Modular Construction -vs- Three Critical Challenges

A number of interrelated challenges within the USM building program have evolved from recent exchanges with Board of Regents members and State officials, including:

1.       Higher project costs.  The overall cost of our projects is too high, due in large part to the current construction market.

2.       Poor bidding climate.  Our lessened ability to attract quality bids (and sufficient qualified bidders—particularly subcontractors in the skilled trades) may be one of the reasons why costs are so high.

3.       Reducing energy and enhancing sustainability.  This is an ongoing challenge, but one where improvements in how we build may help achieve better results.

One technology that has been mentioned in the context of reducing costs is modular construction. According to a variety of sources, modular construction could perhaps help provide a solution for all three of these challenges, at least for certain projects.  Here are a variety of reasons why this may be so.

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1.  A MODULAR SOLUTION TO BUILDING COSTS

One publication describes modular construction as…

A process in which buildings are manufactured off-site in factories, under strict quality controls, but using the same building codes and standards as conventional construction methods. These buildings are made in modules or small parts, which are transported to the construction site and assembled…. Permanent modular construction is a sustainable building method, which uses lean manufacturing techniques to prefabricate single- or multi-story buildings in modular sections. PMC modules can be adapted to existing buildings or assembled by themselves. These modules can be completed with MEP appliances and interior finishes in less time than its site-built counterpart.

Not every building type is a candidate for a modular solution.  Common applications of modular technology include housing, medical offices, maintenance facilities, and support buildings. For a college campus, residence halls are an option, as are smaller administrative service buildings and remote research facilities. Few large projects are completely modular. Some require more traditional techniques (e.g., on ground floors or for areas with higher ceiling requirements) be matched with modular building. Regardless, the result can, according to the literature, save both time and money for the owners. Which brings me to my next point.

Benefits of Modular Construction

Multiple articles (here and here, for instance) and myriad modular contractor information sheets discuss the benefits of modular construction as an alternative project delivery method to the traditional “stick built” process.  Depending on the project and situation, these sources describe the benefits as:

Speed of build.  Modular building projects can be completed 30-50% quicker than traditional construction methods. By choosing to build modular, the indoor construction process can take place alongside site and foundations work and there’s no need to worry about weather delays.

Off-site construction.  Modular buildings are constructed off-site in modules and are then brought to your site in flat-packed panels, ready to build. Building off-site is transforming the construction process for businesses, schools and individuals, ensuring better construction quality management and less disruption.

Elimination of Weather Delays.  60-90% of the construction work is completed in a closed factory environment, and this mitigates the impact of unfavorable weather. With conventional construction methods, work must often be suspended completely on days with harsh weather conditions.

Minimal impact on your business. The beauty of building modular is that it removes 80% of the construction activity away from the actual site location – so you can keep your school or business running smoothly with minimal impact and disruption.

Eco-friendly materials.  Modular buildings are kind to the environment – they are built with eco-friendly building materials and are leading the market with the use of recycled materials. The off-site construction process ensures less waste, too. One of the benefits of modular construction is that you can be sure that you are investing in a sustainable construction process from start to finish.

Cost-effective.  Modular constructions are very cost-effective, with flexible payment options available and a shorter construction time. The design service is often included too so you don’t need to worry about architect costs on top of building expense.

Flexibility.  Many modular buildings can be disassembled and relocated for new purposes, reducing the demand for raw materials and energy usage required for construction. Even if the project used Permanent Modular Construction, recovering materials and modules is simpler than in a normal building.

Less Material Waste.  Waste is eliminated by recycling and controlling inventories. Building materials are also protected from the weather since everything is kept inside the factory. Modular construction also makes it easier for construction workers to prevent waste, since there is greater control over project conditions.

Strength.  Modular buildings are generally stronger than site-built structures because each module is designed to withstand transportation and lifting. Once together, the modules are securely joined into a whole integrated assembly.

Air Quality.  Factory controlled settings allows materials to remain dry during all stages of construction. Therefore, the level of trapped moisture in new constructions is reduced, improving air quality. This helps control mold, dust mites and other organisms that thrive with moisture.

