tecumseh campus design guideline

8/4/2019 Tecumseh Campus Design Guideline

1/35

1

CITY OF TECUMSEHBUSINESS AND TECHNOLOGY CAMPUS

DESIGN GUIDELINES

PREPARED FOR THE CITY OF TECUMSEH, MI

BYALBERT KAHN ASSOCIATES

May 8, 2008


2/35

2


3/35

3

City of Tecumseh, Mich igan

City of Tecumseh Business and Technology Campus

DESIGN GUIDELINESMay 8, 2008

Kahn Job Number : 03075


4/35

4


5/35

5

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 GUIDELINESBuilding 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


6/35

6


7/35

7

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 siteplanning, architecture, and sustainability. Using Leadership in Energy and Environmental Design(LEED) standards as a basis for its recommendations, the Guidelines are focused on sustainabledevelopment 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, andoverall 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 developmentconsiderations. 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 certificationwill not only ensure desired results, but will also contribute to the continuity and overall distinction ofthe campus. Developers should be encouraged to follow the guidelines whenever possible and onlydeviate from them selectively when necessary.


8/35

8


9/35

9

SITE PLANNING GUIDELINES

GENERAL PARCEL GUIDELINES

Bui ld ing P lacement

Buildings should be integrated within the natural contours of the land by selective placement within thetopography in order to reduce site disturbance. Existing natural resources and site amenities shouldguide the placement and orientation of each built form within the parcel, with the preservation of open-space in its natural habitat encouraged. Each building should take advantage of the micro-climate of itsparcel, utilizing prevailing winds, shading opportunities, and solar exposure in order to reduce energyconsumption.

The communal spirit between parcels should be considered when deciding upon the building placementand layout within the parcel. Where possible, buildings should be clustered across parcel lines in order tocreate identifiable development nodes, share circulation routes (such as drives and parking areas), frameviews, and reduce site disturbance. Building placement that fosters a sense of community betweenmultiple parcels is preferred. A walkable, pedestrian-oriented streetscape with a strong identity, andaccess to development linkages will reinforce community spirit within the development. This sharedapproach, 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 thedevelopment. The building placement on each parcel should support the defined development clusters orneighborhoods by locating the building within close proximity to other buildings within eachneighborhood and allowing the majority of open space, including surface parking lots, to occur betweenneighborhoods (not between buildings within the neighborhood). Subdivisions within each parcel ispermitted if it can be shown to support and benefit the associated neighborhood development. Thedevelopment clusters or neighborhoods have been established to support a sense of community withineach neighborhood and to maximize the use and benefit of site open space for all occupants of thedevelopment.

Sm a l l er Deve l opmen t s

While the campus primarily encourages buildings with footprints of 20,000 gsf or above, smallerbuildings can be incorporated through the use of appropriate siting and design considerations. Suchbuildings (those with footprints measuring around 10,000 gsf to 12,000 gsf) will mainly be located withinbuild-to zones in which a mandatory build-to line of 20 feet will be enforced instead of the normal frontsetback requirement. This arrangement will create clusters of smaller and denser development whichwill appropriately coexist within the larger campus setting.

Clustered buildings within contiguous parcels should be located adjacent to each other with sharededges. Shared parking arrangements should be arranged that locate parking adjacent to and behindbuildings and not between them. A consistent architectural design concept should be applied to thesestructures to create the feeling of several connected buildings. Such arrangements will encourage sitecontinuity and avoid a disjointed campus with gratuitous amounts of parking and other unnecessary sitedisturbances. These buildings will be attractive to smaller firms and tenants that need less space,contributing to the overall tenant mix and economic stability.


10/35

10


11/35

11

Bu i l d i ng Dens i t y

Floor Area Ratio (F.A.R.) is the measure of the total building gross square footage divided by the totalsite area. The ideal Floor Area Ratio for this development is between a minimum of 0.25 and amaximum of 1.0 in order to encourage multi-story development, but not overwhelm the overall characterof the surrounding lands. Structured parking, if present, shall be excluded from the calculation of thisrequirement. Lot coverage of all buildings, excluding structured parking, should be between a minimumof 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 savvyresearch and development buildings.

