How Property Managers can Use Green Initiatives in their Business Practices

1
How Property Managers can Use Green Initiatives
in their Business Practices
Presented by Sandra Leibowitz Earley, AIA,
LEED AP Principal Sustainable Design Consulting,
LLC October 15, 2009
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Introduction

• What we do
• Green Building Process Management
• LEED Project Guidance
• LEED Process Management
• Green Design Guidance and Research
• Green OM Guidance Research
• Policy, Plan, Program Reviews
• Advisory Services to Property Managers
• Lectures, Workshops Trainings

www.sustaindesign.net
3
Why Green Buildings and Green Operations
Maintenance?
Its the right thing to do . . . For the
environment . . . For the economy . . . For
people
4
Current Impacts of Buildings

• On the Environment
• U.S. Building Impacts

• Source USGBC

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Current Impacts of Buildings

• On the Economy
• A Buildings Life Cycle Costs

2 design construction
6 operations maintenance
92 occupant salaries
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Current Impacts of Buildings

• On People

• Americans spend 90 of their time indoors.
• 30 of new and renovated buildings have poor IAQ
• Indoor levels of pollutants 2 - 5 times higher
  than outdoor levels.
• More than 20 million people, including over 6
  million children, have asthma.

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What is a Green Building?

• green
• high performance
• environmentally-friendly
• sustainable
• healthy
• Green or sustainable building is the practice of
  creating healthier and more resource efficient
  models of construction, renovation, operation,
  maintenance, and demolition.

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Benefits of Green Buildings

• Environmental benefits Enhance and protect
  ecosystems and biodiversity Improve air and
  water quality Reduce solid waste Conserve
  natural resources

WASTE COST SAVINGS 50-90
WATER USE SAVINGS 30-50
CARBON SAVINGS 35
ENERGY SAVINGS 30
Source USGBC
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Benefits of Green Buildings

• Economic benefits
• Reduce operating costs
• Enhance asset value and profits
• Improve employee productivity and satisfaction
• Optimize life-cycle economic performance

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Benefits of Green Buildings

• Health and community benefits Improve air,
  thermal, and acoustic environments Enhance
  occupant comfort and health Minimize strain on
  local infrastructure Contribute to overall
  quality of life

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Typical Property Green Goals Drivers

• Goals
• Reduce Energy Use
• Reduce Potable Water Use
• Reduce Solid Waste
• Reduce Carbon Footprint
• Green Procurement Practices
• Green Cleaning Practices
• Green Landscape Practices
• Green Construction/Renovation Practices
• Green Stormwater Management Practices
• Improve occupant comfort
• Improve occupant health

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Typical Property Green Goals Drivers

• Drivers
• Maximize operational efficiency while minimizing
  environmental impacts
• Reduce utility costs (energy, water, )
• Reduce maintenance costs
• Establish recognized leadership in the green
  building sector
• Be a Green Advocate in the Community
• Help raise the public awareness
• Marketing exposure through USGBC Website, case
  studies, media announcements

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Brief History of USGBC

• The U.S. Green Building Council is the nation's
  foremost coalition of leaders from across the
  building industry working to promote buildings
  that are environmentally responsible, profitable
  and healthy places to live and work.
• Organized in 1993
• LEED 1.0 (1998)
• LEED 2.0 (2000)
• LEED 2.1 (2002)
• LEED-EB (2004)
• LEED-CI (2004)

• LEED-EB (2005)
• LEED-NC 2.2 (2005)
• LEED-CS (2005)
• LEED-S (2007)
• LEED-Homes (2008)
• LEED 2009

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Put LEED into Perspective
Leadership in Energy and Environmental Design

• LEED Is . . .
• A means to an end.
• A measure of the achievement.
• A widely accepted benchmarking tool.
• A voluntarily performance standard.
• Point-based.

