CITY OF TECUMSEH BUSINESS AND TECHNOLOGY CAMPUS DESIGN GUIDELINES

PREPARED FOR THE CITY OF TECUMSEH, MI BY ALBERT KAHN ASSOCIATES May 8, 2008

City of Tecumseh, Michigan City of Tecumseh Business and Technology Campus DESIGN GUIDELINES May 8, 2008 Kahn Job Number : 03075

TABLE OF CONTENTS
DESIGN GUIDELINES
Approach ......................................................................................................................... 7

SITE PLANNING GUIDELINES

General Parcel Guidelines ................................................................................................... 9 Specific Parcel Guidelines ................................................................................................. 13 Landscape Design Criteria ................................................................................................ 14 Signage Guidelines.......................................................................................................... 15

ARCHITECTURAL GUIDELINES
Building Form and Massing ............................................................................................... 17 Building Aesthetics and Character ..................................................................................... 19 Facades ......................................................................................................................... 20 Building Materials ........................................................................................................... 20 Fenestration ................................................................................................................... 21 Building Performance....................................................................................................... 23 Mechanical, Electrical and Plumbing ................................................................................... 23

SUSTAINABLE DESIGN GUIDELINES

Building Placement Within Parcel ....................................................................................... 25 Building Orientation ........................................................................................................ 25 Heat Island Effect ........................................................................................................... 26 Alternative Transportation ................................................................................................ 27 Water Utilization ............................................................................................................. 27 Energy Efficiency ............................................................................................................ 28 Building Insulation and Fenestration .................................................................................. 29 Materials ....................................................................................................................... 29 Indoor Environmental Quality ........................................................................................... 30 Construction Practices ..................................................................................................... 31

CONCEPTUAL BUILDINGS
Conceptual Building Number One ...................................................................................... 34 Conceptual Building Number Two ...................................................................................... 35

DESIGN GUIDELINES
APPROACH
The following Design Guidelines are intended to shape the character and form of development within the City of Tecumseh Business and Technology Campus. The Guidelines include criteria on site planning, architecture, and sustainability. Using Leadership in Energy and Environmental Design (LEED) standards as a basis for its recommendations, the Guidelines are focused on sustainable development and the construction of buildings that will meet the standards for LEED certification. While adhering to these standards will contribute to the design quality, environmental impact, and overall marketability of the campus, they should be understood as directive rather than prescriptive. Deviation from the recommended guidelines may be necessary due to site, budget, and development considerations. Such deviation or partial fulfillment of the guidelines may still result in high-quality, green-friendly development. However, adhering to the guidelines and striving for LEED certification will not only ensure desired results, but will also contribute to the continuity and overall distinction of the campus. Developers should be encouraged to follow the guidelines whenever possible and only deviate from them selectively when necessary.

SITE PLANNING GUIDELINES

GENERAL PARCEL GUIDELINES
Building Placement Buildings should be integrated within the natural contours of the land by selective placement within the topography in order to reduce site disturbance. Existing natural resources and site amenities should guide the placement and orientation of each built form within the parcel, with the preservation of openspace in its natural habitat encouraged. Each building should take advantage of the micro-climate of its parcel, utilizing prevailing winds, shading opportunities, and solar exposure in order to reduce energy consumption. The communal spirit between parcels should be considered when deciding upon the building placement and layout within the parcel. Where possible, buildings should be clustered across parcel lines in order to create identifiable development nodes, share circulation routes (such as drives and parking areas), frame views, and reduce site disturbance. Building placement that fosters a sense of community between multiple parcels is preferred. A walkable, pedestrian-oriented streetscape with a strong identity, and access to development linkages will reinforce community spirit within the development. This shared approach, along with shared parking agreements, will allow for larger and more effective preservation of meaningful natural habitats. The site master plan identifies five distinctive development clusters or neighborhoods within the development. The building placement on each parcel should support the defined development clusters or neighborhoods by locating the building within close proximity to other buildings within each neighborhood and allowing the majority of open space, including surface parking lots, to occur between neighborhoods (not between buildings within the neighborhood). Subdivisions within each parcel is permitted if it can be shown to support and benefit the associated neighborhood development. The development clusters or neighborhoods have been established to support a sense of community within each neighborhood and to maximize the use and benefit of site open space for all occupants of the development. Smaller Developments While the campus primarily encourages buildings with footprints of 20,000 gsf or above, smaller buildings can be incorporated through the use of appropriate siting and design considerations. Such buildings (those with footprints measuring around 10,000 gsf to 12,000 gsf) will mainly be located within build-to zones in which a mandatory build-to line of 20 feet will be enforced instead of the normal front setback requirement. This arrangement will create clusters of smaller and denser development which will appropriately coexist within the larger campus setting. Clustered buildings within contiguous parcels should be located adjacent to each other with shared edges. Shared parking arrangements should be arranged that locate parking adjacent to and behind buildings and not between them. A consistent architectural design concept should be applied to these structures to create the feeling of several connected buildings. Such arrangements will encourage site continuity and avoid a disjointed campus with gratuitous amounts of parking and other unnecessary site disturbances. These buildings will be attractive to smaller firms and tenants that need less space, contributing to the overall tenant mix and economic stability.