Park i ng

All parking should be located off-street in surfacelots or structured deck(s) within the set-back ofthe property. Parking areas are encouraged to belocated along the side or rear of buildings.Parking located in front of the building (betweenthe street and the building) is not permitted.Shared parking agreements between adjacentparcels are encouraged.

Parking counts should be based on projectedemployee and visitor use as determined by theowner. The owner will submit a parking analysisprepared by a professional parking consultant tothe City for review.

Parking areas should be screened from theroadways with landscaping as outlined in thisMaster Plan. Berms and fences are not recommended for use solely as a parking lot screening devicealong the roadway. However, decorative fences may be considered for security purposes provided thatsuch fences or their placement does not overwhelm a buildings street front presence. When possible, allparking areas should use permeable paving products and/or vegetated bio-swales to reduce storm waterrunoff from the parcel and increase groundwater infiltration. Parking aisles and stall sizes shall be basedon City ordinance.

Serv ice Areas

Trash removal and loading dock areas will ideallybe located within an enclosed space accessible byan overhead coiling door(s). Service access areasand door(s) should be shielded from view from allroads, parking areas, and windows of adjacentbuildings by means of proper screening. Suchplacement will contribute to a visually pleasantand nuisance-free campus environment andattract higher-end users.

If sited outside of a building within the parcel,such service areas should be shielded from viewfrom all roads, parking areas, and windows ofadjacent buildings by means of proper placementand screening. Recommended screeningmaterials include trees, shrubs and opaquebuilding materials similar to and consistent withthe construction materials of the building.Transparent materials such as chain link fencingthat allow visibility of the areas are discouraged.


12/35

12

Pedes t r i an and A l te rna t i ve T ranspo r ta t i on Consi de ra t i ons

Each parcel should be designed to provide pedestrian connections to existing and future mass transitstops and should accommodate other non-motorized forms of transportation, including bicycles, shuttles,and carpooling/ridesharing. Fuel-efficient and alternative fueled vehicles should be encouraged throughreserved and preferable parking space allocation.

Pedestrian connections between

parcels will be maintained to allowaccess to other parcels and commonsite amenities. Five feet wideconcrete sidewalks will be provided onboth sides of primary and secondaryroadways and will follow thealignment of adjacent roads.Sidewalks will be constructed inaccordance with the City of Tecumsehzoning ordinance to provide a safewalking surface for tenant and publicuse. Vegetation planted alongsidewalks within the road right-of-way should be planted informally tocreate a natural setting forpedestrians. Plant materials will be inaccordance with the landscape designcriteria section.

Trails will be located in natural areas and along lot lines to connect parcels within the campus and toconnect the campus to adjacent developments. They will follow the natural topography of the site andlead 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. Theywill be constructed with a compacted granular material to provide a smooth surface for pedestrian andbicycle 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 theCity of Tecumseh Zoning Ordinance:

Front yard setback: minimum building and parking setback of 42 feet from the edge of the right-of-

way

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 build-to zones to permit clustering of smallerbuildings

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 sensitiveareas) setback: minimum building andparking setback of 25 feet fromdelineated edge of such features

DRAINAGE SWALE w/

TREES & NATIVE

GRASSES

UTILITY

EASEMENT

NATIVE OR

ADAPTED PLANT

ROAD-

CONCRETE

SIDEWALK

Pedes t r i an Z one A l ong Roadw ays

12 5 12


13/35

13

Si te L igh t ing

Light poles will be used along roadways, parking, service and pedestrian areas to provide a consistentand comfortable level of light. Light poles should be metal with a modern design and have GFIreceptacles to provide auxiliary electrical power. Light fixtures should direct light downwards to ensure aconcentrated illumination of the ground and buildings - not upwards toward the sky. Not only will thissupport the Dark Skies Initiative that is being incorporated into many municipal planning strategies, itwill also prevent light from trespassing onto adjacent properties.

LED and Metal halide lamps are acceptable for use in all sightlighting fixtures. These lights produce a white light which providesclean definition of objects and reduce glare. Metal halide lightsalso have long life cycles and produce a consistent level of lightthat does not fade. Additionally, LED lighting should be usedbecause of its high level of efficiency and lack of glare.