• LEED Isnt . . .
• The end in itself.
• A Building Code.
• Perfect

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LEED-EB OM Existing Building Operations and
Maintenance

• - Voluntary performance standards for sustainable
  ongoing OM
• - Building NOT undergoing major renovations
• - Periodic upgrades of building systems
• - Minor space-use changes
• Focus is on building processes
• Based on actual operating performance, NOT design
  expectations
• Performance Period
• Recertification every 5 years

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LEED-EB OM Existing Building Operations and
Maintenance

• Recognize achievement in 6 categories
• SS Sustainable Sites
• WE Water Efficiency
• EA Energy Atmosphere
• MR Materials and Resources
• EQ Indoor Environmental Quality
• IO Innovation in Operations

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LEED-EB OM Existing Building Operations and
Maintenance
4 Levels of Certification
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LEED-EB Registered Participants By Building Type
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The Process Five Phases

• Audit
• Plan
• Program Development
• Performance Period/ Certification
• Education/ Recertification

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Audit

• Perform Gap Analysis
• Compare assess decision-maker policy with LEED
• Meet key roles in facility
• Collect relevant data
• Document outcomes in matrix
• Perform Initial cost-benefit analysis
• Obtain decision-maker buy-in
• Discuss matrix
• Define drivers
• Make recommendations

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Plan

• Hold charrette with LEED team
• 5-6 people optimum team
• Refine cost-benefit analysis
• Write plan
• Project team tasks
• Critical plan elements Optional best practices
• Timeline/Milestones
• Obtain decision-maker buy-in
• Scenarios, next steps, timing, investment
  considerations
• Register the project, assign roles LEED-Online
• Repeat audit as needed

22
Program Development

• Verify critical plan elements
• Energy efficiency, Water efficiency, Ventilation
• Initiate best practices elements of the plan
• Energy Audit, Green Cleaning, IAQ Best Practices,
  Solid Waste, Transportation, Innovation?
• Collect data
• Measure continuous improvement
• Timeline for reaching goals
• Evaluate obstacles with decision-maker
• Complete set goals
• LEED-Online confirm timing of performance
  period
• Review cost-benefit

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Performance Period/ Certification

• Initiate performance period
• Monitor performance analyze data
• Communicate with team
• Perform final analysis compilation of data
• Upload to LEED-Online submit to USGBC
• Complete Review period
• Preliminary Review
• Team responds to Preliminary Review
  (clarifications)
• Final Review
• Project Team accept or appeal
• Appeal review
• Certification or denial

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Dont forget The Greening Process Takes a Team
and Everyone Can Help Green Properties

• Owner
• Facility Manager
• Building Engineer
• Property Manager
• Groundskeeper
• Custodial Staff
• Occupant
• Green Building / Energy Consultants

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USGBC Resources

• LEED Reference Guide
• USGBC Web site http//www.usgbc.org
• LEED Online http//leedonline.usgbc.org

Online Green Resources

• Environmental Building News
• http//www.buildinggreen.com
• The Costs and Financial Benefits of Green
  Buildings
• http//www.usgbc.org/Docs/News/News477.pdf
• Department of Energy (energy efficiency)
• http//www.eere.energy.gov/EE/buildings.html
• Whole Building Design Guide (green design
  information)
• http//www.wbdg.org

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Sustainable Strategies
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Sustainable Site Management

• Building Exterior and Hardscape Management Plan
• Integrated Pest Management
• Erosion Control Plan
• Landscape Management Plan
• Alternative Transportation Plan
• Protection and Restoration of Open space
• Stormwater Management Plan
• High-Emissivity Paving and Roofing Materials
• Light Pollution Reduction

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Building Exterior and Hardscape Management Plan

• Intent To encourage environmentally sensitive
  building exterior and hardscape management
  practices that provide a clean, well-maintained
  and safe building exterior while supporting
  high-performance building operations.
• Required Employ an environmentally sensitive,
  low-impact building exterior and hardscape
  management plan that helps preserve surrounding
  ecological integrity. The plan must address all
  of the following
• Maintenance equipment
• Snow and ice removal
• Cleaning of building exterior
• Paints and sealants used on building exterior
• Cleaning of sidewalks, pavement and other
  hardscape

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Building Exterior and Hardscape Management Plan

• Strategies
• Have in place low-impact site and green building
  exterior management plan that addresses overall
  site management, chemicals, snow and ice removal,
  and building exterior cleaning and maintenance.

