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Submitted: November 17, 2010 Submitted by: Hailey Beliveau Submitted to: Jason Bermiller |
Executive Summary
The basis of this research is to understand and provide clear information on how designing to disassemble in building design and construction reduces construction waste, describing with the process involved in Designing to Disassemble(DtD). Through the production of an information guide, findings from the research have been documented.
The research report analyses the following aspects of Designing to Disassemble:
- The amount of waste consuming landfills with construction materials,
- Problems concerning waste from traditional design techniques,
- The objectives, benefits and concerns of using DtD as a design approach,
- The design and planning process involved,
- An analysis of some basic materials and components more commonly used,
- And information on how a plan for DtD deconstruction or modification should work.
To correctly use Designing to Disassemble as a replacement to traditional designing methods careful planning, thought and consideration must be taken in order to effectively reduce waste when the time comes to completely deconstruct the building, perform repairs or adapt the building to suit growing needs
Table of Contents
4.0 Waste of Traditional Building Construction 3
4.1 Problems in Reuse of Traditional Design 4
5.0 Goals and Objectives of DtD 5
5.1 Key Principles for Designing to Disassemble 5
5.2.1 Environment and Health 8
5.2.2 Costs and Economic Aspects 8
5.2.3 Architectural and Operational Benefits 9
6.0 Design and Assembly Process of DtD 10
7.0 Analysis of Materials and Components Used in DtD 12
7.2 Structural Insulated Panels (SIPS) 13
7.5 Bolts, Screws and Connectors 14
8.0 Disassembly and Modifications of DtD Buildings 15
10.2 Model Deconstruction Specification 19
List of Figures
Figure 1 Estimated Waste Generation in Metro Vancouver Region (2006) 9
Figure 2 Stewart Brand's Six S's Diagram 12
List Of Tables
Table 1 Typical Building Lives Based on Typology Adapted from (Durability Implications, 2006) 7
Table 2 Repair & Replacement Cycles for Typical Building Materials 16
1.0 Introduction
In order to meet the graduation requirements from Thompson Rivers University ARET Program, I have produced this report that analyzes the application of Designing to Disassemble with the focus being towards commercial, stand-alone retail buildings.
Designing to Disassemble (DtD) takes designing for the environment to another level of wide-ranging design associated with environmental and human health concerns. At the end of a buildings life-cycle it is usually demolished and replaced with new materials, leaving a large unnecessary impact on landfills. Buildings are not typically considered to be a product that can be changed instead of replaced. Approaching the design process with Designing to Disassemble (DtD) as a goal materials can be resourcefully used and in turn, benefit the environment. Through the use of bolts and reversible connections materials and components can be saved and reused in their current state. Traditional design and construction methods are successful but with depleting sources and unnecessary waste from demolition to replace existing buildings, changes need to be made.
2.0 Terminology
For the purpose of this research the following definitions were used:
- Disassemble refers to the dismantling of buildings in an orderly manner in which the amount of waste to kept to an absolute minimum, retaining as many materials as possible in their current state.
- Recycling refers to the remanufacturing of a product to reproduce the same type of building component.
- Designing to Disassemble involves the design of buildings and their elements to facilitate future renovation and eventually their dismantlement for recovery of components and materials.
3.0 Methodology
Majority of the resources for information were obtained from reports posted online by certified professionals in the design and environmental industry. Additional information was collected from the Thompson Rivers University Library and the Thompson-Nicola Regional District Library.
This research focuses on the current amount of waste produced from traditional design and construction methods followed by an analysis of some of the pros and cons of Designing to Disassemble (DtD). Environmental health, economic aspects and simplicity of the process were chosen as the main concerns to be studied.
An important part of DtD is the planning and change of design techniques involved to produce a building for the most effective dismantling possible. A well planned and organized design will make for less effort and time required when renovations, repairs or complete disassembly is necessary.
The more commonly used materials were selected for analysis and evaluated in terms of their suitability for reuse and recycling when in excess. The criteria on which they were analyzed was based on a theoretical application to a commercial, stand-alone retail building because of their short life-span.
The research has been applied into the format of a guide regarding DtD as an alternative to traditional construction of commercial, stand-alone retail buildings.