General building illumination is not encouraged between the hoursof 11pm and 6am in order to promote a healthy environment foranimal habitat without the disruption of bright artificial lightingduring the nighttime hours (negatively affects animal feeding,breeding, and migrating patterns). Selective lighting alongroadways, parking, service and pedestrian areas is acceptableduring the night hours to provide for off-hours occupant safetyand parcel security. Each parcel owner will be required toestablish a statement of need and a security lighting plan to besubmitted to the City for permitting purposes.

Where readily visible from the exterior (such as street and parking lots facing facades with large areas offenestration), interior indirect light fixtures are encouraged. Lighting should not be overpowering orcause glare for motorists or adjacent properties. Pedestrian areas along buildings and roadways will beilluminated for visibility of pedestrians. Wall pack type exterior mounted lighting fixtures are discouragedin favor of pole or arm mounted fixtures with full cut-off capability; all exterior light fixtures must beaimed to avoid light trespass. Trails within and adjacent to natural areas will not be illuminated. Signswill be erected to inform pedestrians that general lighting is not provided and that after hour use will beat their own discretion.

SPECIFI C PARCEL GUIDELINES

Parce ls A long M-5 0

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 shallbe reserved for the higher end and more intense development projects. The developer is expected totreat the buildings on these parcels as showcase buildings that act as the gateway into the development.

Ex i s t i ng Fa rm house

The existing building is the last standing representation of the cultural and physical history of thedevelopment area carrying sentimental value for the community. The developer of this parcel will needto 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/orfitness center, campus management area, or offices.

If the decision is made to preserve the existing farmhouse building, then the local and state guidelinesfor building preservation of historical structures should be consulted. At least three building facades andthe roof should be retained and incorporated into an expansion or renovation. Doors and windows couldbe 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 andassemblies that maintain the original character of the building. In either case, an addition to the existing


14/35

14

building is permissible, provided that new construction does not try to duplicate the character of orcompete with the existing building. Instead, any new construction on the parcel shall promote theindependent character of the existing building.

If the decision is made to demolish the existing building, then any new development on the parcel mustadhere to all applicable General Parcel Guidelines and all applicable Specific Parcel Guidelines.

Parce l s Abu t t i ng Rai l s to T ra i l s and o t he r S i te Am en i t i es

All building facades fronting significant common site amenities such as trails, open space, and commonareas 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 viewfrom these amenity areas.

Parce l s Abu t t i ng Na tu r a l Fea tu res (W ood l ands and W a te r Bod i es )

Natural features of each parcel should be preserved and maintained. A minimum 25 foot setbackrequirement for any site disruption (buildings, roads, surface parking, service yards, etc.) should berequired. Fenestration facing areas with natural features is encouraged. Artificial lighting, from both sitefixtures and building interiors, shall not impact the habitat occurring within the natural features area. Alllighting 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 areas habitat.

LANDSCAPE DESIGN CRITERIA

Parcels should be landscaped to enhance and strengthen the existing natural setting. The followinggeneral criteria are recommended for all parcels and open space areas:

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 aminimum. Accordingly, plant materialmust be drought tolerant and adapted tothe amount of annual precipitation of thearea.

Areas that will be preserved due to open

space requirements should be carefullymaintained to provide a clean and safeappearance. Maintenance should bekept to a minimum to only allow for theremoval of invasive or dangerous plantmaterial and the pruning of broken limbs

and branches or clearing of densethickets along trails for pedestriansafety.

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 grassesor 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.


15/35

15

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

Stree t S igns

Streets signs should be located in highly visible areas alongroadways. Although street signs should not be illuminated, theycan be marked with reflective paint for nighttime visibility. Allstreet names will be clearly marked and in accordance with localsign ordinances.

Ent rance S igns

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 includeeither powder coated aluminum or a high polished stainless steel. All text must be sufficiently visible topassing motorists. Signs should be mounted to a base that will use natural material such as stone that islandscaped with native plant material. This combination of metal and natural material relates to thedesign approach of balancing high technology with nature. Monument signs are limited to 8 feet inheight as measured from the nearest paved surface.

Bu i l d i ng I den t i f i ca t i on Si gns

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. Groundmounted 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 plantmaterials as outlined in the section above. Signs may be illuminated either internally or externally withlow-energy consuming LED lighting.

Building mounted signs are limited to the building address and building name. Tennant names on thesesigns are prohibited. The size of these signs are governed by the City of Tecumseh ordinance. Signsmay be illuminated either internally or externally with low-energy consuming LED lighting. Neon lightsand flashing lights are not permitted. All sign lighting, if utilized, is discouraged between the hours of11pm and 6am. Pole mounted building signs are discouraged.