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Integrated Pest Management, Erosion Control and
Landscape Management Plan

• Intent Preserve ecological integrity, enhance
  natural diversity, and protect wildlife while
  supporting high-performance building operations
  and integration into the surrounding landscape
• Required Have in place an environmentally
  sensitive management plan for the sites natural
  component. The plan must address all of the
  following operational elements
• Outdoor integrated pest management (IPM)
• Erosion and sedimentation control
• Diversion of landscape waste from waste stream
  via mulching, composting or other low-impact
  means
• Chemical fertilizer use reduction through the use
  of locally adapted plants that require no
  artificial chemicals, or other low-impact
  maintenance
• For projects urban site with little or no
  building setback, credit may be earned using
  vegetated roof surface which covers at least 5
  of the LEED project site area

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Integrated Pest Management, Erosion Control and
Landscape Management Plan

• Strategies
• Have in place low-impact site and green building
  exterior management plan that addresses the
  following
• Overall site management
• Chemicals and fertilizers
• Landscape waste
• Pest management.
• The building owner, facility manager, property
  manager, and groundskeepers should all be
  involved. Prior to construction projects, the
  project team should work with a civil engineer or
  landscape architect to develop a site-specific
  erosion and sedimentation control plan to address
  circumstances.

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Alternative Transportation

• Intent Reduce pollution and land development
  impacts from conventional automobile use for
  commuting trips.
• Required Demonstrate a reduction in
  conventional commuting trips. Performance
  calculations are made relative to a baseline case
  that assumes all regular occupants commute alone
  in conventional automobiles

• 10 reduction
• up to
• 95 reduction

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Alternative Transportation
RCCT Reduction in Conventional Commuting Trips
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Stormwater Management

• Intent Limit the disruption of natural hydrology
  by the building and grounds.
• Required
• During the performance period, implement a
  stormwater management plan that infiltrates,
  collects and reuses runoff or evapotranspirates
  runoff from at least 15 of the precipitation
  falling on the whole project site both for an
  average weather year and for the two-year,
  24-hour design storm.

Arlington County Government Center
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Stormwater Management

• Strategies
• Collect and reuse stormwater for non-potable uses
  such as landscape irrigation, toilet and urinal
  flushing and custodial uses.
• Specify the use of alternative surfaces (ie.
  vegetated roofs) and nonstructural techniques
  (ie. rain gardens) to improve imperviousness.

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Water Management Conservation

• Intent Reduce/Eliminate the need for potable
  and waste water infrastructure as well as
  recharging the local aquifer
• Low-Flow Plumbing Fixtures
• Rainwater Harvesting
• Water-Efficient Landscaping
• Irrigation
• Water Metering

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Water Performance

• Intent Measure building and subsystem water
  performance over time to understand consumption
  patterns and identify opportunities for
  additional water savings.
• Required
• Metering Install permanent water meter(s).
• Sub-metering In addition, install permanent
  metering for one or more of the following water
  subsystems
• Irrigation
• Indoor plumbing fixtures and fittings
• Cooling towers.
• Domestic hot water
• Other process water

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Additional Indoor Plumbing Fixture and Fitting
Efficiency

• Intent Maximize indoor fixture and fitting water
  use within buildings to reduce the consequent
  burdens on potable water supply and wastewater
  systems.
• Required
• Reduction in potable water use compared with
  baseline

• 10 reduction
• up to
• 35 reduction

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Water Efficient Landscaping

• Intent Limit or eliminate the use of potable
  water or other natural surface or subsurface
  resources available on or near the project for
  landscape irrigation.
• Required
• Reduction in potable water use compared with
  baseline

• 50 reduction
• up to
• 100 reduction

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Water Efficient Landscaping

• If providing permanent irrigation
• Use high-efficiency technologies
• Explore capturing mechanical condensate
• Explore cisterns to capture rainwater
• Explore graywater reuse
• Note that landscaped area for calculations must
  remain constant between Base and Design case

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Cooling Tower Water Management

• Intent Reduce potable water consumption for
  cooling tower equipment through effective water
  management and/or use of nonpotable makeup water
• Required
• Chemical Management Develop and implement a
  water management plan for the cooling tower that
  addresses chemical treatment, bleed-off,
  biological control and staff training as it
  relates to cooling tower maintenance.
• or
• Nonpotable Water Source Use Use makeup water
  that consists of at least 50 nonpotable water.
  Have a measurement program in place that verifies
  makeup water quantities.

