pre-design phase schematic design phase construction documents phase design development phase construction phase occupancy phase
West Bend A Mutual Insurance Company: The Silver Lining

CASE STUDY: WEST BEND MUTUAL INSURANCE COMPANY
————————  2005  ———————— ————————  2006  ———————— ————————  2007  ———————— ————————  2008  ————————
JAN—MAR   APR—JUN   JUL—SEP   OCT—DEC JAN—MAR   APR—JUN   JUL—SEP   OCT—DEC JAN—MAR   APR—JUN   JUL—SEP   OCT—DEC JAN—MAR   APR—JUN   JUL—SEP   OCT—DEC


timeline | pre-design (apr 2005–dec 2005)



Proposed design for West Bend campus addition.
Photo credit: Plunkett Raysich Architects, LLP

WEST BEND'S PRE-DESIGN PHASE

Setting goals and objectives

West Bend Mutual Insurance Company’s corporate philosophy was reflected in the core principles that guided the design and construction of the addition to their corporate headquarters.

Stewardship – maintain a small footprint to preserve the natural beauty of their 160-acre restored prairie landscape.

Quality – use design strategies and energy-efficient technologies that would create a quality building while providing an acceptable return on investment.

Continuity – blend the building addition seamlessly with the existing structure to avoid creating a new building/old building culture.

SOUND BITES
Randall D. Stark, Facilities Manager
Mark T. Lillesand, Construction
Project delivery method (:23)

PRE-DESIGN PHASE

The purpose of the pre-design phase is to gather the necessary information and find the right team for a successful design and construction effort. Establishing clear goals in the pre-design phase will guide the whole process and maximize the benefits of the high performance features, financial or otherwise.


PRE-DESIGN PHASE STEPS:

  1. Set goals
    For the building owner, the predesign phase provides the opportunity to establish values and define goals for the project. With a high-performance design, these should include building type and uses, and the owner’s expectations and budget.
  2. Select the team
    High-performance building design relies on collaborative teamwork among the consultants and contractors who should be selected for their experience and interest in meeting the goals established in the pre-design phase. The two most common contract processes are known as design-bid-build and design-build. See Design and Construction Services for a description of their features and how they differ.
  3. Set the schedule
    High-performance design can impact the schedule, but the impact can be greatly minimized through proper management. Between 5 to 25 percent more time may be needed for the team to organize, gather and synthesize information, conduct and review energy modeling simulations, and identify efficiency measures and design concepts with the best performance.
  4. Review & analyze the site & program
    Gathering energy-related reference information during the pre-design phase is an important step because this data can affect the ultimate building orientation and envelope, daylighting and lighting design, mechanical equipment choices, and potentially the indoor air quality. Vital data includes:
    • Latitude and longitude (to determine sun angles and sun position within the time zone)
    • Design conditions that describe the wind speed and direction
    • Other site features such as solar access or existing windbreak vegetation
    • The exterior temperature extremes at the site
    • The interior temperature range that is acceptable to the client
    • Utility rates and demand charges for electricity, gas or other fuel type
  5. Gather the collected data for use in schematic design
    In addition to the reference information noted above, the following analysis of projected building use can have energy and building performance impact.
    • Hours and type of occupancy
    • Functions or tasks to be performed in each space
    • Lighting requirements
    • Individual control of lighting, temperature and ventilation
    • Types of equipment to be plugged in
    • Areas where natural light is welcome or problematic
    • Applicability and acceptance of natural ventilation
  6. Determine potential funding & assistance programs
    Local efficiency and utility programs may offer technical assistance and financial incentives for energy efficiency and/or demand reducing design strategies. For more information, contact your state energy office or the local utility company.
  7. Conduct a kick-off meeting with the client & all consultant team members
    The purpose of a kick-off meeting is to build team rapport, make sure the goals are clear, and secure team members' commitment to achieving the goals. The agenda should include discussion of the budget, schedule, energy targets, environmental goals, clarification of team member roles, explanation of the energy and environmental design process that will be used for the project, and presentation of the collected reference data. The meeting should also document the team members and owner signing off on the project goals.