4.0 Waste of Traditional Building Construction
With traditional building construction, materials are difficult to efficiently recover during deconstruction for reuse in a manner that is of an economic benefit. The process of dismantling a building does require excessive time compared to demolition, therefore, making demolition more desirable due to a decrease in time requirements as well as low disposal costs that make dismantling prohibitively expensive. Different types of buildings tend to have an average life-span before they need to be altered or demolished and replaced. The average life-span of a commercial, stand-alone retail building is 25 years, making them ideal for DtD (Cowling, 2010).
Category | Design Service Life | Examples |
Temporary | Up to 10 years |
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Medium Life | 25 to 40 years |
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Long Life | 50 to 95 years |
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Permanent | Minimum 100 years |
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Table 1 Typical Building Lives Based on Typology Adapted from (Durability Implications, 2006)
As part of the Waste Strategy 2000 for England and Wales, the UK government put a waste hierarchy in place making DtD more commonly practiced in the UK than North America. In which avoidance of waste is at the highest of importance, followed by reuse, then recycling of materials, and finally putting incineration as a last resort to avoid unnecessary impacts on landfills (Sassi, 2002). Plans like this are not yet implemented in North America, making the demand and initiative to take such actions as DtD not as appealing.
4.1 Problems in Reuse of Traditional Design
Recovery and adaptability of materials for reuse and recycling from traditionally designed and constructed buildings is generally difficult perform in an efficient and cost-effective manner. Some reasons for this include:
- An increase in the use of engineered products and composites in place of renewable and fibre-based materials make recycling difficult because of their chemical complexity.
- The use of driven nails, staples and adhesives provide difficulty in separation.
- Greatly relies on the layering of materials to encapsulate and create a building envelope.
- The costs of renovation, demolition, and adaption are not the responsibility of the original owner.
An estimate of projected waste quantities generation and disposal for 2006 in the Metro Vancouver region was created by Sound Resource Management Group Inc. indicating municipal solid waste (MSW) in comparison with demolition, land clearing and construction waste (DLC).
Figure 1 Estimated Waste Generation in Metro Vancouver Region (2006)
5.0 Goals and Objectives of DtD
The objective of DtD is to maximize the economic value and minimize the environmental impacts of the construction industry on our environment. The process and method of DtD maximizes the conservation of building materials through the use of adaptable buildings with end-of life management as a high importance of the overall product. Focus in the design and construction industry needs to be drawn to the process of removal and disassembly of building products and the requirements to incorporate those components previously used into a new design and development. Those who create a product should be held responsible for designing its entire life-cycle including reuse and recycling to achieve economic profitability at a minimum risk. End-of –Life (EOL) take-back laws would require the product manufacturer to be responsible for the product when it has reached the end of its life in a particular situation (Toffel, 2003). DtD should be approached with the idea in mind that as well as developing a design the process must also develop the plan for the assemblies, components, materials, construction techniques, and information and management systems.
5.1 Key Principles for Designing to Disassemble
Additional care must be taken with the thought process involved with DtD to ensure the end-of-life process is performed and planned correctly. The following principles are adapted from a study performed included in "Design for Disassembly in the Built Environment" (Guy & Ciarimboli, 2005):
- Documentation of the materials, methods and any other information required for deconstruction.
As-built drawings and maintenance logs should be produced that clearly indicate connections and materials. A deconstruction plan with specifications that would contribute to an efficient disassembly and deconstruction should be produced.
- Use the precautionary principle while selecting materials.
When materials are chosen, future impacts must be taken into consideration. Materials used for DtD must be of high quality and durability being able to withstand repeated use.
- Design connections that are accessible.
Efficiency during a deconstruction, modification or repair will be increased if connections are visually, physically, and ergonomically accessible. Requirements for the use of expensive equipment and machinery should be avoided.
- Minimize or eliminate chemical connections.
Reduce the use of chemical components such as connections such as binders, sealers and glues that increase the possibility for negative environmental and human health impacts.
- Use bolted, screwed and nailed connections as much as possible.
Using standard sized connectors will decrease the need for tools, time and effort come time to disassemble or switch components.
- Separate mechanical, electrical and plumbing (MEP) systems.
Coordinating the mechanical systems so that they are separate from one another will make it easier to access the components.
- Design to the worker and labor of separation.
Designing components at a scale which can be handled by humans instead of specialty machinery will increase efficiency while decreasing the intensity of labour intense.
- Simplicity of structure and form.
Designing in standard dimensional grids, simple forms, and open-span structural systems will allow for ease of construction, deconstruction and modification in increments.