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Energy Management Conservation

• Energy Use Analysis / Audit
• Building energy systems
• Retro-commissioning / Ongoing Commissioning
• Building Operating Plan / Sequence of Operation
• Building Energy Performance
• Preventative Maintenance Plan
• Refrigerant
• Energy Metering
• On-Site and Off-Site Renewable Energy
• Emission Reduction Reporting

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Energy Efficiency Best Management Practices
Planning, Documentation, and Opportunity
Assessment

• Intent Promote continuity of information to
  ensure implementation of energy-efficient OM
  strategies and provide a foundation for training
  and system analysis.
• Required Property / facility manager, or
  building engineer shall
• Document sequence of operations
• Develop building operating plan that details OM
  procedures
• Develop brief building systems narrative
• Create narrative of the preventive maintenance
  plan for equipment described in the systems
  narrative
• Document the preventive maintenance schedule
  during the performance period

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Energy Efficiency Best Management Practices
Planning, Documentation, and Opportunity
Assessment

• Continued
• External commissioning agent or building
  operations staff shall
• Conduct a ASHRAE Level I, walk-through
• analysis (Preferably during the
• performance period)

• If Level I assessment was more than 2 years
  before LEED application submittal but within the
  last five years, the audit report will have to be
  updated integrate any significant changes in
  operating practices, building systems and/or
  energy costs.

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Energy Efficiency Best Management Practices
Planning, Documentation, and Opportunity
Assessment

• Preliminary energy analysis / ASHRAE Level I,
  walk-through analysis
• Assessment of a buildings energy consumption
• (i.e. breakdown of total annual energy
  consumption by major end uses or applications )
• and buildings energy performance
• (i.e. summary of the projects site energy
  utilization index)
• through the analysis of energy bills and a brief
  visual survey of the building

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Energy Efficiency Best Management Practices
Planning, Documentation, and Opportunity
Assessment

• Initial assessment of savings potential
  (cost-benefit analysis of low-cost or no-cost
  energy efficiency and conservation
  upgrades)
• Examples of Energy Conservation Opportunities/
  Measures
• Install Compact Fluorescent Lamps
• Install Occupancy Sensors
• Adjust Heating/Cooling Temperatures
• Increase Pipe Insulation
• Train and educate occupants on energy saving
• measures

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Building Energy Performance
Project Eligible for Energy Star Rating ?
YES
NO
CASE 2 Alternative Score
Project already Energy Star Rated?
YES
Year(s) of energy data
CASE 1 Energy Star Rating
NO
1
4
4
CASE 2 Option 2A Streamlined Baseline
CASE 2 Option 2B Energy Baseline Including
Historical Data
CASE 2 Option 2C Energy Baseline Including
Historical Data plus Comparable Buildings
NO
YES
Energy Star provided by Portfolio Manager
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Projects Eligible for Energy Star Rating

• More than 50 of the building area must be
  defined by one of the following space types

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Energy Star Rating - Eligibility

• Additional eligibility requirements
• The prior list is not exhaustive. Please refer to
  the ENERGY STAR Portfolio Managers Website
• http//www.energystar.gov/ia/business/evaluate_per
  formance/OperatingCharacteristics.pdf
• Building Designation
• Combined floor area of Other spaces 10 of
  Building GFA
• Combined floor area of Multifamily spaces 10
  of Building GFA
• Operating Characteristics
• GFA 5,000 sf, except Hospital 20,000 sf
  Bank 1,000 sf

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How to Calculate Energy Performance Rating, i.e
How Does Your Facility Perform?

• Portfolio Manager
• Rate building energy performance on a scale of
  1100 relative to similar buildings nationwide
• Rating based on Commercial Building Energy
  Consumption Survey (CBECS)
• Rating of 50 building consumes less energy
  than 50 of all similar buildings nationwide
• Buildings rating 75 or greater may qualify for
  the ENERGY STAR Label.