Safety.  Working indoors allows a safer environment, it reduces risk and hazards present in construction sites. With conventional construction methods, work must often be performed at height or in uncomfortable positions where accidents are more likely.

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Like their stick-built counterparts, modular facilities can feature the following:

Attractive design.  Thanks to innovative and practical design, using the best quality sustainable building materials, modular constructions are an extremely attractive addition to your school, business or residential property.

Flexibility.  Each modular building can be tailored to your needs. Modular buildings can be custom-made to fit with your exact space and budget requirements.  Whether you need extra space for a garden room, office, studio, school classroom or music room, modular buildings can meet your requirements with the perfect flexible extra space. Many owners use modular buildings for more than one purpose and they can be designed accordingly.

High quality construction. The nature of indoor construction means that quality and safety is guaranteed and the building materials are protected from moisture and weather during the construction process.

Durable materials.  Modular buildings are constructed with the most durable building materials to ensure that your modular construction is built to last. The materials used for internal walls improve sound insulation and fire-proofing, and modular building structures are extremely airtight which ensures their energy-efficiency.  By choosing to build modular, you’ll benefit from a fast, cost-effective and efficient process with environmentally friendly materials and durability built in. Green Modular buildings are all custom-made and approached with eco-friendly, sustainable design at the core.

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Disadvantages of Modular Construction

As noted above, not every project is a good fit for a modular approach. There are some disadvantages to modular construction that should be noted as well, though with the right project, modular appears to be advantageous.  For instance (sources above and here):

Size.   Modules must be transported from the factory to the construction site, and this must be planned correctly. The size and properties of each element must be considered, to determine a transportation method that will not cause damage. Given the nature of transportation by road, ceiling height is often a limiting factor.

Financing.  Where applicable (and this may be an issue with a P3 private developer approach to housing, for instance), banks will normally issue a loan for a modular building that goes through two stages. These are known as construction-to-permanent loans. In many cases, owners cannot get a traditional bank loan until construction on the building is complete. Financing the project up-front becomes a challenge in this case.

Zoning Restrictions.  In some places, local authorities may not allow building modular homes. Modular buildings are quite possibly the future of construction, but it’s only recently taken off as a preferred construction method, which means local zoning rules may have out-dated, confusing, or different rules from zone to zone. As modular buildings continually become more popular, this disadvantage of modular will become rarer.  The State of Maryland regulates modular construction, but a campus on State land would likely have the ability to select the building method it determines most beneficial.

Limited Customization.  Modular buildings can certainly be customized, but there is often an extent or limit to how much customization can go into it. A modular approach must be selected from the very beginning, with designers and construction managers on board with the decision.  Where the possibility exists that the original design may not be possible to be built modular, it would be important to know early-on whether or not to go a more traditional construction route.

Limited Service Area.  The very nature of modules means they’re going to be made in a fabrication facility, then they must be shipped to the building location, which can be extremely far away, depending on where that location is and where the nearest fabrication facility is. The costs of the transportation can be extreme, and can create difficulties with the build, making conventional construction the possible better choice.

Moisture and Mold. The emergence of modular assemblies as an option for new construction is becoming mainstream. However, this industry has had its share of mold and moisture problems, especially in warm and humid climates like the Southeast United States. Both wood-frame and steel-frame modular construction have experienced problems with condensation in crawlspaces, marriage walls, and ceiling-to-floor cavities, resulting in deterioration of the wood and wallboards, corrosion of metal floor pans, and proliferation of mold.

The greatest risk of modular construction failures has occurred when it is used for hotels, student housing, senior living, or soldier housing—generally, facilities that are domicidal or multifamily in nature. The reason for this risk probability is due to inherent similarities in requirements for the living units of these types of facilities, such as an individual cooling/heating unit, bathroom exhaust, and some sort of central HVAC makeup air system. Additionally, the abundance of modular boxes in these kinds of buildings increases the number of marriage wall interior cavities and ceiling-to-floor cavities that otherwise might not be required in other types of modular construction. Care must be taken to be sure modular facilities achieve maximum ventilation and dehumidification, while also maintaining the aforementioned thermal/energy efficiency.