16/35

16


17/35

17

ARCHITECTURAL GUIDELINES

BUILDING FORM AND MASSING

Heigh t

Buildings of up to three stories are most suitable forthe desired character of the development as thisheight is readily integrated into the rolling terrain ofthe site, yet tall enough to promote currenttechnologies and the desired research orientedactivities within the building envelope. All buildings,regardless of use, should be limited to an averageheight of 50 feet. Possible exceptions include buildingattachments, such as flag poles and antennae,mechanical penthouses (provided they are set backfrom main building faade by at least 10 feet), andskylight enclosures. Height requirements will be basedon City ordinance and review and approval of thePlanning Commission.

The building profile should be composed of massing form and elements that reflects the buildingsfunction, 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 faade that add compositionalinterest

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 aminimum floor area or building footprint of 10,000 gsf and should be limited to a maximum floor area of75,000 gsf per floor, which would allow up to a 225,000 gsf building consisting of 3 floors. If a largerbuilding is desired/necessary, then multiple parcels should be procured and the building should bemassed as a series of connected smaller, more slender building profiles. Parcels fronting M-50 arepermitted 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 spaceand offer views to the majority of building occupants are encouraged. Slender buildings are deemed


18/35

18

more attractive and appropriate for this development as they help reinforce the image of technologyfocused buildings that tread lightly on the environment. In cases where the intended use would becompromised by the width recommendations, the building massing should be modeled to suggestmultiple slender forms as opposed to one large wide form.


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


All uses: over 150 building width

Building length (longest dimension) should complement the surrounding landscape and should strive fora width to length ratio between 1:3 and 1:4 (building width : building length). Buildings with the samewidth and length are discouraged. In cases where the intended use would be compromised by the widthto length recommendations, the building massing should be modeled to suggest multiple slender formsas opposed to one large square form.

Mass ing

Buildings should be designed usinggeometric forms and coordinatedmassing that produce overall unity, scaleand interest. Simple square orrectangular building footprints arediscouraged in favor of building massingthat add variety and visual interest:


Compositionally sound

Pronounced building forms, such asentrances, stairs, etc., that areprotruded or recessed from the mainfaade

Canopies and roof overhangs

Transparent building components,

such as atriums and other largeglass areas


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 envisionedfor the development. Most pitched roof designs would be considered out of character within thedevelopment due to scale and use concerns and are not recommended, although low-sloped pitchedroofs (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 areencouraged to either maintain a high albedo surface (highly reflective, such as a white membrane) or avegetative roof system. Both surfaces will reduce solar heat gain, thereby reducing the mechanical


19/35

19

cooling load on the building, resulting inlower maintenance and utility costs.Green roofs provide additional roofinsulation and will also reduce the amountof stormwater runoff, thus reducing therequired capacity of the stormwaterdetention 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


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 animage of technology that is sustainable,progressive and timeless, while avoidingstylist trends that will not be consistent withthe character of the development over time.


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 inthe development of the occupantsproducts and corporate vision


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


20/35

20

FACADES

Building facades should reflect a coordinated design concept, including expression of building function,structure and scale. The primary faade(s) should be visible from the access road with the buildingentrance readily identifiable. Facades should be of a modern design to maintain and contribute towardthe 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 faade that addcompositional interest


Whimsical and/or arbitrarily conceived

Trendy, historical, and/or residential styles

that are out of scale and/or context withtheir surroundings

Monolithic, monotonous building facadesthat are void of visual interest

BUILDING MATERIALS

Exterior materials should have an appearance that is contemporary, innovative, and technical, whilecomplementing the surrounding landscape. When possible, exterior materials should be from recycledcontent or derived from sustainable sources (such as rapidly renewable materials); materials that areextracted, 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 otherconventional stone pattern)

Limited and controlled use of concrete tilt up

panels and Exterior Insulated Finish Systems: mustnot dominate faade 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


21/35

21

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 dominate/

overwhelm the color palette)

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. Large glass fenestrationprovides 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


22/35

22

Inappropriate fenestration:

Total glazed openings of less than 25% of total faade area

Total spandrel glazing of more than 50% of total glazed area

Acrylic bubble windows (horizontal and vertical applications)

Ext er io r Glaz ing Co lo r

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 glass and/or

laminated glass


23/35

23

BUILDING PERFORMANCE

Ent rance and Egress

Main building entrances should be readily visiblefrom both the street and main parking area.Entrances should be inviting and provided with a

protective covering, such as a canopy (glass ormetal) or building overhang, to protect from rainand snow. Protection from heavy winds shouldalso be considered. Secondary entrances andemergency egress points should not competewith or be confused as a main entrance, butshould be provided with protection frominclement weather.

