete formwork, shoring, etc.)
• Retain excavated soil and land-clearing debris on site
• Reduce/eliminate off-site pollution by controlling loss of soil during construction by stormwater runoff, sedimentation of storm sewer or receiving streams, and polluting the air with dust and
particulate matter
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Construction Indoor Air Quality
The construction process, if not monitored, can create unhealthy indoor environment conditions, such as
moisture infiltration and other pollutant entrapment, that will persist well into the useful life of the
building.
Appropriate strategies:
• Protect all HVAC equipment and ductwork from dust and odors; replace filters if equipment is utilized
during construction
• Source control – use low-VOC products and materials; prohibit smoking and idling of construction
vehicles during construction
• Pathway interruption – isolate areas of work to prevent contamination of clean or occupied spaces
• Housekeeping – control contaminants, such as dust, odors, and moisture, within building spaces
• Scheduling – sequence construction activities to minimize dust and odor contamination
• Protect stored absorptive materials from moisture damage
• Perform a building flush-out (supply total air volume of 14,000 cubic feet of outdoor air per each
square foot of floor area) after construction and before occupancy and/or conduct baseline indoor air
quality testing
Inappropriate strategies:
• Allow unchecked construction practices to contaminate the building materials and equipment,
resulting in poor/unhealthy indoor air quality for the new space
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33
Conceptual Building Example No. 1: an appropriate building design for the Tecumseh Business and Technology Campus
CONCEPTUAL BUILDINGS
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Conceptual Building Example No. 2: an appropriate building design for the Tecumseh Business and Technology Campus