"The nature of modular construction makes it difficult to repair once water or mold damage is found.  Sometimes the damage can be such that the modular building has to be deconstructed to remove deteriorated materials, and then re-designed and re-constructed using conventional methods. This essentially causes the advantages of modular construction to dissolve away as the building gets converted to a traditional 'stick' wood-frame building or a traditional steel structure building." (Source of quote) 

It’s not unique to modular facilities, of course, but it’s definitely something we want to keep in mind as we’re building student housing.  

 

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2.  A MODULAR SOLUTION TO THE LABOR SHORTAGE

A modular construction company post describes the problem in a nutshell, specifically:

The national average shows a 64% shortage of workers across all trades for the amount projects that are currently being undertaken. Everyone is fighting for the same workers, and have the same needs. So, while the modular concept is one that seems to be a good and likely alternative, there is a skilled workforce epidemic going on right now in the construction industry. The modular industry and potential growth may be more than a simple trend, this may be something the industry sees as a solution to the much bigger need of worker shortages.

Why is this the case? Why would the modular industry be less impacted by a skilled labor shortage?  More importantly, how can the modular building industry assist the nation in rebuilding its industrial employment infrastructure? The Modular Building Institute offers the following explanation:

Currently, the modular industry in the United States accounts for about 3% of all new building and home construction starts, a much lower adoption rate than in other developed nations. In Japan, for example, nearly 20% of all homes are constructed with an industrialized or prefabricated process. Sweden has the highest adoption rate with a whopping 84% of detached homes prefabricated.

There is a major difference between the US (and Canadian) industry compared to other European and Asian countries. In North America, we still construct buildings piece-by-piece, nail-by-nail, site-by-site, with all the variables, conditions, and challenges associated project-by-project. Other countries approach their construction industry with a manufacturing and assembly focus. They think in terms of processes instead of projects with a goal of minimizing waste and inefficiency

Many countries are embracing industrialization in part due to difficulty in finding labor, but also due to the high demand for more affordable housing inventory. In the U.S., we currently have:

1. A shortage of skilled construction labor.

2. A shortage of decent, affordable housing inventory.

3. A vastly under-utilized manufacturing base/ infrastructure.

4. A need for more stable, predictable jobs.

The modular industry can offer more predictable work locations and hours, less labor-intensive work, a higher degree of technology integration in the work place, and much safer working conditions.

An industry publication, here, shared the following vision:

Labor to fill modular building factories “could come from ‘non-traditional’ sources that the construction industry has not or cannot tap. Imagine a new automated facility in your town, employing men, women, minorities, and the disabled. Swinging hammers would be a thing of the past, replaced with programmers monitoring the automated equipment utilization for wall assemblies.

“Imagine a whole new generation learning about 3D modeling and animation on computer screens to simulate actual projects in order to prevent costly on-site errors. Doesn’t this sound much more appealing to young people than what the construction industry is currently selling? This is not a fantasy.

“Imagine a whole new army of construction professionals focused on reducing CO2 emissions and construction debris waste while building more energy efficient buildings in a safe, indoor working environment.”

The last point is a perfect segue into the final section of this post.

3. A MODULAR SOLUTION TO SUSTAINABILITY

Traditional building offers a variety of ways to achieve a sustainable final product—both in terms of construction and operation.  Again, for the right building type, a modular approach can achieve levels of sustainability (or “green,” if you will) equal to or, in some categories, beyond that possible with a stick-built facility.  A variety of excellent articles (including this one) point out the following advantages of modular construction through the lens of sustainability:

Waste Control. Individual modules are produced in factory settings, which allows better control over inventories. The leftover materials are recycled for future projects, reducing the construction waste that ends up in landfills. Materials are protected from moisture and weather conditions, and the risk of theft is greatly reduced.

Construction Quality. The bulk of a modular structure is completed in a controlled factory environment, using dry materials to prevent trapped moisture. This improves construction quality, while preventing issues like moisture damage and mold infestation.