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Building Density Floor Area Ratio (F.A.R.) is the measure of the total building gross square footage divided by the total site area. The ideal Floor Area Ratio for this development is between a minimum of 0.25 and a maximum of 1.0 in order to encourage multi-story development, but not overwhelm the overall character of the surrounding lands. Structured parking, if present, shall be excluded from the calculation of this requirement. Lot coverage of all buildings, excluding structured parking, should be between a minimum of 25% and a maximum of 50% of the lot area in order to maintain the pastoral quality present in the surrounding community of Tecumseh while promoting an environment conducive of technology savvy research and development buildings. Parking All parking should be located off-street in surface lots or structured deck(s) within the set-back of the property. Parking areas are encouraged to be located along the side or rear of buildings. Parking located in front of the building (between the street and the building) is not permitted. Shared parking agreements between adjacent parcels are encouraged. Parking counts should be based on projected employee and visitor use as determined by the owner. The owner will submit a parking analysis prepared by a professional parking consultant to the City for review. Parking areas should be screened from the roadways with landscaping as outlined in this Master Plan. Berms and fences are not recommended for use solely as a parking lot screening device along the roadway. However, decorative fences may be considered for security purposes provided that such fences or their placement does not overwhelm a buildings street front presence. When possible, all parking areas should use permeable paving products and/or vegetated bio-swales to reduce storm water runoff from the parcel and increase groundwater infiltration. Parking aisles and stall sizes shall be based on City ordinance. Service Areas Trash removal and loading dock areas will ideally be located within an enclosed space accessible by an overhead coiling door(s). Service access areas and door(s) should be shielded from view from all roads, parking areas, and windows of adjacent buildings by means of proper screening. Such placement will contribute to a visually pleasant and nuisance-free campus environment and attract higher-end users. If sited outside of a building within the parcel, such service areas should be shielded from view from all roads, parking areas, and windows of adjacent buildings by means of proper placement and screening. Recommended screening materials include trees, shrubs and opaque building materials similar to and consistent with the construction materials of the building. Transparent materials such as chain link fencing that allow visibility of the areas are discouraged. 11

Pedestrian and Alternative Transportation Considerations Each parcel should be designed to provide pedestrian connections to existing and future mass transit stops and should accommodate other non-motorized forms of transportation, including bicycles, shuttles, and carpooling/ridesharing. Fuel-efficient and alternative fueled vehicles should be encouraged through reserved and preferable parking space allocation. Pedestrian connections between parcels will be maintained to allow access to other parcels and common site amenities. Five feet wide concrete sidewalks will be provided on both sides of primary and secondary roadways and will follow the ali gnm ent of adjacent roads. Sidewalks will be constructed in accordance with the City of Tecumseh zoning ordinance to provide a safe walking surface for tenant and public use. Vegetation planted along sidewalks within the road right-ofway should be planted informally to c r e a t e a n a tu r al s e t ti n g f or pedestrians. Plant materials will be in accordance with the landscape design criteria section.

UTILITY EASEMENT

DRAINAGE SWALE w/ TREES & NATIVE GRASSES ROAD-

NATIVE OR ADAPTED PLANT

CONCRETE SIDEWALK

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Pedestrian Zone Along Roadways

Trails will be located in natural areas and along lot lines to connect parcels within the campus and to connect the campus to adjacent developments. They will follow the natural topography of the site and lead users through a variety of spatial experiences such as densely wooded areas and open meadows. Trails will be laid out in sinuous lines to elongate walking times and increase outdoor activity use. They will be constructed with a compacted granular material to provide a smooth surface for pedestrian and bicycle use and vegetation will consist of existing and native plant materials. Setbacks Setbacks will be in accordance with the Technology, Research, and Development (TRD) district in the City of Tecumseh Zoning Ordinance:

Front yard setback: minimum building and parking setback of 42 feet from the edge of the right-ofway Front yard setback of 20 feet from the edge of the right-of-way may be permitted upon review of site constraints (significant topography, other noteworthy natural features) Build-to line of 20 feet from the edge of the right-of way will be enforced in buildto zones to permit clustering of smaller buildings Side yard setback: minimum building and parking setback of 12 feet Rear yard set back: minimum building and parking setback of 24 feet Parking lots are not permitted in front of the dominant portion of each building Natural features (wetlands, woodlands, and other environmentally sensitive areas) setback: minimum building and parking setback of 25 feet from delineated edge of such features 12