• http//www.energystar.gov/index.cfm?cevaluate_per
  formance.bus_portfoliomanager

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How to Use Energy Performance Rating

• Source Julio Rovi, The Cadmus Group, Inc, ENERGY
  STAR Portfolio Manager

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Projects Eligible for Energy Star Rating

• EPA ENERGY STAR Energy Performance Rating

• Projects can apply for the ENERGY STAR label

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Improving Building Energy Performance

• Should occur preferably
• during performance period

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Existing Building Commissioning Investigation
and Analysis

• Intent Investigate and analyze building energy
  systems operation and options for improving
  building energy performance
• Required
• Commissioning Process OR ASHRAE Level II Energy
  Audit
• OPTION 1 Commissioning Process External
  commissioning agent or by members of the building
  operations staff shall
• Develop a commissioning plan
• Perform site assessment and commission energy
  systems
• Document the breakdown of energy use in the
  building.
• Investigate analyze operating problems and
  potential operational changes that will solve
  them
• Identify capital improvements that will be
  cost-effective based on the LCC and document
  associated cost-benefits

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Existing Building Commissioning Investigation
and Analysis

• Information to be included in a Commissioning
  plan
• General building information
• Scope of commissioning effort
• Members of commissioning team, tasks and
• responsibilities
• Building systems narrative
• Building operational plan
• Timetable for completion and cost estimate

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Existing Building Commissioning Investigation
and Analysis

• OPTION 2 ASHRAE Level II Energy Audit
• Conduct a ASHRAE Level II, Energy Survey and
  Analysis (Preferably during the performance
  period)
• Document the breakdown of energy use in the
  building
• Perform a savings and cost analysis of all
  practical energy-efficient measures - and
  associated effects on operations and maintenance
  procedures - that meet the owners constraints
  and economic criteria
• Identify capital improvements that will be
  cost-effective based on the LCC and document
  associated cost-benefits

58
Existing Building Commissioning Investigation
and Analysis

• ASHRAE Level II Audits look not just at simple
  measures that offer quicker paybacks such as
  ASHRAE Level I, but in addition include more
  capital intensive measures
• Information to be included in a ASHRAE Level II
  Energy Audit
• Summary Energy Use (by Major End Use)
• Building Systems Description
• Rejected Energy Efficiency Measures
• Recommended Energy Efficiency Measures
• Table of Estimated Costs
• Overall Project Economic Evaluation
• Recommended Measurement Verification Methods
• Potential Capital Improvements for Level III
  Analysis

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Existing Building Commissioning Implementation

• Intent Optimize building energy performance by
  implementing minor improvements and developing a
  capital plan to establish long-term priorities
  for major maintenance, upgrades, and investments
• Required
• Property / Facility manager or building engineer
  shall
• Implement no-cost or low-cost energy conservation
  measures (ECMs) during the performance period

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Existing Building Commissioning Implementation

• Develop a capital plan for major retrofits or
  upgrades
• Provide training on sustainable building
• operation measures
• No minimum requirement. USGBC
• recommends 24 hrs per staff person
• per year
• Demonstrate the observed and/or anticipated
  financial costs and benefits of measures that
  have been
• implemented
• Update the building operating plan and system
  narrative in EAp1 as necessary

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On-Site Renewable Energy

• Eligible systems
• Photovoltaic
• Wind energy
• Solar thermal
• Biofuel-based
• Untreated wood waste, including mill residues,
  agricultural crops or waste, animal waste and
  other organic waste, landfill gas.
• Geothermal energy (but not GSHP)
• Low-impact hydroelectric power
• Wave and tidal power

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Off-Site Renewable Energy

• Green Power procured from a Green-e
  Energy-certified power marketer or a Green-e
  Energy-accredited utility program, or through
  Green-e Energy-certified tradable renewable
  energy certificates (RECs) or the equivalent.
• At least a 2-year agreement and commitment to
  purchase Off-site Renewable Energy on an ongoing
  basis beyond that.