- Interchange ability.
Materials that exhibit principles of standardization and independence from a system will facilitate reuse.
- Safe deconstruction.
A safer and more economical disassembly process can be aided with the ease of material flow allowing increased safety and movement for workers, equipment and site access.
According to Stewart Brand (Brand, 1994) the six S's system of Site – Structure – Skin – Services – Space Plan – Stuff, the "shearing layers of change", that affect each other must be taken into consideration when designing.
Figure 2 Stewart Brand's Six S's Diagram
5.2 Benefits of DtD
DtD is a design process that incorporates the entire life-cycle of the building at the initial stages of production before a physical design is produced. Planning ahead increases the value and effectiveness in future use (Guy & Ciarimboli, 2005) and will facilitate zero-waste in a material flow-system eventually providing ease to the recovery process.
5.2.1 Environment and Health
The construction industries consumption of resources would be greatly decreased with the implementation of DtD. Choosing the materials based on their environmental impacts will also reduce potential health effects on workers and future occupants of the building. The reuse of building materials preserves embodied energy and decreases the amount of mechanical emissions that are harmful to our health and our environment. In addition, destructive demolition, noise and dust from intensive construction work at the site would be decreased.
5.2.2 Costs and Economic Aspects
Economic benefits are challenging to quantify, although buildings designed using DtD will be quicker and therefore less costly to construct, the cost of materials and work involved in the end-of-life plan may increase (Webster & Costello, 2005). The components will maintain their value if they are created in an easily adaptable state, in turn becoming more appeal to potential buyers or possibly through the use of a leasing system. DtD will decreases costs and burdens on the community in which the building is implemented, reducing the potential for future liability and waste disposal costs. (Guy & Ciarimboli, 2005)
5.2.3 Architectural and Operational Benefits
Using DtD in a commercial, stand-alone retail building would allow the changing demands of occupants to be met easier and quicker through the use of a pre-designed grid like system. Components could be switched out and altered without the need for demolition of part, or entire, buildings. Even repairs become easier with the implementation of an easy to access system that works with the entire building design.
5.3 Problems with DtD
Like any emerging concept in the design and construction industry, DtD has potential for concerns and complications. Building codes, by-laws and other certification systems do not generally deal with reuse of materials therefore making building regulations and requirements more of a challenge to meet with during the various inspection phases.
Finding customers who want to purchase "used goods" instead of new may pose a challenge as people in general do not like to buy used product as they feel it is worn and run down with weakened properties. Also, with being a new idea to North America the market for re-sale of uncertified products may pose a challenge (Webster & Costello, 2005). The cosmetic appeal of options available may not be as desirable to customers as traditional construction finishes and capabilities.
The most cited obstacle to the deconstruction process is "time to deconstruct" and "low disposal costs" as a second, according to the Building Materials Reuse Association (Echols and Guy, 2004).
6.0 Design and Assembly Process of DtD
Drawings and clear instructions must be produced and readily available in order for the disassembly of the building to be efficient and correct when the time comes to completely take down or renovate the building. Buildings must be designed with not only the final design in mind but the work required in achieving it and the previously manufactured components.
The five stages of pre-design (concept design, schematic design, design development, and construction documents) in design of traditional architectural design must be considered in a different light with DtD throughout the entire process to attain the full benefits.
6.1 Planning Involved
Any design process requires good planning for a job to go well, with DtD there must be additional care taken ahead of time. The construction of a design will be assembled better if accessibility, regularity, visibility, simplicity and quantity of components involved are prepared in the initial stages (Webster & Costello, 2005). Planning and programming must be thoroughly taken into consideration before initiating the design process to produce a valuable strategy.
6.2 Design process
The design process is vital, as it determines the function during the life-cycle of the building. The building grid must be designed and coordinated to standard widths of products such as (structurally insulated panels) SIPs and concrete blocks to minimize the amount of cutting. Green architecture must be incorporated where possible with the use of qualities such as including as much natural light and air flow as possible (Catalli, 2009).
6.2.1. Mechanical Systems
Wiring plans are most often incorporated into a moulded raceway track, easily accessed for modifications and repair purposes. Common practice is to contain wiring within these channels while suspending the lighting mounts from them, creating a ceiling plane (Birkeland, 2002). Extensive use of skylights can be used to daylight spaces throughout the building at no electrical cost to the building Owner.