Site Lighting Light poles will be used along roadways, parking, service and pedestrian areas to provide a consistent and comfortable level of light. Light poles should be metal with a modern design and have GFI receptacles to provide auxiliary electrical power. Light fixtures should direct light downwards to ensure a concentrated illumination of the ground and buildings - not upwards toward the sky. Not only will this support the Dark Skies Initiative that is being incorporated into many municipal planning strategies, it will also prevent light from trespassing onto adjacent properties. LED and Metal halide lamps are acceptable for use in all sight lighting fixtures. These lights produce a white light which provides clean definition of objects and reduce glare. Metal halide lights also have long life cycles and produce a consistent level of light that does not fade. Additionally, LED lighting should be used because of its high level of efficiency and lack of glare. General building illumination is not encouraged between the hours of 11pm and 6am in order to promote a healthy environment for animal habitat without the disruption of bright artificial lighting during the nighttime hours (negatively affects animal feeding, breeding, and migrating patterns). Selective lighting along roadways, parking, service and pedestrian areas is acceptable during the night hours to provide for off-hours occupant safety and parcel security. Each parcel owner will be required to establish a statement of need and a security lighting plan to be submitted to the City for permitting purposes. Where readily visible from the exterior (such as street and parking lots facing facades with large areas of fenestration), interior indirect light fixtures are encouraged. Lighting should not be overpowering or cause glare for motorists or adjacent properties. Pedestrian areas along buildings and roadways will be illuminated for visibility of pedestrians. Wall pack type exterior mounted lighting fixtures are discouraged in favor of pole or arm mounted fixtures with full cut-off capability; all exterior light fixtures must be aimed to avoid light trespass. Trails within and adjacent to natural areas will not be illuminated. Signs will be erected to inform pedestrians that general lighting is not provided and that after hour use will be at their own discretion.

SPECIFIC PARCEL GUIDELINES

Parcels Along M-50 Acceptable uses for these parcels include Life Science and Information Technology, Research & Development, or similar use permitted (no warehouse or industrial use permitted). These parcels shall be reserved for the higher end and more intense development projects. The developer is expected to treat the buildings on these parcels as showcase buildings that act as the gateway into the development. Existing Farmhouse The existing building is the last standing representation of the cultural and physical history of the development area carrying sentimental value for the community. The developer of this parcel will need to consider the benefits of preserving the building and the inherent social costs of removing it. Appropriate re-uses for this building include an incubator building, conference center, childcare and/or fitness center, campus management area, or offices. If the decision is made to preserve the existing farmhouse building, then the local and state guidelines for building preservation of historical structures should be consulted. At least three building facades and the roof should be retained and incorporated into an expansion or renovation. Doors and windows could be replaced with energy efficient assemblies that maintain the character of the original materials. Another appropriate option is to rebuild no less than 75% of the original structure with materials and assemblies that maintain the original character of the building. In either case, an addition to the existing 13

building is permissible, provided that new construction does not try to duplicate the character of or compete with the existing building. Instead, any new construction on the parcel shall promote the independent character of the existing building. If the decision is made to demolish the existing building, then any new development on the parcel must adhere to all applicable General Parcel Guidelines and all applicable Specific Parcel Guidelines. Parcels Abutting Rails to Trails and other Site Amenities All building facades fronting significant common site amenities such as trails, open space, and common areas are encouraged to maintain either a building entrance or significant fenestration. Mechanical, electrical, and plumbing equipment, as well as meters and utility feeds, should be screened from view from these amenity areas. Parcels Abutting Natural Features (Woodlands and Water Bodies) Natural features of each parcel should be preserved and maintained. A minimum 25 foot setback requirement for any site disruption (buildings, roads, surface parking, service yards, etc.) should be required. Fenestration facing areas with natural features is encouraged. Artificial lighting, from both site fixtures and building interiors, shall not impact the habitat occurring within the natural features area. All lighting that could affect these areas, including security lighting, is not encouraged between 11pm and 7am in order to protect and preserve the normal occurring nocturnal behaviors of the areas habitat.