Serv ice Areas

Trash removal and loading dock areas will ideallybe located within an enclosed space accessibleby an overhead coiling door(s). Service accessareas and door(s) should be shielded from viewfrom all roads, parking areas, and windows ofadjacent buildings by means of properscreening. Such placement will contribute to avisually pleasant and nuisance-free campusenvironment and attract higher-end users.

If sited outside of the building within the parcel, such service areas should be shielded from view from allroads, 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 andconsistent with the construction materials of the building. Transparent materials such as chain linkfencing 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 communicationdevices) with material and color previously identified as acceptable. All exterior meters should bescreened from view by placement or fencing, and/or landscape; If exterior meters are used, all conduitsand other associated utility connections must be hidden from view (located inside the building or withinthe wall, not mounted to the exterior); interior meters are encouraged.

Rain conductors shall be concealed from view; scuppers and other open rain drainage systems areacceptable.


24/35

24


25/35

25

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 WI THIN 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 street-

scape presence

Walkable, pedestrian friendly with ac-

cess to development linkages

Open space preservation of land in its

natural habitat is encouraged; consider ashared approach between parcels to pre-serve larger amounts of land area forshared open space and more effective/

meaningful natural habitat

Inappropriate strategies:

Central placement of building sur-

rounded by pavement (parking, serviceyard, etc.) on all sides

Site preparation that includes significant vegetation clearance (especially old growth plants) and sig-

nificant 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 per-formance of the building; The building placement and orientation of each building should take advantageof the micro-climate of its parcel.


Consider prevailing winds

Take advantage of building and parking

shading opportunities during the summermonths

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 advantageof prevailing winds can add moisture tothe air during summer months to improvecomfort


Building placement based solely on pre-

determined or maximum building foot-print and parking capacity (building pro-totypes and franchised operations areespecially vulnerable to this concern)


26/35

26

HEAT ISLAND EFFECT

The manmade horizontal surfaces, including building roofs and paved surfaces, of each parcel collectivelycan negatively alter the microclimate of the development because of the effect they have on the naturalcooling, drainage, and transpiration properties of the earth s surface.

Roof

The Cool Roof Rating Council hasidentified acceptable roof surfacingmaterials, such as white membranesand vegetative roof systems, thatreduce the heat absorption typical ofconventional roofing systems. Whitemembranes will reflect solar heat,thereby reducing the cooling load ofthe mechanical system. Vegetativeroofs absorb solar heat naturally.Vegetative roofs also add insulationvalue to the roof system, extend thelife of the waterproof membrane from

solar degradation, and reduce theamount of stormwater runoff throughabsorption.

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- roo f

Appropriate treatment:

Canopy trees to shade paved

areas

Light colored paving materials

(SRI o f 29 o r g rea te rrecommended)

Open grid pavement system

such as grasscrete Covered parking (includes

shelters and structured parking;top surface with an SRI of 29 orgreater recomended)

Inappropriate colors:

Asphalt paving or other dark

paving materials (SRI of lessthan 29) that are not shaded


27/35

27

ALTERNATIVE TRANSPORTATION

Each parcel should strive to take measures that help reduce the dependence on fossil fuels fortransportation purposes and to help extend the life of the regional road network.

Mass Transi t


Provide direct access from building entrance to street for convenient access to future bus/shuttlestops

Provide shuttle service to mass transit stops

Fue l Ef f i c ien t Veh ic les


Provide exclusive, preferential parking for

building occupants that utilize low-emittingand fuel efficient vehicles (vehicles that uselow-polluting, non-gasoline fuels such aselectricity, hydrogen, propane, orcompressed natural gas, liquid natural gas,

methanol, and ethanol; as well as gas-electric hybrid vehicles)

Carpoo l ing


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


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.

