Green Building Elements: Open Building

Digital Be-In
The strategy of "open building" can be traced back to European and Japanese roots. While it has been widely adopted in those parts of the world, it is only relatively recently beginning to see any use in North America. However, an increased interest in pre-fabricated construction is helping to expand awareness of this approach to building.

The principle is to maintain a separation between the different aspects of the building in order to be able to make repairs and do upgrades with a minimum of interference with other elements of the building. Open building stipulates separate zones or chases for different functions and services. This will, for example, make it easier to change plumbing systems without needing to repair other systems that cross or interfere with access to the necessary parts of the plumbing system.

Open building also makes construction easier by minimizing the interference between different systems, so that the installation of different systems can take place at the same time, rather than needing to be staggered one after another. With each trade and system given its own designated area, the builders (and also the future remodelers or repairers) of those systems can do their work with much less concern about damaging other elements of the building.

Open building lays out six "layers" with different lifespans. They are:

  • Site – the location; building site itself. Timeless duration
  • Structure – the framework; the "bones" of the building. 100 to 300 year lifespan
  • Skin – the cladding. 40 to 100 year lifespan
  • Space plan – the interior partition walls. 10 to 30 year life
  • Services – electrical, plumbing, mechanical, and heating/ventillation systems. Updated every 1 to 10 years
  • Stuff – belongings and furnishings. Can change monthly

Open building is often incorporated into pre-fab systems. Concentrating all of the plumbing elements in one area, for example, helps to put all elements of that system in one area for easier repair access. It also serves to reduce the amount of plumbing material needed. If all water uses are concentrated in one area, there is less piping needed which can mean a reduction in the amount of copper or other material used in the construction. The benefits of engineered construction with pre-fabrication, rather than having all of the installation of the services done on-site, can make for better use of materials and better buildings.

Taken to its extreme, however, open building can become restrictive, forcing configurations on the building that do not serve the needs of the inhabitants. If other parts of the plan are forced into awkward configurations in order to accommodate the structure of open building, then the savings in that one area may be lost in other areas. However, there can be benefits to understanding open building even without wholly embracing the open building system as the chief principle for constructing a building. Looking at the building with an eye to the life cycle of the different systems can lead to a better building, and can help reduce later problems.

Buildings need to be built to meet immediate needs. But they also need to be constructed in a way that future needs and changes to the building are also given consideration. Much in the same way that we need to conserve resources for the use of future generations, the buildings we build today will also be used and re-used well into the future, and a longer-term approach to building is another part of building green.

Article: Reinventing the House (Fine Homebuilding reprint – PDF)

Hill People

National Journal March 31, 2007 | Katz, Marisa Scott MulhauMr is not actually from New Jersey. He’s a local, the self-proclaimed “only kid who grew up in Washington without political connections.” But because of his father, a doctor from northern New Jersey, and his mother, a social worker from southern New Jersey, he learned to talk Turnpike exits. It has gotten him jobs with two Democratic senators from the Garden State, first as a spokesman and speechwriter for thenSen. Robert Torrlcelll and now as a senior adviser, counsel, and press-operation director for Frank Lautenberg.

Mulhauser, 31, started in Torricelli’s office in 1997, one White House internship removed from the University of Pennsylvania. He spent the 2000 election cycle in the press shop at the Democratic Senatorial Campaign Committee. His toughest assignment: two days to throw together an eight-city Jimmy Buffett tour for now-Sen. Bill Nelson, D-FIa. Next, Mulhauser enrolled in Georgetown University Law Center and signed on as a spokesman and speechwriter for then-Sen. John Breaux, D-La. If you’ve ever wondered whether you can order a hoagie in the land of the po’ boy, “with a little translation, it can be done,” Mulhauser says.

After graduating from Georgetown in 2005, he did a stint at Ballard, Spahr, Andrews & Ingersoll in Philadelphia. But when last November’s election results came in and the phone started ringing, he decided to come back to Washington. “There were years of darkness,” he says. “This was a chance to see things through, to get things done-things that we’d thought about and hoped about and talked about for a long time.” Certainly, talking is something Mulhauser is known for. Around November, he typically loses his voice and jokes about better budgeting for next year. He’ll be talking Turnpike exits a lot for Lautenberg. Where does he come down on Bon Jovl versus Bruce Sprlngsteen? “That’s a trick question,” Mulhauser says. “They’re both like fine wine, to be appreciated in their own way.” -Marisa Katz Tonnie Wybenslngw was tired of moving. She’d had several roommates and several apartments during the course of seven years in Washington. And so, when she decided to leave the Hill to take a job at NASDAQ in New York City, she hired movers. “I told them, ? don’t want to do anything-take everything off the walls, put everything in boxes,’ ” she says. That was only two months ago. Already, the movers are back. After Jason Roe, chief of staff to Rep. Tom Feeney, R-FIa., signed on as deputy campaign manager for Mitt Romney’s presidential campaign, he went up to New York, took Wybensinger out to dinner, and tried to persuade her to be his successor. It worked. “They’re like family to me,” Wybensinger says. “And, if your family tells you they need you, you don’t usually say no.” Snap decisions are not out of character for Wybensinger, 28. Toward the end of her time at Ohio State University, she announced that she was moving to Washington after graduation. She didn’t have anything lined up. But she’d taken a school trip to D.C. in eighth grade. “Other kids were just happy to be away from their parents,” she says. “I was the person standing in front asking a million questions about how it all worked.” Upon becoming a D.C. resident, she sought out a placement agency, which sent her to an interview with Cassidy & Associates. Although she’d never heard of the lobbying firm, she liked the feel of the office. “It was what I pictured working in Washington looking like,” she recalls. “People were dressed nice, the phones were all ringing, people were running around.” She took a job as an administrative assistant. see here jimmy buffett tour 2011 go to website jimmy buffett tour 2011

From there she landed a spot with then-Rep. Pat Toomey, R-Pa. Since Toomey was running for the Senate, his office stopped filling vacancies and Wybensinger quickly moved up the ladder. “I was a staff assistant for about six days, and then a legislative correspondent for a few months, and then an LA left and I became an LA handling Financial Services Committee issues for him.” When Toomey lost the Senate race, Wybensinger moved over to Feeney’s office, working her way up from legislative assistant to legislative director and deputy chief of staff. She’s absorbed a lot about Florida in the process. “Never underestimate Floridians,” says the die-hard Buckeye. She still owes Feeney spokeswoman Pepper Pennington a week’s worth of lunches for Florida’s crushing win over Ohio State in the BCS championship game. What if they end up facing off in the NCAA basketball final? “We haven’t come up with a bet this time around,” Wybensinger says. “Maybe just one lunch.” -M.K.

Katz, Marisa

 

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Comments

  1. Glenn Meyers says:

    Thanks for the note; I look forward to your new material. Glenn

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  1. [...] years ago, when I was writing for Green Building Elements, I posted a piece on the concept of “open building” which was a concept being espoused, at the time, by Bensonwood Homes. And the idea derives from [...]

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