LANDSCAPE DESIGN CRITERIA

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

Native or adaptive plant materials and species that are hardy to Lenawee County. Any plant material that is prohibited by the City of Tecumseh ordinance, overly ornamental, proven to be invasive and/or susceptible to disease will not be permitted. All plant material should be healthy, in good form, and of an appropriate size for the intended landscaped area. Irrigation from potable water sources, including wells, should be kept to a minimum. Accordingly, plant material must be drought tolerant and adapted to the amount of annual precipitation of the area. Areas that will be preserved due to open space requirements should be carefully maintained to provide a clean and safe appearance. Maintenance should be kept to a minimum to only allow for the removal of invasive or dangerous plant material and the pruning of broken limbs and branches or clearing of dense thickets along trails for pedestrian safety. Manicured lawn areas, such as turf grass requiring regular irrigation, fertilization, and mowing, should be restricted to locations around buildings. All other open lawn areas will use native grasses or low-maintenance turf. Planting plans should contain a balanced mix of evergreen and deciduous plants to promote visual interest throughout the seasons. Landscape plans should also encourage informal planting arrangements consistent with the natural character of the site. Formal planting arrangements should be constrained to main vehicular and/or building entrances. 14

A mix of deciduous and evergreen trees and shrubs should be used for screening purposes. Plant material should not be planted in a manner that creates a nuisance, a health hazard, or creates unsafe areas by shielding common or occupied areas from view. Regular street tree plantings in accordance with the above guidelines should be required along roads in and adjacent to the campus.

SIGNAGE GUIDELINES
Street Signs Streets signs should be located in highly visible areas along roadways. Although street signs should not be illuminated, they can be marked with reflective paint for nighttime visibility. All street names will be clearly marked and in accordance with local sign ordinances. Entrance Signs Monumental site signage is recommended at entry points along Highway M-50 and Billmyer Highway. These signs should be ground mounted, as pole-mounted signs are not recommended. The design should mirror the architectural guidelines for a high-tech appearance. Recommended materials include either powder coated aluminum or a high polished stainless steel. All text must be sufficiently visible to passing motorists. Signs should be mounted to a base that will use natural material such as stone that is landscaped with native plant material. This combination of metal and natural material relates to the design approach of balancing high technology with nature. Monument signs are limited to 8 feet in height as measured from the nearest paved surface. Building Identification Signs Building identification signs will be located within parcels and should be highly visible from roadways. Signs will be of a monument type with the building name, address and tenant names (if applicable) clearly marked and are to be ground mounted, as pole mounted signs are not recommended. Ground mounted signs are limited to 8 feet in height as measured from the nearest paved surface. These signs will be in character with the architectural style of the building and will use construction and plant materials as outlined in the section above. Signs may be illuminated either internally or externally with low-energy consuming LED lighting. Building mounted signs are limited to the building address and building name. Tennant names on these signs are prohibited. The size of these signs are governed by the City of Tecumseh ordinance. Signs may be illuminated either internally or externally with low-energy consuming LED lighting. Neon lights and flashing lights are not permitted. All sign lighting, if utilized, is discouraged between the hours of 11pm and 6am. Pole mounted building signs are discouraged.

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ARCHITECTURAL GUIDELINES
BUILDING FORM AND MASSING
Height Buildings of up to three stories are most suitable for the desired character of the development as this height is readily integrated into the rolling terrain of the site, yet tall enough to promote current technologies and the desired research oriented activities within the building envelope. All buildings, regardless of use, should be limited to an average height of 50 feet. Possible exceptions include building attachments, such as flag poles and antennae, mechanical penthouses (provided they are set back from main building faade by at least 10 feet), and skylight enclosures. Height requirements will be based on City ordinance and review and approval of the Planning Commission. The building profile should be composed of massing form and elements that reflects the buildings function, while providing variety and visual interest Appropriate characteristics: Building profiles that reflect the function of the space within Terraced or non-uniform floor plates Unique building elements at the entrance or other points along the faade that add compositional interest Stair towers, elevator enclosures, and other functional elements that break the roof plane Inappropriate characteristics: Consistent uniform roof height without any element of visual interest Size All buildings (with the possible exception of a spec office building or incubator facility) should have a minimum floor area or building footprint of 10,000 gsf and should be limited to a maximum floor area of 75,000 gsf per floor, which would allow up to a 225,000 gsf building consisting of 3 floors. If a larger building is desired/necessary, then multiple parcels should be procured and the building should be massed as a series of connected smaller, more slender building profiles. Parcels fronting M-50 are permitted limited exceptions from this size guideline if it will enhance the appearance along M-50. Building widths (narrow dimension) that encourage daylight to penetrate deep within the interior space and offer views to the majority of building occupants are encouraged. Slender buildings are deemed