I r r i g a t i on

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


28/35

28

Po tab l e W a te r Use


Plumbing fixtures, including faucets, toilets, urinals, and showers,

that utilize less water than the Energy Policy Act of 1992 FlowRequirements

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


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 theregional electrical grid.

Mechan ica l Sys tem s and Equ ipm ent


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 Springand Autumn months)

Use of geo-thermal heat pumps


Inappropriately sized mechanical systems

Systems that cannot take advantage of favorable exterior

climate conditions typical of the Spring and Autumn months

Electr ica l


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


Oversized systems and services

L i gh t i ng


Exceed IESNA 90.1-2004

requirements

Use of indirect lighting

Use of LED lighting where feasible

(site, interior, task, and specialtylighting)


29/35

29

Use of daylight harvesting systems


Incandescent and halogen lighting is prohibited

Systems that ignore daylight

BUILDING INSULATION AND FENESTRATION


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 buildings site orientation to take

advantage of solar heat, shading, andtranspiration 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, andblinds


Building envelope of inadequate

insulation, including opaque surfaces,glass, and window frames

Glazed openings that exceed more than

50% of the buildings total verticalsurfaces and more than 5% of horizontalsurfaces (skylights) unless high-efficiencyglass and frames are utilized

MATERIALS

Recyc led Cont en t


Use materials that already contain post-

consumer recycled content (waste materialthat can no longer be utilized for its intendedpurpose)

Use materials that already contain post-

industrial/pre-consumer recycled content(waste material generated during themanufacturing process and used by adifferent industry)

Use materials that can be recycled if and

when the building is demolished, remodeled,etc.


Use materials from sources that cannot be

sustained for future generations


30/35

30

Locat ion o f Mater ia l Sour ce


Use materials that have been extracted, harvested, recovered, and/or manufactured within the

Southeastern Michigan region or within a 500 mile radius of Tecumseh


Do not support the local economy Increase the carbon footprint (burning additional fuel for transportation) as well as additional wear

and tear on the nations roadways through long distant delivery of building products

Rapid ly Renewab le Mater ia l s


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.)


Depletion of finite raw materials

W ood Produc ts


Use wood products that are certified in accordance with

the Forest Stewardship Councils (FSC) Principles andCriteria for wood building components


Procure wood products from sources that do not observe

environmentally responsible forest management practices

INDOOR ENVIRONMENTAL QUALITY

Low-Emi t t i ng Ma te r i a l s


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


Products that contain high amounts of urea formaldehyde (readily found in composite wood products,veneers, and laminates)

Bu i l d i ng Ven t i l a t i on


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


31/35

31

Po ll u t i on P reven t i on


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


Allow outside contaminants to enter the building

Allow activities within the building that generate noise and air pollution to contaminate the interior

environment

O ccupan t Comf o r t


Allow building occupants to

individually control light levelswithin their area of the building

Allow building occupants to

individually control temperaturelevels within their area of thebuilding (operable windows,multiple operable thermostats,etc.)

HVAC systems that meet the

requirements of ASHRAE 55-2004


Employ building management

systems that prevent individualcontrol of light and thermal comfort

Day l i gh t and V i ew s


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


Building design that disregards the benefit of daylight exposure and building occupant well-being

CONSTRUCTION PRACTICES

W aste Managem en t


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 run-

off, sedimentation of storm sewer or receiving streams, and polluting the air with dust andparticulate matter


32/35

32

Cons t ruc t i on I ndoo r A i r Q ua l it y

The construction process, if not monitored, can create unhealthy indoor environment conditions, such asmoisture infiltration and other pollutant entrapment, that will persist well into the useful life of thebuilding.


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 airquality testing


Allow unchecked construction practices to contaminate the building materials and equipment,resulting in poor/unhealthy indoor air quality for the new space


33/35

33


34/35

34

CONCEPTUAL BUILDINGS

ConceptualBuildingExa

mpleNo.1:

anappropriatebu

ildingdesignfortheTecumse

hBusinessandTechnologyCa

mpus


35/35

ceptualBuildingExa

mpleNo.2:

anappropriatebuildingdesignfortheTecumse

hBusinessandTechnologyCa

mpus

tecumseh campus design guideline

Documents