6.2.2. Exterior Surface
As with most components involved with DtD, the exterior surface should be designed into modular increments to allow for future modification by removing sections rather than demolishing and cutting to accommodate changes. Allowing building exterior finishes to be separate from the structure will allow for variations to future options such as glazing, metal, panels of wood or stone finishes.
6.2.3. Structure
Steel is a 100% recyclable material with the Steel Recycling Institute claiming an industry average of 67% recycled-content (Guy & Ciarimboli, 2005)therefore making it highly desirable for the structure of DtD buildings. Unfinished, exposed interiors make connections easily accessible for deconstruction both visually and physically.
Through the use of steel structural components, a series of Wal-Mart Eco-Stores in Lawrence, KA were designed with an additional 3 feet added onto the norm height for one-story high-ceilinged spaces to accommodate the insertion of a future second floor within the vertical height of the existing building (Guy & Ciarimboli, 2005).
7.0 Analysis of Materials and Components Used in DtD
Without the consideration of materials DtD would have no benefits other than ease of removal and adaptability. The success of DtD depends greatly upon the material selection from reused or recycled components. The economic value, toxicity, durability and flexibility for reuse are defined by the level of reuse or recycling, the chemical and physical properties and inputs of craft and production of a material (Guy & Ciarimboli, 2005). Components should be considered stocks of future building materials for development.
The life-cycle of different materials varies; a brick exterior will last a different length of time than a carpet floor in a high traffic area will. Below is a table of estimated material times based on research performed for Vancouver, B.C. in "Maintenance, Repair, and Replacement Effects for Building Envelope Materials" (Morrison Hershfield Limited, January 2002).
Building Materials | Time Before Repair (years) | Time Before Replacement (years) |
Wood siding | 5 | 25 |
Stucco | 20 | 20 |
Concrete block wall | 15 | Typ. Life-span |
Steel cladding | 15 | Typ. Life-span |
Brick veneer | 15 | Typ. Life-span |
Curtain wall | 15 | 35 |
PVC framed windows | 15 | 19 |
Bitumen roof system | 17 | 19 |
Gypsum wall board | 8 | Typ. Life-span |
Brick cladding | 30 | Typ. Life-span |
Table 2 Repair & Replacement Cycles for Typical Building Materials
The following components are a small selection of materials that could be used in a DtD design. Like traditional design, DtD material selection will vary on the requirements of the building, Owner, and Architect.
7.1 Concrete
Concrete is highly durable and can be easily formed into modular units for flexibility of design. The recycling on concrete and removal of reinforcing steel rebar is fairly simple and highly recyclable. Recycling of concrete is more than likely reuse due to the custom design of concrete for each application. Pre-cast concrete offers a greater potential for reuse because it comes in standard sizes whereas cast-in-place concrete is usually joined together using mechanical fasteners (Webster & Costello, 2005). When designing with the DtD process the use of concrete can be reduced by eliminating below-grade construction where possible.
7.2 Structural Insulated Panels (SIPS)
Pre-fabricated SIPS are typically constructed of a core layer of rigid insulation bonded to two layers of oriented strand board. The panels are manufactured at specific lengths typically in 4 foot increments. SIPS are a relatively lightweight building component that can replace sheathing, structure and insulation.
7.3 Lumber
The reuse or recycling of lumber can become difficult due to adhesives, nails and any toxic treatments applied to the wood. Engineered lumber products will generally provide a less problematic DtD design due to the standardized dimensions in which it is manufactured, and the connection joints that can be attached permanently to the lumber. Dimensional lumber frequently ends up being damaged in a deconstruction process making it unlikely to be reused in its current state, although it can be done if time and care are taken. The Forest Products Laboratory is working on a standard grading system specifically designed for grading salvaged lumber. To maintain value to wood products care must be taken to not damage it with damaging connections.
7.4 Steel
Steel is an ideal product for DtD due to its strength, recyclability, and wide range of uses. Through the use of bolt connectors steel components, such as open-web joists, can be economically separated and reused easily in its current state. Unfortunately with excessive ware on bolt holes damage can be done making the component virtually useless. Clamped friction connections can be used in place of bolt connectors is some instances. When welding is required the welded components should be easily separable without doing any damage to the remainder of the member. An average of 85% of steel materials is reclaimed by the steel industry for recycling with hot-rolled steel containing an excess of 90% recycled metal material (Webster & Costello, 2005).