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more attractive and appropriate for this development as they help reinforce the image of technology focused buildings that tread lightly on the environment. In cases where the intended use would be compromised by the width recommendations, the building massing should be modeled to suggest multiple slender forms as opposed to one large wide form. Appropriate characteristics: Office: 90 to 120 building width Research/laboratory: 90 to 120 building width, widths between 120 and 150 will require special approval by the City of Tecumseh Medical oriented facilities: 90 - 120 building width Light industrial/manufacturing: 90 to 150 building width Inappropriate characteristics: All uses: over 150 building width Building length (longest dimension) should complement the surrounding landscape and should strive for a width to length ratio between 1:3 and 1:4 (building width : building length). Buildings with the same width and length are discouraged. In cases where the intended use would be compromised by the width to length recommendations, the building massing should be modeled to suggest multiple slender forms as opposed to one large square form. Massing Buildings should be designed using geometric forms and coordinated massing that produce overall unity, scale and interest. Simple square or rectangular building footprints are discouraged in favor of building massing that add variety and visual interest: Appropriate characteristics: Compositionally sound Pronounced building forms, such as entrances, stairs, etc., that are protruded or recessed from the main faade Canopies and roof overhangs Transparent building components, such as atriums and other large glass areas Inappropriate characteristics: Monolithic blocks Arbitrary compositions Complicated forms without focus Roofs Flat roofs concealed by a parapet are the most appropriate for the size and type of building envisioned for the development. Most pitched roof designs would be considered out of character within the development due to scale and use concerns and are not recommended, although low-sloped pitched roofs (3:12 or less) or pitched secondary roofs may be used selectively. Roof parapets or screen walls shall be utilized to hide roof top equipment. Roof top surfaces are encouraged to either maintain a high albedo surface (highly reflective, such as a white membrane) or a vegetative roof system. Both surfaces will reduce solar heat gain, thereby reducing the mechanical 18

cooling load on the building, resulting in lower maintenance and utility costs. Green roofs provide additional roof insulation and will also reduce the amount of stormwater runoff, thus reducing the required capacity of the stormwater detention system. Appropriate characteristics: Flat roof(s) concealed by parapet Multiple horizontal planes Interrupted parapets Roof decks/balconies Low-sloped pitched roofs (3:12 or less) and secondary roofs Inappropriate characteristics: Continuous uninterrupted parapets Gabled or steep-sloped pitched roofs (round or curved secondary roof forms are acceptable) Exposed roof surface(s) as viewable from grade (exposed metal roofs on low-sloped or secondary roof surfaces may be permissible)

BUILDING AESTHETICS AND CHARACTER

The architectural character should portray an image of technology that is sustainable, progressive and timeless, while avoiding stylist trends that will not be consistent with the character of the development over time.

Appropriate characteristics: Building designs that are derived by sustainable building practices Building designs that embody a spirit of high technology Building designs that reflect research development oriented uses Building designs that embrace the natural environment as integral and influential in the development of the occupants products and corporate vision Inappropriate characteristics: Building designs that are whimsical and/ or arbitrarily conceived Building designs based on trendy, historical, and/or residential styles Building designs that are out of scale and/ or context with their surroundings Building designs that are not integrated with the site Building designs that are monolithic, monotonous, or void of visual interest

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FACADES
Building facades should reflect a coordinated design concept, including expression of building function, structure and scale. The primary faade(s) should be visible from the access road with the building entrance readily identifiable. Facades should be of a modern design to maintain and contribute toward the high-tech character of the development. Appropriate characteristics: Expression of building function Coordinated use of building materials Visually interesting Taller building elements at the entrance or other points along the faade that add compositional interest Inappropriate characteristics: Whimsical and/or arbitrarily conceived Trendy, historical, and/or residential styles that are out of scale and/or context with their surroundings Monolithic, monotonous building facades that are void of visual interest

BUILDING MATERIALS
Exterior materials should have an appearance that is contemporary, innovative, and technical, while complementing the surrounding landscape. When possible, exterior materials should be from recycled content or derived from sustainable sources (such as rapidly renewable materials); materials that are extracted, manufactured, and/or assembled within 500 miles from the site are encouraged. Appropriate exterior materials: Painted metal panels (see colors section below) Natural metal, such as galvalume, copper, zinc, stainless steel Stone, such as limestone, travertine, granite Terracotta Brick, clay of all textures (acceptable unit size: modular, norman, roman) Brick, glazed (provided that the colors are not overwhelming to the building composition) Concrete (architectural finish, with colored matrix, and decorative aggregate) Concrete Masonry Units (sealed and burnished units only with colored matrix and decorative aggregate) Concrete Masonry Units (oversized units other than 8 x 16 laid up in an ashlar pattern or other conventional stone pattern) Limited and controlled use of concrete tilt up panels and Exterior Insulated Finish Systems: must not dominate 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

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Concrete Masonry Units (8 x 16 units only and/or painted CMU) Roof surfaces (asphalt shingles, and metal simulations of other roof materials)