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Emissions Reduction Reporting

• Intent Document the emissions reduction benefits
  of building efficiency measures.
• Required
• Identify building performance parameters that
  reduce conventional energy use and emissions
• Track and record emissions reductions delivered
  by energy efficiency, renewable energy and other
  building emissions reduction measures
• Report emissions reductions using a third-party
  voluntary reporting or certification program
• e.g. - U.S. EPA Climate Leaders,
• World Resources Institute /
  World Business Council for
  Sustainable Development
• ENERGY STAR

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Green Materials Procurement

• Sustainable Purchasing Policy

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Reused Materials

• Intent Reuse building materials and products in
  order to reduce demand for virgin materials and
  to reduce waste.

• Examples include
• Flooring
• Bathroom partitions
• Doors and Frames
• Furniture
• Cabinetry
• Brick

• http//www.communityforklift.com

66
Recycled Content Materials

• Post-consumer material Waste material generated
  by end-users of the product
• Steel If no info. available, assume 25
  post-consumer recycled content
• Pre-consumer material Material diverted from
  waste stream during manufacturing process
• Fly ash and slag (cement replacements)

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Recycled Content Materials

• Materials with Recycled-Content (typical)
• Metals
• Concrete
• Acoustic tile
• Carpet
• Ceramic tile
• Insulation

http//designs4life.net
68
Regional Materials

• Intent Increase demand for building materials
  and products that are extracted and manufactured
  within the region

69
Rapidly Renewable Materials

• Typical rapidly renewable building products
  (10-year cycle or shorter)
• Bamboo (flooring, cabinetry, wall paneling)
• Strawboard, sunflower, wheatgrass (cabinetry,
  wall paneling)
• Wool, cotton (wall covering, insulation)
• Linoleum (flooring, wall covering)
• Soy (cabinetry, wall covering, insulation)

70
Certified Wood Materials

• Intent Encourage environmentally responsible
  forest management
• Required Wood-based materials that are
  certified by the Forest Stewardship Council (FSC)

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Solid Waste Management

• Develop and implement policies for
• Waste Stream Audit
• Ongoing Consumables
• Durable Goods
• Facility Alterations or Additions

72
Indoor Environmental Quality

• Ventilation Systems
• Smoking Policy
• Green Cleaning Policy
• Indoor Air Quality (IAQ) Management Plan
• Air Filtration
• Construction IAQ Management Plan
• Occupant Comfort (Indoor Condition Metering,
  Survey)
• Building Cleanliness
• Lighting controllability
• Daylight and Views

73
Building IAQ Management Program

• Intent To enhance IAQ by optimizing practices to
  prevent the development of indoor air quality
  problems in buildings, correcting indoor air
  quality problems when they occur and maintaining
  the well-being of the occupants.
• Required Develop and implement on an ongoing
  basis an IAQ management program based on the EPA
  Indoor Air Quality Building Education and
  Assessment Model (I-BEAM), EPA Reference Number
  402-C-01-001, Dec 2002.

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IAQ Best Management Practices

• IAQ management program based on I-BEAM

• Source EPA
• Flow hood used to measure the supply air flow
  from the supply register in a space

75
IAQ Management for Facility Additions and
Alterations

• Intent To prevent IAQ problems resulting from
  any construction or renovation projects to help
  sustain the comfort and well-being of
  construction workers and building occupants.

76
IAQ Management for Facility Additions and
Alterations

• If alterations/additions occurred during the
  performance period, provide photos highlighting
  the IAQ Management Plan practices.

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Occupant Comfort Survey

• Intent To provide for the assessment of
  building occupants comfort as it relates to
  thermal comfort, acoustics, IAQ, lighting levels,
  building cleanliness and any other comfort
  issues.
• Required
• Implement an occupant comfort survey and
  complaint response system to collect anonymous
  responses about occupant comfort issues. Survey
  must be collected from at least 30 of total
  occupants and must include an assessment of
  overall satisfaction with building performance
  and identification of any comfort-related
  problems.

78
Occupant Comfort Survey

• Continued
• Document survey results and corrective actions to
  address comfort issues identified through the
  surveys
• Conduct at least 1 occupant survey during the
  performance period.