Modular Buildings are Reusable.  Modular buildings can serve multiple purposes during their service life, and can be deconstructed without generating demolition waste.

Recycle and Reuse.  A key advantage of modular structures is that they can be dismantled, relocated, and reused with minimal modification. As a result, modular construction allows for double waste reductions. First, the amount of waste is minimized initially with controlled modular construction methods. Also, by reutilizing modules, the need for new materials is reduced. This also minimizes the amount of energy required for a new construction.

Increased Adaptability.  Modular construction allows for modifications or alterations in existing building, with minimal disruption for adjacent buildings or locations. In conventional buildings, renovations produce a large amount of waste that is difficult to reuse.

Reduced Site Disturbance.  Since most of the construction process takes place offsite, there is less impact on the project surroundings. Modular construction reduces the amount of vehicles and heavy equipment required on site, which translates into reduced pollution and less site disruption.

Energy Efficiency.  Modular construction also provides an opportunity to incorporate energy efficiency measures directly in modules. The following are some examples: Energy efficient windows with low-emissivity coating; LED lighting with occupancy sensors; and High-efficiency HVAC systems.

In a world with a growing concern about the environment, industries are developing methods to reduce their footprint on Earth… Modular construction plays a major role in making the building sector more sustainable.

A paper delivered recently at a University of Florida conference on Tropical Architecture included an excellent summary of the benefits and drawbacks of modular construction in general, then cited a number of key reasons modular construction may benefit vulnerable coastal (flood-prone) areas. Modular design provides not only a quicker way to rebuild following a climate event, but can also help create a more resilient community for the future. Specifically, the paper mentions the following:

·       Faster replacement of damaged buildings: The controlled factory-environment facilitates the construction and assembly of components. If the design of the project is already completed, the factory can start the construction of the components before or right after a natural disaster occurs. However, since the building industry usually responds on a project-by-project demand, possibilities of up-front investments for prefabrication projects should be debated.

·       Affordability: Prefabricated projects typically are cheaper than conventional projects. Financing is also available for manufactured housing and can be extended to modular construction.

·       Resistance and durability: Prefabricated construction has specific building codes and requirements for high-risk areas, such as hurricane-prone areas and floodplains. Building materials used for modular buildings do not differ from conventional buildings, but the method of assembly of elements in prefabrication might increase the resistance of the whole building. While building codes for manufactured homes have been updated, there should be continuous research of methods to improve those buildings. 

·       Environmental benefits: A system that combines the techniques of prefabrication with sustainable principles has the potential to be efficient and responsive. Prefabrication has the potential to reduce waste of materials and site disturbance. A substantial advantage would be the ability to disassemble and reuse components at the end of the project life. For example, modules or components could also be returned to the factory where materials could be recycled and reused for new projects.

·       Community resilience: Incentives for regional manufacturing can also encourage the establishment of community-based resiliency and provide a tool to enhance participation.

·       Innovation: Conventional construction methods create a building that must be stable enough to resist any external force. However, this method does not always work, especially when referring to natural disasters. In the face of constant changing conditions, buildings should be equipped with mechanisms that allow flexibility and reconfiguration. Recent ideas, such as movable buildings and floating architecture, allow buildings to interact with the environment and adapt to different circumstances. The same principles that also govern sustainable development and resilience.

The authors conclude that

Coastal areas are much more vulnerable to the severe consequences of climate change. Those areas are at constant risk of sea level rise, coastal surges, and natural disasters such as hurricanes and storms. It is evident that the building environment must become more resilient to extreme conditions since the population at those areas is expected to increase in the following years. In this context, prefabrication has emerged as an alternative way not only to rebuild homes affordably, efficiently, and quickly, but also as a potential construction method that could integrate sustainable and resilient principles.

Thoughts on the Campus Plan

Campus Plan.

Long-Range Development Plan.

Facilities Master Plan.

Comprehensive Plan.