Appropriate colors: Whites, neutrals and grays Earth tones Natural material colors Accent colors (that do not overwhelm the color palette)

dominate/

Inappropriate colors: Bright colors (that dominate or overwhelm the overall building composition) Reflective coatings of any type (except on roof surfaces)

FENESTRATION
Light weight materials of glass and metal promote a high-tech character. provides natural lighting and ventilation. Large glass fenestration

Appropriate fenestration: Punched windows (limited to 75% of total fenestration) Ribbon windows (limited to 60% of total fenestration) Curtainwall (minimum of 25% of total fenestration required) Skylights

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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) Exterior Glazing Color Appropriate glazing colors: Clear Blue to green range Subdued and complementary spandrel glass colors Fritted and translucent glass Inappropriate glazing colors: Reflective glass of any kind Bronze Dark gray Brightly colored spandrel laminated glass

glass

and/or

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BUILDING PERFORMANCE
Entrance and Egress Main building entrances should be readily visible from both the street and main parking area. Entrances should be inviting and provided with a protective covering, such as a canopy (glass or metal) or building overhang, to protect from rain and snow. Protection from heavy winds should also be considered. Secondary entrances and emergency egress points should not compete with or be confused as a main entrance, but should be provided with protection from inclement weather. Service Areas Trash removal and loading dock areas will ideally be located within an enclosed space accessible by an overhead coiling door(s). Service access areas and door(s) should be shielded from view from all roads, parking areas, and windows of adjacent buildings by means of proper screening. Such placement will contribute to a visually pleasant and nuisance-free campus environment and attract higher-end users. If sited outside of the building within the parcel, such service areas should be shielded from view from all roads, parking areas, and windows of adjacent buildings by means of proper placement and screening. Recommended screening materials include trees, shrubs and opaque building materials similar to and consistent with the construction materials of the building. Transparent materials such as chain link fencing that allow visibility of the areas are discouraged.

MECHANICAL, ELECTRICAL AND PLUMBING

All roof-top equipment should be screened from view (except antennae and other communication devices) with material and color previously identified as acceptable. All exterior meters should be screened from view by placement or fencing, and/or landscape; If exterior meters are used, all conduits and other associated utility connections must be hidden from view (located inside the building or within the wall, not mounted to the exterior); interior meters are encouraged. Rain conductors shall be concealed from view; scuppers and other open rain drainage systems are acceptable.

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(Based upon the principles and credits of the LEED Green Building Rating Systems, including LEED-NC, LEED-CS, and LEED-CI)

SUSTAINABLE DESIGN GUIDELINES

BUILDING PLACEMENT WITHIN PARCEL

Consideration of natural resources and site amenities shall guide building placement within the parcel; building placement that fosters a sense of community between multiple parcels is encouraged. Appropriate strategies: Shared parking Creation of a strong, identifiable streetscape presence Walkable, pedestrian friendly with access to development linkages Open space preservation of land in its natural habitat is encouraged; consider a shared approach between parcels to preserve larger amounts of land area for shared open space and more effective/ meaningful natural habitat Inappropriate strategies: Central placement of building surrounded by pavement (parking, service yard, etc.) on all sides Site preparation that includes significant vegetation clearance (especially old growth plants) and significant re-grading (that alters stormwater drainage patterns for multiple parcels) Removing disturbed soil from the parcel

BUILDING ORIENTATION
The determination of the orientation of the building should be based on the most optimum energy performance of the building; The building placement and orientation of each building should take advantage of the micro-climate of its parcel. Appropriate strategies: Consider prevailing winds Take advantage of building and parking shading opportunities during the summer months Take advantage of direct solar gain during the winter months Trees and other foliage can block winter winds and encourage summer breezes Bodies of water placed to take advantage of prevailing winds can add moisture to the air during summer months to improve comfort Inappropriate strategies: Building placement based solely on predetermined or maximum building footprint and parking capacity (building prototypes and franchised operations are especially vulnerable to this concern) 25