7.5 Bolts, Screws and Connectors
Dry connections such as bolts and screws allow for easier disassembly and preservation of components. Usually in a standard set of sizes that are more accessible, reusable and recyclable are preferred. The use of adhesives should be avoided whenever possible for environmental and ease of separate issues.
7.6 Doors and Windows
Typically windows and doors are currently produced for ease of installation and removal but run into problems with adhesives that must be applied during installation.
7.7 Electrical Systems
Quite often in DtD buildings electrical systems are contained in raceways either suspended from the ceiling in tracks or easily accessible baseboard covers. These raceways can contain plug and play electrical systems that allow for interchangeability without re-engineering of the entire electrical system involved. A system can be changed without the need for pulling and capping of current wiring in the system.
8.0 Disassembly and Modifications of DtD Buildings
According to demolition contractors the deconstruction process is at a distinct economic disadvantage due to the fact that a building can take two to ten times longer than traditional demolition (Sassi, 2002) Documentation is vital to a successful DtD design but the documents initially created with an "as-built" design must be recorded when future modifications take place. To eliminate the need for the deconstruct or to "start from scratch" in an attempt to understand a modified building any disassembly changes added to the building must also be documented (Guy & Ciarimboli, 2005).
8.1 Disassembly Plan
To optimize the design intent of using DtD over traditional design and construction methods a comprehensive deconstruction plan will insure correct recovery of materials. Some tasks that need to be considered would be:
- Statement of strategy for DtD
Describe the strategy behind the DtD intent of materials and components in the design to ensure they are handled for maximum reusability.
- List the building elements
Provide a description of the materials being used including an inventory with specifications of the components. These documents should also include other applicable items such as: warranties, manufacturer's details and contacts regarding the products.
- Provide instructions on deconstruction
Describe the optimum technique for removal and disassembly of components clearly identifying information on how to deconstruct the building. Also, include an equipment list of what is required to dismantle and an effective way to handle the materials once dismantled.
- Distribution of DtD Plan
A set of the DtD plans should be distributed to all parties upon completion, including the building owner, architect and builder. The plans should be attached to any maintenance and operation files, and other legal documents.
Included in the appendix is an example created by the Hamer Center for Community Design, The Pennsylvania State University, of a model deconstruction specification.
9.0 Conclusion
Although designing buildings to later disassemble them is clearly beneficial to the environment there will be worked involved in changing tradition of the design techniques readily used by persons in the trade. As well as the business changes that would need to become more main stream with the construction industry in order for companies to feel comfortable shifting the process of reusing the same components.
Implementing DtD into main stream designing techniques may run into its greatest challenge with aesthetic appeal where society is used to traditional looks as opposed to accessible connections and walls created as panels.
For DtD to be performed as intended the designer(s) involved must thoroughly understand and evaluated the materials and components selected for the building at the beginning of the process and provide careful specifications on what is to be used and how it is to be constructed.
10.0 Appendix
10.1 Figure Permission
Figure 2 is courtesy of Stewart Brand under the Creative Commons Attribution-Noncommercial 3.0 United States License.
10.2 Model Deconstruction Specification
Hamer Center for Community Design, The Pennsylvania State University
PART 1 – GENERAL
- SUMMARY
- Section includes:
- Salvaging items for reuse by Owner.
- Deconstruction and removal of building for salvage.
- Deconstruction and removal of site elements for salvage.
- Removal of selected portions of building for disposal as hazardous materials.
- Demolition and removal of selected portions of building or structure for recycling and non-hazardous waste disposal.
- Related Sections:
- Division 01 Section "Construction Waste Management and Disposal" for disposal of demolished materials.
- DEFINITIONS
- Full Deconstruction: removal by disassembly of a building in the reverse order in which it was constructed.
- Selective Deconstruction: Disassembly and removal of selected portions of building or structure.
- Salvage: Removal of disassembled building materials for the purpose of reuse or recycling.
- Recycling: Removal of disassembled building materials for processing into secondary materials.
- Demolish: Remove and legally dispose of off-site.
- MATERIALS OWNERSHIP
- Unless otherwise indicated, deconstruction waste becomes property of Contractor.
- SUBMITTALS
- Qualification Data: For deconstruction firm.
- Schedule for Deconstruction Activities: Indicate the following:
- Detailed sequence of deconstruction and removal work, with starting and ending dates for each activity.