It goes by many names; and, while the specific goals of the process may vary, a (we use this term in Maryland, so I’ll use it here) Facilities Master Plan (FMP) establishes a framework for orderly growth and development of capital improvements on campus.  It should be responsive to an institution's current and projected needs and sufficiently flexible to accommodate changes that can be expected to occur.  

An FMP typically describes the optimal, desired development of available land, consistent with the approved mission statement of the institution.  Plans should look inward, as well as outward and address those issues that benefit the campus and its surroundings.  And plans change and evolve.  In the recent decade, for instance, a serious environmental commitment to the concept of reducing greenhouse gas emissions and combating climate change in development and operations, for instance, has become an ongoing theme.

Sometimes the plan is expressed in terms of future improvement of undeveloped or to-be-redeveloped property, as in the case of many plans for traditional, rural or suburban institutions.  Most often, however, plans are important to helping tie a variety of existing buildings and building sites together into a reasonable, cohesive whole, and then plot a logical course for future development—often with little available land and even more limited resources. 

Regardless of its purpose or scope, the FMP is a working document that will require consistent evaluation and periodic updates. Furthermore, though the goals of the plan should have temporal components to encourage their achievement, the plan is not necessarily tied to a commitment to a specific timetable for the funding or completion of projects.  That occurs as part of the capital budgeting process.

Planning Process and Components

An FMP includes information about the institution's role and mission and how these relate to facilities requirements.  This involves an analysis of space and program needs to implement the approved mission; a description of existing land and facilities, including a description of the possible new or revised use of existing land and facilities; projections of needs over the next 10 to 20 or more years; and assumptions and criteria to meet identified needs. 

An FMP should be consistent with the mission of the institution as has been approved by Regents or Trustees, as well as the State (in the case of a public university). 

Broad participation is critical.  In many ways, the process by which the plan was developed will be as important to its success as the quality of the goals and objectives of the plan itself. Institutions are encouraged to build substantive relationships with their neighboring communities and governmental entities (counties, municipalities, Federal installations, etc.).

The format and components of the FMP vary by institution, due to the unique nature of mission, physical condition, natural environment, community setting, etc.  Our board of regents, for instance, does not require a particular format be followed.  In general, however, all master plans should follow a similar framework in terms of the kinds of topics covered:

• Statement of the institution’s role and mission

• Assessment and analysis of existing land, facilities, space utilization, energy use and operations, including an emissions inventory

• Planning assumptions and guidelines for development based on

-   Comprehensive program of stakeholder participation;

-   Goals and objectives expressed by these stakeholders; and

-   A commitment to address the long-range challenge of climate change

• Specific plans in major component areas

• An implementation strategy, including:

-   A summary of individual projects

-   Recommended sequencing of projects without specific time constraints

-   A plan for continued community participation through implementation

-   A method and schedule for updating and improving the plan

The Approval Process

Our state requires an FMP as part of its capital budgeting and facilities program approval processes.  In order for a project to be approved in the state’s capital budget, for instance, it must be part of an approved master plan.  Maryland state government does not approve master plans of the institutions, but instead defers that responsibility to our Board of Regents.  We typically involve state oversight agencies in the plan’s development, however, and seek their input and endorsement of various components.

Implementation and Updating the FMP

The Facilities Master Plan represents a comprehensive, strategic approach for implementing the institution’s future capital program and is used to direct the development of facilities and inform campus operations.  The plan and process may be modified as necessitated by the actual conditions of each project as they are programmed for funding.  Furthermore, approval of the plan by a board or other oversight entity should not imply approval of capital funding nor commit the board to a particular funding stream or timetable.  As noted earlier, these items are reviewed through the capital and operating budget processes.

By policy, our board does require the FMP be evaluated and updated on a periodic basis, including when substantial changes to the institution's mission statement have taken place, or at least every five years.  This requirement has become a useful way to keep plans current and maintain the positive momentum and campus-related discussion started during the original plan development process.