• Source Demand Response Research Center
• Survey results from office building in California

79

• Post-Occupancy Evaluation at The Global Ecology
  Center

80
Daylight Views

• Intent To provide building occupants with a
  connection between indoor spaces and the outdoors
  through the introduction of daylight and views
  into the regularly occupied areas of the
  building.

81
Green Cleaning Policy

• Intent To reduce the exposure of building
  occupants and maintenance personnel to
  potentially hazardous chemical, biological and
  particulate contaminants, which adversely affect
  air quality, human health, building finishes,
  building systems and the environment.

82
Green Cleaning Policy

• Required Have in place a green cleaning policy
  for the building and site addressing the
  following credits/requirements
• Purchase sustainable cleaning and hard floor and
  carpet care products.
• Purchase green cleaning equipment.
• Establish standard operating procedures
  addressing how effective cleaning the hard floor
  and carpet maintenance system will be
  consistently utilized, managed and audited.

83
Green Cleaning Policy

• Continued
• Develop strategies for promoting and improving
  hand hygiene.
• Develop guidelines addressing the safe handling
  and storage of cleaning chemicals used in the
  building.
• Develop requirements for staffing and training of
  maintenance personnel appropriate to building
  needs.
• Collect occupant feedback and continuous
  improvement to evaluate new tech, process
  procedure

84
High Performance Cleaning Program

• Intent To reduce the exposure of building
  occupants and maintenance personnel to
  potentially hazardous chemical, biological and
  particulate contaminants, which adversely affect
  air quality, human health, building finishes,
  building systems and the environment.

85
Custodial Effectiveness Assessment

• APPA Audit Steps
• Step 1 Assess the building floor plan according
  to APPA space categories.
• Step 2 Randomly select spaces to be audited,
  ensuring each space is adequately represented.
• Step 3 Identify the auditor or auditors

86
Custodial Effectiveness Assessment

• Continued
• Step 4 Develop an audit analysis for each space
  type. There are 5 appearance levels
• Level 1 Orderly Spotlessness
• Level 2 Ordinary Tidiness
• Level 3 Casual Inattention
• Level 4 Moderate Dinginess
• Level 5 Unkempt Neglect
• Step 5 Conduct the audit
• Step 6 Calculate the overall appearance level of
  the building
• Step 7 Credit achievement/denial

87
Innovation in Operations

• Exemplary Performance
• Significant and Measurable Environmental
  Performance using an OM or system upgrade
  strategy not addressed in LEED-EB OM
• Documenting Sustainable Building Cost Impacts

88
Questions ?
89
Costs and Benefits of Green Building
90
What do Green Buildings Cost?

• Cost of Green Revisited Davis Langdon 2007
• there is no significant difference in average
  cost for green buildings as compared to non-green
  buildings.
• Construction costs have risen dramatically, but
  projects are still achieving LEED
• The idea that green is an added feature continues
  to be a problem

91
Where Green Building Should and Shouldnt Cost
More

• It should cost more
• Time spent up front in goal setting and team
  coordination.
• Time spent in the Learning Curve, if applicable.
• Hard first costs for systems and materials with
  high return on investment.
• It shouldnt cost more
• Time spent at the end adding green design to
  the project, redoing work because of poor
  communication or reinventing the documentation.
• Hard first costs for systems and materials with
  low return on investment.
• Operating expenses should be less!

92
What does LEED Certification Cost?

• The cost to achieve LEED certification can depend
  upon a variety of factors and assumptions,
  including
• Type and size of project
• Timing of introduction of LEED as a design goal
  or requirement
• Level of LEED certification desired
• Composition and structure of the design and
  construction teams
• Experience and knowledge of designers and
  contractors or willingness to learn
• Process used to select LEED credits
• Clarity of the project implementation documents
• Base case budgeting assumptions.
• (Source Managing the Cost of Green Buildings,
  October 2003)

93
What does LEED Certification Cost?

• The average reported cost premium for all 33
  buildings studied is somewhat less than 2.
• (Source The Costs and Financial Benefits of
  Green Buildings, October 2003)