- Interruption of utility services. Indicate how long utility services will be interrupted.
- Coordination for shutoff, capping, and continuation of utility services.
- Use of elevator and stairs.
- Locations of proposed dust – and noise – control temporary partitions and means of egress.
- Means of protection for items to remain and items in path of material removal from building.
- Inventory: After deconstruction is complete, submit a list of items that have been salvaged, recycled and disposed of and documentation (receipts/scale tickets/waybills) showing quantities.
- Deconstruction Photographic Documentation: Document general condition of materials to be salvaged prior to removal.
- Submit Deconstruction Plan prior to start of work.
- Plan for environmental surveys and remediation and abatement as needed.
- Inventory of building materials to be salvaged, whether reuse or recycle.
- Techniques to be employed for salvage and recycling including, equipment to be used.
- Environmental health and safety plan including any special conditions.
- Preliminary list of outlets for each material type to be salvaged, hazardous materials and non-hazardous materials.
- Measurement and reporting format including reporting schedule.
- Close-out sequence and activities per contract and regulatory requirements.
- QUALITY ASSURANCE
- Deconstruction Firm Qualifications: Company(ies) experienced and specializing in performing the work of this section with documented experience in similar types of deconstruction work.
- Regulatory Requirements: Comply with hauling and disposal regulations of authorities having jurisdiction.
- Comply with noise and dust regulations of authorities having jurisdiction.
- Comply with historical review, environmental, permitting, and hazardous waste management regulations of jurisdictions having authority.
- Pre-Deconstruction Conference: Conduct conference at Project site. Review methods and procedures related to deconstruction including, but not limited to, the following:
- Inspect and discuss condition of building to be deconstructed.
- Review structural load limitations of existing structure per engineering survey defined in OSHA CFR 29 Part 1926, Subpart T, 1926,850(a)
- Review and finalize deconstruction schedule and verify availability of materials, personnel, equipment, and facilities needed to make progress and avoid delays.
- Review requirements of work performed by other trades that rely on substrates exposed by deconstruction operations.
- Review areas where existing construction is to remain and requires protection.
- Review method for removing materials from site.
- Review staging area for materials on the site.
- Review ingress and egress and adjacency conditions that may impact site and that may be impacted by project.
- PROJECT CONDTIONS
- Hazardous Materials: It is unknown whether hazardous materials will be encountered in the work.
- If materials suspected of containing hazardous materials are encountered, do not disturb; immediately notify Architect and Owner. Owner will remove hazardous materials under a separate contract.
- Utility Service: Maintain existing utilities indicated to remain in service and protect them against damage during deconstruction operations.
- Maintain fire-protection facilities in service during deconstruction operations.
- DECONSTRUCTION PLAN
- Material Identification: Indicate anticipated types and quantities of materials to be salvaged, recycled, and disposed of. Indicate quantities by weight or volume, but use same units of measure throughout.
- Procedure: Describe deconstruction methodology, sequencing, and materials handling and removal procedures. Include the anticipated final destination of each material.
PART 2 - PRODUCTS (Not used)
PART 3 – EXECUTION
3.1 EXAMINATION
A. Verify that utilities have been disconnected and capped.
B. Verify that known hazardous materials have been abated, removed or otherwise remediated.
C. Survey existing conditions and correlate with requirements indicated to determine extent of deconstruction required.
D. Inventory and record the condition of items to be removed and salvaged.
E. Engage a professional engineer to survey condition of building to determine whether removing any element might result in structural deficiency or unplanned collapse of any portion of structure or adjacent structures during deconstruction operations.
F. Survey of Existing Conditions: Record existing conditions by use of preconstruction photographs or videotapes.
G. Perform surveys as the work progresses to detect hazards resulting from deconstruction activites and make corrections as needed.
3.2 UTILITY SERVICES AND MECHANICAL/ELECTRICAL SYSTEMS
A. Existing Services/Systems: Maintain services/systems indicated to remain and protect them against damage during deconstruction operations, if only selective deconstruction to be performed.
B. Service/System Requirements: Locate, identify, disconnect, and seal or cap off indicated utility services and mechanical/electrical systems.
3.3 PREPARATION
A. Site Access and Temporary Controls: Conduct deconstruction operations to ensure minimum interference with roads, streets, walks, walkways, and other adjacent occupied and used facilities.
B. Temporary Facilities: Provide temporary barricades and other protection required to prevent injury to workers and damage to salvageable materials.