Timely Focus Areas

In Maryland, our board of regents has asked institutions to highlight some selected components within their plans.  For instance, our board asked that institutions include metrics related to demographics—specifically population data and their impact on enrollment demand—in their planning discussion.  Our board has also asked that institutions provide focused attention to building condition (renewal needs) and land acquisition (e.g., land banking for future development).  While most institutions already include these components in their plans, care should be taken in addressing real property acquisition (in particular) so that the ability of the campus to leverage the most competitive price for adjacent parcels is not compromised by a public discussion of interest. 

In addition to the traditional land use focus of the plan, also asked that Facilities Master Plans address a handful of critical areas, including:  (1) community participation in the process; (2) consistency with the statewide development plan; (3) strong consideration of goals related to environmental sustainability, including mitigation/adaptation/resiliency, as well as ties to the campus hazard mitigation plan (where one has been established).

In Maryland, public participation includes a policy related to community notification. Specifically, every institution is required to develop their campus facilities “in a way that best accommodates the needs of students, faculty and staff, while pursuing plans that benefit all stakeholders in the success of the campus—including the local neighborhoods and municipalities on its borders.” The policy continues:

During the planning phase of a new structure or the substantial exterior modification of an existing structure on land owned by a USM Institution, if the new structure or modification of the structure is adjacent to or abutting land that is privately owned, the institution shall make reasonable efforts to provide notice of the proposed new structure or modification of the structure either electronically or by first-class mail to: (a) all adjoining property owners or occupants, including owners or occupants whose properties lie directly across a street, alley, or stream, if the new or modified structure is visible from the adjoining property; and (b) all Local Governments located within one mile of the project site.  (Board policy on Community Notification of Capital Projects, VIII-10.40, Approved by the Board of Regents, June 18, 2010)

Goals of the State Plan

State agencies and institutions are to lead by example in this implementation by utilizing plan objectives as they pursue development opportunities. The following (from multiple public documents) constitute a useful checklist of the preferred qualities of a sustainable development plan, including:

1.     Quality of Life and Sustainability:

A high quality of life is achieved through universal stewardship of the land, water, and air resulting in sustainable communities and protection of the environment.

2.     Public Participation:

Citizens are active partners in the planning and implementation of community initiatives and are Sensitive to their responsibilities in achieving community goals.

3.     Growth Areas:

Growth is concentrated in existing population and business centers, growth areas adjacent to these centers, or strategically selected new centers.

4.     Community Design:

Compact, mixed–use, walk-able design consistent with existing community character and located near available or planned transit options is encouraged to ensure efficient use of land and transportation resources and preservation and enhancement of natural systems, open spaces, recreational areas, and historical, cultural, and archeological resources.

5.     Infrastructure:

Growth areas have the water resources and infrastructure to accommodate population and business expansion in an orderly, efficient, and environmentally sustainable manner;

6.     Transportation:

A well–maintained, multi-modal transportation system facilitates the safe, convenient, affordable, and efficient movement of people, goods, and services within and between population and business centers;

7.     Housing:

A range of housing densities, types, and sizes provides residential options for citizens of all ages and incomes;

8.     Economic Development:

Economic development and natural resource–based businesses that promote employment opportunities for all income levels within the capacity of the State’s natural resources, public services, and public facilities are encouraged;

9.     Environmental Protection:

Land and water resources, including the Chesapeake and coastal bays, are carefully managed to restore and maintain healthy air and water, natural systems, and living resources;

10.  Resource Conservation:

Waterways, forests, agricultural areas, open space, natural systems, and scenic areas are conserved;

11.  Stewardship:

Government, business entities, and residents are responsible for the creation of sustainable communities by collaborating to balance efficient growth with resource protection; and

12.  Implementation:

Strategies, policies, programs, and funding for growth and development, resource conservation, infrastructure, and transportation are integrated across the local, regional, state, and interstate levels.

