SUSTAINABILITY FACTORS Generally, sustainability is studied and managed over many scales (levels or frames of reference) of time and

space and in many contexts of environmental, social and economic organization. Sustainable development is a pattern of growth in which resource use aims to meet human needs while preserving the environment so that these needs can be met not only in the present, but also for future generations. Sustainable construction is an emerging field of science that aims at incorporating the general sustainable development concepts into conventional construction practices. Factors of sustainable development associated with the choices made in the design and construction of buildings and outdoor living spaces must be balanced in order to achieve a succeeding sustainability in construction. In addition to balancing these often conflicting goals locally, the decisions made must also consider how choices made about building materials and systems can have environmental and social impacts on broader regional and global dimensions. For instance, the entire supply chain for construction should be evaluated - from the selection of sustainable material such as steel framing to finding contractor and subcontractor sources with corporate socially responsible practices. It is worthwhile to understand the life cycle processes for industrial and commercial buildings to be able to evaluate the sustainability dimensions of the built environment, and the actors who play a role within these processes. The process can be quite complex with a number of sub-processes that may have varying levels of importance depending on the characteristics of the project. For commercial property the process may range from evaluation of property decisions to occupancy and management of these properties during the usage phases to endof-life. The major phases begin with the early evaluation and acquisition of the necessary resources for the property. Next come various designs and estimated costs associated with project alternatives. The early stage of acquiring the appropriate permits for construction will occur after the appropriate design is selected. Investors and developers play a larger role in acquisition of financing from various sources. Once these capital resources are lined up, construction and construction planning organization will begin. Property leasing/letting/rental may occur next depending on whether a sale of property will be made before letters are determined. The final stage is occupancy and maintenance of the property. Even though each stage has some sustainability influence usually the early stages of acquisition and design will play the largest role in the life cycle sustainability implications of the property. Similar to product life cycle project planning where a vast majority of the eventual costs of an overall project will be determined at this early design phase, sustainability implications will also be determined at these early phases. Thus, the major opportunities to design for sustainability occur at these early phases.

The actual sustainability influence of a commercial property may occur at various stages depending on the purpose of this commercial property. For example, there might be significant influence in the construction phase if it is a property that will not be used frequently, such as a storage location. Other types of properties such as apartment buildings with significant usage may have the largest sustainability burden/implication at the later occupancy and maintenance stages. Another factor that comes into play is the expected life of the commercial property and may shift the burden to later stages as the life of the project increases. Finally, a closed loop aspect is introduced to management of the properties since materials and land may be reused or made useful for other purposes at the end of a structures life and these issues should be considered, even though the life of a structure may be managed by future generations and not the one that designed, constructed and occupied the property.

SUSTAINABILITY FACTORS NEED TO BE CONSIDERED As one of the development country in South East Asia, Malaysia strives to demonstrate consistently a superb operating and financial performance, while also maintaining its strong commitment to provide significant and lasting contribution to social and economic development. Labor, environmental, safety, security, and regional social and economic development policies are integral part of the strategy aimed at establishing a sound basis for sustainable development in the long term.A unified sustainability and corporate social responsibility strategy that is in line with internationally accepted standards on human rights (non-discrimination, freedom of association and collective bargaining, non-employment of child and forced labor, etc.) must be implemented, as well as with current labor and human rights legislation. There are many factors to consider in sustainable development, from those that affect resource use and CO2 emissions, such as energy use, transportation, waste prevention and smart growth to those that affect health and wellbeing, including air quality, water quality, as well as access to affordable housing, fresh produce, green space and transit. However in the development of the Olympic sustainable stadium, not all these criteria will be taken into consideration. 12 sustainability factors listed are: 1. Municipal Energy 2. Transportation 3. Water 4. Green Building 5. Smart Growth 6. Environmental Justice 7. Waste Prevention 8. Food Security 9. Green Jobs 10. Air Quality

11. Green Space 12. Standard of Living 13. General

Energy While climate change is a worldwide issue, 75 percent of all heat-trapping emissions are generated in the world's urban areas. Reducing energy use and emissions is therefore fundamental to any effort to reverse the trajectory of global warming. By undertaking in depth analysis of the efforts to limit municipal demand of energy and provide clean energy, the criteria must be identified in leading the way towards a clean, more efficient energy future - putting in place best practices, testing innovative new programs, passing model legislation and so on. For instance, Francisco has always been a city of green firsts, and now it is one of the only U.S. cities to document a measurable decline in greenhouse gas (GHG) emissions since 2002. A study conducted as a part of Berkeley's application to join the Chicago Climate Exchange found that the city had a 14 percent decrease in its emissions in 2005 from 2002 levelsmore than double the reductions called for in the Kyoto Protocol. The assessment examined nearly all city operations, and the reduction was the equivalent of planting 52,000 trees or removing 450 cars from the road. Measure G, a city effort for citizens to help reduce the city's GHG emissions by 80 percent by 2050, was approved by 81 percent of voters in November 2006. The city recently released it's 2009 Climate Action Plan, along with a summary of progress toward it's carbon reduction goals. Yet Berkeley's long history of innovationinitiated both by City Hall and by residents extends far beyond GHG reductions. It was one of the first cities to offer curbside recycling, and it was the first to convert its entire fleetfrom garbage trucks to street sweepersto biodiesel fuel. Likewise, the city was the first to fully ban polystyrene foam (1990), as well as the first to grant equal benefits for domestic partners (1984) and to integrate schools voluntarily (1968).

Transportation Efficient, low-cost, clean-powered means of moving throughout sustainable development projects are essential. This is especially critical as city populations grow and as fuel sources become more expensive. The use of alternative transportation and incentives for using such transport resources in each city will be assessed. The variety of options available, the amount each is used and the per capita vehicle miles travelled for each city will be taken into account in achieving the sustainable development.

Water Water quality and conservation are among the most widely recognized problems besetting cities.

Green Building Buildings typically consume very high amounts of energy, generating half of the greenhouse gases emitted in any development. Constructing the spaces in which we spend the lives not only strains resources, but also eliminates habitat, farm land and the architectural heritage. Many cities, however, are finding ways to green their buildings and develop neighborhoods in a less destructive manner.

Smart Growth Urban sprawl is one of the major environment burden that increases pollution (including greenhouse gases), consumes farmland and habitat, worsens water quality and reduces the effectiveness of public transportation. The evaluation against several smart growth criteria and profile the high performing development must be considered to get a smart growth in sustainable development.

Environmental Justice Socially disadvantaged communities bear the brunt of pollutants and other environmental ills in development with only limited opportunities to improve their situations. Environmental justice aspects of developing the sustainable development will be taken into consideration as well. Waste Prevention Efficient reuse of discarded material provides a development with a wealth of potential resources. A good sustainable development will be assessed on their waste diversion, recycling programs and the presence of recycling infrastructure.

Green Jobs The hotspots in the growing green economy and where the developmnet are vying to become the Silicon Valley of clean tech and other eco-conscious industries are also need to be considered in developing a sustainable development.

Air Quality Poor air quality is one of the oldest and most recognized environmental problems confronted by cities. A great sustainable development should also evaluate efforts to improve urban air, including the implementation of smoking bans.

Green Space From the movement of the late-nineteenth century on, the importance of green space to the health and happiness of city dwellers has long been recognized. Evaluation of access to parkland and other natural areas will definitely consider in developing a sustainable development, for the sake of the future generations as well as the end users.