HEAT ISLAND EFFECT

The manmade horizontal surfaces, including building roofs and paved surfaces, of each parcel collectively can negatively alter the microclimate of the development because of the effect they have on the natural cooling, drainage, and transpiration properties of the earth s surface. Roof The Cool Roof Rating Council has identified acceptable roof surfacing materials, such as white membranes and vegetative roof systems, that reduce the heat absorption typical of conventional roofing systems. White membranes will reflect solar heat, thereby reducing the cooling load of the mechanical system. Vegetative roofs absorb solar heat naturally. Vegetative roofs also add insulation value to the roof system, extend the life of the waterproof membrane from solar degradation, and reduce the amount of stormwater runoff through absorption. Appropriate materials: Light colored PVC membrane (Solar Reflectance Index (SRI) rating of 78 or higher recommended) Light colored EPDM membrane (SRI rating of 78 or higher recommended) Vegetative roof (whole or partial in combination with a white membrane) Light color or reflective metal, such as galvalume, on secondary roofs Inappropriate materials: Dark roof membranes (SRI rating of less than 78 not recommended) Built-up bituminous or coal tar pitch (with or without ballast) Asphalt shingles Medium or dark color painted metal roofs Non-roof Appropriate treatment: Canopy trees to shade paved areas Light colored paving materials (SRI of 29 or greater recommended) Open grid pavement system such as grasscrete Covered parking (includes shelters and structured parking; top surface with an SRI of 29 or greater recomended) Inappropriate colors: Asphalt paving or other dark paving materials (SRI of less than 29) that are not shaded

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ALTERNATIVE TRANSPORTATION
Each parcel should strive to take measures that help reduce the dependence on fossil fuels for transportation purposes and to help extend the life of the regional road network. Mass Transit Appropriate treatment: Provide direct access from building entrance to street for convenient access to future bus/shuttle stops Provide shuttle service to mass transit stops Fuel Efficient Vehicles Appropriate treatment: Provide exclusive, preferential parking for building occupants that utilize low-emitting and fuel efficient vehicles (vehicles that use low-polluting, non-gasoline fuels such as electricity, hydrogen, propane, or compressed natural gas, liquid natural gas, methanol, and ethanol; as well as gaselectric hybrid vehicles) Carpooling Appropriate treatment: Provide exclusive, preferential parking for building occupants that carpool/vanpool Provide passenger drop-off areas at the building entrance Encourage ride sharing and car-share services Bicycle Appropriate treatment: Provide bicycle parking and storage areas that are convenient, safe and secure; consider covered storage areas for bicycles that would be damaged by inclement weather Provide shower and locker facilities for building occupants that arrive by bicycle

WATER UTILIZATION
Each parcel should take measures to reduce wasteful use of potable water, including well water. Irrigation Appropriate treatment: No irrigation, provide only drought tolerant plant material High efficiency irrigation, such as underground drip irrigation Irrigation from non-potable water source, such as rain collection cisterns Inappropriate treatment: Above ground spray irrigation Water dependant plant material

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Potable Water Use Appropriate strategies: Plumbing fixtures, including faucets, toilets, urinals, and showers, that utilize less water than the Energy Policy Act of 1992 Flow Requirements Equipment that use water, such as dishwashers and other lab related equipment should meet EPA guidelines on water usage Use of grey water or recycled water in waste water fixtures and/or irrigation systems Inappropriate strategies: Inefficient use of potable water for irrigation Minimally meeting the Energy Policy Act of 1992 Flow Requirements

ENERGY EFFICIENCY
Each parcel should take measures to reduce dependency on fossil fuels and to ease the demand on the regional electrical grid. Mechanical Systems and Equipment Appropriate strategies: Exceed ASHRAE 90.1-2004 requirements Conduct full building systems Commissioning Utilize heat recovery (exhaust air, waste water) and economizers (ventilation cooling typically used in the Spring and Autumn months) Use of geo-thermal heat pumps Inappropriate strategies: Inappropriately sized mechanical systems Systems that cannot take advantage of favorable exterior climate conditions typical of the Spring and Autumn months Electrical Appropriate strategies: Exceed ASHRAE/IESNA 90.1-2004 requirements Conduct full building systems Commissioning Use of EnergyStar rated equipment Use of on-site renewable energy, such as wind turbines and photovoltaics Inappropriate strategies: Oversized systems and services Lighting Appropriate strategies: Exceed IESNA 90.1-2004 requirements Use of indirect lighting Use of LED lighting where feasible (site, interior, task, and specialty lighting) 28

Use of daylight harvesting systems

Inappropriate strategies: Incandescent and halogen lighting is prohibited Systems that ignore daylight

BUILDING INSULATION AND FENESTRATION

Appropriate strategies: Exceed ASHRAE 90.1-2004 and the State of Michigan energy code requirements Consider building forms during the design phase that are more energy efficient Consider buildings site orientation to take advantage of solar heat, shading, and transpiration opportunities Utilize a cool roof surface (white membrane or vegetative surface) Incorporate building shading (internal and external) into building design roof overhangs, sun shades, light shelves, and blinds Inappropriate strategies: Building envelope of inadequate insulation, including opaque surfaces, glass, and window frames Glazed openings that exceed more than 50% of the buildings total vertical surfaces and more than 5% of horizontal surfaces (skylights) unless high-efficiency glass and frames are utilized