Environmental Sustainability

In Maryland, the board doesn’t provide a checklist of climate-related components, but what follows are good examples of spatial and operational goals tied to sustainable planning practices.  A commitment to climate change mitigation can be physically accommodated within the plan, even if the specific requirements of the commitment may not yet have been formally implemented or even adopted by the institution.  The institution’s climate action plan can be interwoven into the development ideas and the resulting plan will better accommodate those mitigation goals.  Operational suggestions can even be included within the implementation section of the plan.  Here are some examples:

Introduction

·       Definition of and commitment to "GHG Reduction" and "Sustainable Building"

Campus Development

·       Zoning of uses to encourage pedestrian activity and minimize vehicle activity

·       Building placement and orientation to maximize LEED point opportunities

·       Effective use of materials and massing to minimize physical footprint of buildings and reduce impervious surfaces, mitigate the urban "heat island" effect, etc.

·       Liberal plantings and forest replacement (emphasize natural materials, native plants)

·       Clustering of similar functions and providing remote areas for solar and wind power generating equipment, biomass energy production, composting, waste management, recycling facilities, etc. (Note community concerns as well.)

·       Providing facilities for alternative transportation (e.g., mass transit stops, rail beds and crossings, bridges over busy highways, etc.

·       Providing facilities for refueling of vehicles operating on alternative or mixed fuels

Buildings and Facilities

·       Specific mention of LEED goals and what that means for new buildings and the retrofit of existing buildings (see USGBC publications for more details)

·       Materials (e.g., certified recycled/recyclable, locally produced, low emitting, etc.) and mechanical/electrical equipment standards (e.g., Energy Star)

·       Roof configuration to accommodate solar panels (present or future)

·       Provide more on-campus housing and amenities for students and (perhaps) faculty and staff to minimize commuting and off-campus trips during the day

·       Provisions for controlling runoff and sediment

·       Landscaping that minimizes use of water and fertilizers

Utilities and Infrastructure

·       Energy conservation standards

·       Clustering of facilities to minimize loss of energy during long runs

·       Accommodations for mixed and alternative energy sources (present or future)

·       Electronic backbone to support distance ed. and teleworking

Adaptation and Resiliency

Related to the sustainability issues noted above, it’s important that institutions consider climate adaptation and steps they’re taking toward improving the resiliency of the institution related to climate and other disruptive events.  The FMP should support these goals as well. 

The organization Second Nature provides some important components and criteria on the topic of resilience, as well as questions and examples to guide thinking and planning. Please note the following from their web page:

Resilience is the ability of a system or community to survive disruption and to anticipate, adapt, and flourish in the face of change. Resilience doesn’t come with a specific roadmap and a universal set of steps to follow. However, the resilience of any campus or community will be based its own unique set of characteristics, future goals, existing capacity and strengths, and current and future vulnerabilities. Part of developing increased resilience is undertaking the social engagement, assessment, and planning process itself.

The most successful campus resilience plans will be those that fully embrace the catalytic nature of resilience assessment and planning, and that incorporate diversity and inclusiveness throughout the process.  Resilience touches on all aspects of a campus and surrounding community. To help campuses think comprehensively about resilience, Second Nature breaks it down into five dimensions:

·       Infrastructure

·       Ecosystem Services

·       Economic

·       Health and Wellness

·       Social Equity and Governance

These dimensions are not mutually exclusive. They are meant to encourage a holistic assessment of resilience and adaptive capacity. Considering each of these dimensions in the context of climate change will help campuses and communities develop a resilience plan that addresses the entire system. Resilience is not just about survival and bouncing back from disruptions; it is about being able to thrive.

Hazard Mitigation Plans

No campus is immune from the effects of natural hazards.  Even if, as in the case of Maryland, earthquakes aren’t quite as common as hurricanes, floods and winter storms, nobody will argue the value in being prepared.  All institutions should have “Emergency Preparedness” plans that describe how the campus would respond in the event of a disaster.  Our board has encouraged preparation of such plans in the past.

Some institutions have also created formal hazard mitigation plans that may have been formally presented and endorsed. They describe what your campus is doing (or could do) to prevent or reduce the impact from an event.  Typically these include campus policies (or guidelines) for building placement, construction standards, barriers and drainage, communications systems, etc.  All institutions are encouraged to consider preparation of such plans.