1. Provide protection to ensure safe passage of workers around deconstruction area.
2. Provide weather protection and protection from theft for all salvage materials (and items to remain) before, during and after deconstruction.
C. Temporary Shoring: Provide and maintain shoring, bracing and structural supports as required [to preserve stability and prevent movement, settlement, or collapse of construction and finishes to remain] [and/or to prevent unexpected or uncontrolled movement or collapse of construction being selectively deconstructed].
1. Strengthen or add new supports when required during progress of deconstruction.
3.4 DECONSTRUCTION
A. General: Deconstruct and remove existing construction in accordance with the materials identified for removal in the deconstruction plan. Use methods required to complete the work within limitations or governing regulations and as follows:
1. Proceed with deconstruction systematically, from last materials on to first materials on, from non-structural to structural elements, and from higher to lower level. Complete structural deconstruction operations above each floor or tier before disturbing supporting members on the next lower level.
2. Neatly cut openings and holes plumb, square, and true to dimensions required. Use cutting methods least likely to damage construction to remain or adjoining construction. Use hand tools or small power tools designed for sawing, prying or grinding, not hammering and chopping, to minimize disturbance of adjacent surfaces. Temporarily cover openings to remain as required.
3. Cut or drill from the exposed or finished side into concealed surfaces to avoid marring existing finished surfaces.
4. Do not use cutting torches until work area is cleared of flammable materials. At concealed spaces, such as duct and pipe interiors, verify condition and contents of hidden space before starting flame-cutting operations. Maintain portable fire-suppression devices during flame-cutting operations.
5. Maintain adequate ventilation when using cutting torches.
6. Remove decayed, vermin-infested, or otherwise dangerous or unsuitable materials and promptly dispose of off-site in accordance with all federal, state and local regulations.
7. Remove structural framing members in such a way as to maintain their highest value.
8. Locate deconstruction equipment and remove debris and materials so as to not impose excessive loads on supporting walls, floors, or framing.
9. Dispose of demolished items and materials promptly.
B. Salvaged Items:
1. Sort and organize salvaged materials as they are removed from the structure.
2. Pack, crate or band materials to keep them contained and organized.
3. Store items in a secure and weather protected area until removed from the site or transferred to Owner.
4. Transport items to Owner's long-term storage area, either off-site on-site as designated on construction drawings, if Owner to retain ownership of salvaged materials.
5. Protect items from damage during transport and storage to off-site storage if Owner to retain ownership of salvage.
C. Existing Items to Remain: Protect construction indicated to remain against damage and soiling during selective deconstruction activities. When permitted by Architect, items may be removed to a suitable, protected storage location during deconstruction and cleaned and reinstalled in their original locations after selective deconstruction operations are complete.
3.5 DISPOSAL OF DEMOLISHED MATERIALS
A. General: except for items or materials indicated to be recycled, reused, salvaged, reinstalled, or otherwise indicated to remain Owner's property, remove demolished materials from Project site and legally dispose of them.
1. Do not allow demolished materials to accumulate on-site.
2. Remove and transport debris in a manner that will prevent spillage on adjacent surfaces and areas.
3. Remove debris from elevated portions of building by chute, hoist, or other device that will convey debris to grade level in a controlled descent.
4. Comply with requirements specified in Division 01 Section "Construction Waste Management and Disposal."
B. Burning: Do not burn demolished materials.
3.6 CLEANING
A. Clean adjacent structures and improvements of dust, dirt, and debris caused by deconstruction operations. Return adjacent areas to condition existing before deconstruction operations began.
3.7 SALVAGED MATERIALS FOR REUSE BY OWNER SCHEDULE
A. Existing Items to Be Removed and Salvaged:
<Insert description of items to be removed and salvaged for reuse by Owner.>
References
Birkeland, J. (2002). Design for Sustainability: A Sourcebook of Integrated Eco-Logical Solutions. London, UK: Earthscan Publications.
Brand, S. (1994). How Buildings Learn. New York: The Penguin Group.
Catalli, V. (2009, September/October 1). Design for Disassembly. SABMag: Sustainable Building & Architecture Magazine , pp. 41-46.
Cowling, D. (2010, March 11). Mountain Equipment Co-op. Retrieved June 21, 2010, from SABMag: http://www.sabmagazine.com/blog/2010/03/11/21-mountain-equipement-co-op/
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