MATERIALS
Recycled Content Appropriate strategies: Use materials that already contain postconsumer recycled content (waste material that can no longer be utilized for its intended purpose) Use materials that already contain postindustrial/pre-consumer recycled content (waste material generated during the manufacturing process and used by a different industry) Use materials that can be recycled if and when the building is demolished, remodeled, etc. Inappropriate strategies: Use materials from sources that cannot be sustained for future generations

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Location of Material Source Appropriate strategies: Use materials that have been extracted, harvested, recovered, and/or manufactured within the Southeastern Michigan region or within a 500 mile radius of Tecumseh Inappropriate strategies: Do not support the local economy Increase the carbon footprint (burning additional fuel for transportation) as well as additional wear and tear on the nations roadways through long distant delivery of building products Rapidly Renewable Materials Appropriate strategies: Use building materials and products that are made from plants that are harvested within a 10 year cycle or shorter (bamboo, wool, cotton insulation, agrifiber, linoleum, wheatboard, strawboard, cork, etc.) Inappropriate strategies: Depletion of finite raw materials Wood Products Appropriate strategies: Use wood products that are certified in accordance with the Forest Stewardship Councils (FSC) Principles and Criteria for wood building components Inappropriate strategies: Procure wood products from sources that do not observe environmentally responsible forest management practices

INDOOR ENVIRONMENTAL QUALITY

Low-Emitting Materials Appropriate strategies: Use low-VOC adhesives and sealants Use low-VOC paints and coatings Use carpets and padding that meets the requirements of the Carpet and Rug Institute Green Label Plus program Use furniture and other interior products that are Greenguard Indoor Air Quality certified Inappropriate strategies: Products that contain high amounts of urea formaldehyde (readily found in composite wood products, veneers, and laminates) Building Ventilation Appropriate strategies: Provide operable windows or meet the requirements of ASHRAE 62.1-2004 Prohibit smoking within the building and within 25 feet of any entrances, operable windows, and outdoor air intakes Monitor either carbon dioxide concentrations or outdoor airflow delivery 30

Pollution Prevention Appropriate strategies: Provide walk-off mats at building entrance(s) Seal and exhaust areas of hazardous gas generation and chemical mixing (including garages, housekeeping areas, high volume copying/printing areas) HVAC - install MERV 13 or higher rated filters to both return and outside air intakes that is to be delivered as supply air Inappropriate strategies: Allow outside contaminants to enter the building Allow activities within the building that generate noise and air pollution to contaminate the interior environment Occupant Comfort Appropriate strategies: Allow building occupants to individually control light levels within their area of the building Allow building occupants to individually control temperature levels within their area of the buil di ng (operabl e wi ndows, multiple operable thermostats, etc.) HVAC systems that meet the requirements of ASHRAE 55-2004 Inappropriate strategies: Employ building management systems that prevent individual control of light and thermal comfort Daylight and Views Appropriate strategies: Design the building to receive a minimum of 2 foot candles of daylight in the majority of occupied spaces Design the building in a manner that provides the majority of building occupants a direct line of sight to the exterior Inappropriate strategies: Building design that disregards the benefit of daylight exposure and building occupant well-being

CONSTRUCTION PRACTICES
Waste Management Appropriate strategies: Divert construction waste from disposal (landfill, incineration, etc.) by sorting and recycling Re-use construction materials (concrete formwork, shoring, etc.) Retain excavated soil and land-clearing debris on site Reduce/eliminate off-site pollution by controlling loss of soil during construction by stormwater runoff, sedimentation of storm sewer or receiving streams, and polluting the air with dust and particulate matter 31

Construction Indoor Air Quality The construction process, if not monitored, can create unhealthy indoor environment conditions, such as moisture infiltration and other pollutant entrapment, that will persist well into the useful life of the building. Appropriate strategies: Protect all HVAC equipment and ductwork from dust and odors; replace filters if equipment is utilized during construction Source control use low-VOC products and materials; prohibit smoking and idling of construction vehicles during construction Pathway interruption isolate areas of work to prevent contamination of clean or occupied spaces Housekeeping control contaminants, such as dust, odors, and moisture, within building spaces Scheduling sequence construction activities to minimize dust and odor contamination Protect stored absorptive materials from moisture damage Perform a building flush-out (supply total air volume of 14,000 cubic feet of outdoor air per each square foot of floor area) after construction and before occupancy and/or conduct baseline indoor air quality testing Inappropriate strategies: Allow unchecked construction practices to contaminate the building materials and equipment, resulting in poor/unhealthy indoor air quality for the new space

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CONCEPTUAL BUILDINGS

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Conceptual Building Example No. 1: an appropriate building design for the Tecumseh Business and Technology Campus

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Conceptual Building Example No. 2: an appropriate building design for the Tecumseh Business and Technology Campus