It is important to include ties to these plans, where appropriate, in your master plan document; and, conversely, to be sure the goals and plan components of the FMP support those of the hazard mitigation plan.  In terms of the master plan document, the following questions are useful (adapted from the “Safe Growth Audit” process proposed by David R. Godschalk, FAICP) :

• Does the FMP clearly identify natural hazard areas?

• Do the policies of the FMP discourage development within natural hazard areas?

• Does the FMP provide adequate space for expected future growth in areas located outside of natural hazard areas?

• Does the FMP recommend hazard mitigation projects (and related improvements like storm water remediation) as identified by the Hazard Mitigation Plan?

Conclusion

In a previous post (here), I described the ideal format for a campus plan.  There is none.  Often, the process, and lessons learned via that process, are ultimately more important than the document itself. Even so, it pays to create an organized and easily accessible product.  After spending all that time and effort putting the very best information in a place where those that need it should be able to find it, you definitely want them to use it.

Best Practices: Mold Prevention

In a previous post (here), I shared a few resources related to the general issue of mold on the college campus. In looking beyond simply finding and cleaning-up the problem, I was hopeful to discover best practices for looking ahead and finding ways to prevent the problem. 

In another, more recent post, I shared a very useful example from Eastern Michigan University, that listed mold, not only as a distinct "natural hazard," but actually pulled it out for special consideration as a hazard of its own to be mitigated by the university.  The mitigating actions suggested followed the typical steps of:

Eliminating sources of water intrusion and moisture in the building Upgrading/repairing HVAC systems to maintain adequate humidity and temperature controls Using mold-inhibiting materials in construction

A “Mold Prevention, Assessment, and Remediation Plan” prepared by the University of North Carolina, Pembroke (UNCP), addresses three aspects of the problem: 

• First it details the measures UNCP will take to prevent the formation of mold in its buildings.
• Second, realizing that mold spores are a naturally occurring substance, present in outdoor air, and that no plan will ever entirely prevent the spores from occasionally finding a suitable spot to grow, this plan details how UNCP will take measures to detect the presence of mold early in its growth stages.
• Finally, the plan details how UNCP will remediate mold growth when found, and will be revised as needed as scientific knowledge or regulatory requirements dictate.

Of particular interest here are the actions to be taken to prevent the formation of mold.  The plan notes the EPA’s own guidelines that underscore the ubiquitous nature of mold in the environment:

Molds are part of the natural environment, and can be found everywhere, indoors and outdoors. Mold is not usually a problem, unless it begins growing indoors. The best way to control mold growth is to control moisture…

Molds gradually destroy the things they grow on. You can prevent damage to buildings and building contents, save money and avoid potential health problems by controlling moisture and eliminating mold growth.  

Eliminating all mold and mold spores indoors is virtually impossible, but controlling indoor moisture will control the growth of indoor mold.

Controlling humidity is the key.  With that, the UNCP plan tasks the Facilities Operations personnel with the following activities:

·       Preventative Maintenance of all air-handling units. This will include the following:

o   Monthly filter changes

o   Application of biocide tablets in the condensate pans of air handling units

o   Maintenance of chilled water temperatures to the coils of 45 degrees or less

o   Periodic checks of condensate pans to ensure proper drainage

o   Maintenance of air handling unit fans, motors and belts to ensure proper air flow

·       Preventative Maintenance of Roofs. Roof leaks can be a major source of mold formation in ceilings and walls. Leaks must be addressed as soon as they are detected. Periodic inspections of top floors of buildings should reveal stained ceiling tiles, which typically indicate roof leaks.

·       Preventative Maintenance on toilets, water fountains, laundry rooms. Perform a minimum of monthly inspections of toilets, water fountain areas, and laundry rooms to detect leaks. Leaks will be repaired promptly.

·       Preventative Maintenance on exhaust fans. This will include the following:

o   Monthly checks of fan controls, belts, and motors

o   Monthly checks for leaks around fans

·       Preventative building inspections to detect the presence of mold. Indicators will be actual mold growth on surfaces, musty odors, and stained ceiling tiles. These inspections will be performed on each building monthly.