94
What does Green Building Save?

• An upfront investment of lt 2 of construction
  costs yields life cycle savings of over 10 times
  the initial investment.
• For example, an initial upfront investment of up
  to 100,000 to incorporate green building
  features into a 5 million project would result
  in a savings of at least 1 million over the life
  of the building, assumed conservatively to be 20
  years.
• (Source Costs and Financial Benefits of Green
  Buildings, October 2003)

95
What does Green Building Save?
96

• (Source Costs and Financial Benefits of Green
  Buildings, October 2003)

97
What does Commissioning Save?

• State of Oregon Office of Energy study of direct
  energy savings for two buildings after completing
  a commissioning plan.
• The results showed that commissioning increased
  energy efficiency by 5-10.
• In the 110,000 sq. ft. office building, energy
  savings of 12,276 per year (0.12 per square
  foot) were realized.
• In a 22,000 sq. ft. office building, the energy
  savings were 7,630 per year (0.35 per square
  foot) (LEED-NC 2.1).
• (Source If You Build It Green, They Will Come,
  2005)

98
What does Commissioning Save?

• The study also estimated indirect costs
  associated with complaints about temperature and
  lighting, two very common indoor environmental
  complaints.
• The results showed that if 20of building
  occupants expended 30 minutes per month
  complaining about lightening or temperature
  conditions, the employer would lose 0.10 per
  square foot in annual productivity. For a 100,000
  sq. ft. building, this equates to a loss of
  10,000 per year.

99
What does Commissioning Save?

• Continued
• This estimate only relates to time spent
  complaining and not to costs from lost time due
  to employee illness, tenant turnover, vacant
  office space, liability associated with poor
  indoor air quality (IAQ) and building repairs
  (LEED-NC 2.1).
• (Source If You Build It Green, They Will Come,
  2005)

100
Why Bother with Benchmarking?

• Potential Savings
• Commercial Office Buildings in the United States

• Use over 28 billion kWh for cooling each year
• Consume 15 of all energy at a cost of over 85
  billion annually
• Half of that energy may be unnecessarily wasted
• Cool roofs alone on ½ of buildings could save 1.6
  billion kWh annually, or approx 130 million

101
Great Seneca Creek (Northwest 7) Elementary
School

• Owner Montgomery County Public Schools (MCPS)

• Mechanical Geothermal
• Est. Energy
• Savings 35 over ASHRAE 90.1
• Achieved LEED-NC Gold

• Original goal LEED-NC Gold
• Size 88,000
• Premium 0 budgeted
• Process Spec LEED

(Source MCPS)
102
Little Bennett (Clarksburg/ Damascus 7)
Elementary School

• Owner Montgomery County Public Schools (MCPS)
• Original goal LEED-NC Certified (not pursued)
• Size 88,000
• Premium 0 budgeted
• Process Northwest was the prototype
• Specs were greened
• Result No Cx
• Higher energy use than Northwest 7

(Source MCPS)
103
Getting the Word Out

• Websites
• News Releases
• Blogs
• Building Tours
• On-site building Workshops

104
Continuing Education

• Career-long training in latest advancements
• LEED Green Associate training, exam and
  professional credential
• Green Building Operations Maintenance (GBOM)
  training, exam and professional credential
• CEU programs by IFMA, BOMA, ASHRAE, IIDA, AIA,
  USGBC.

105
Career Opportunities

• Green building positions in government
• Green property management opportunities
• Green industry research

106
One and Two Potomac Yard Project Information

• Two towers, each 12 stories tall
• 9 floors of office, 650,000 sf total
• 6 levels of garage(3 above grade, 3 below)
• EPA is lead tenant withmore than 405,000 sf
• Construction start May 2004
• Completed March 2006

107
Potomac Yard The Story

• Originally conceived as a pair of conventionally
  designed, speculative office buildings, had
  already gone out to bid.
• GSA released a Solicitation for Offers (SFO) for
  400,000 square feet for the U.S. EPA. This
  incentive effectively changed everything and
  threw everyone into the mixing bowl of delivering
  green buildings.
• The GSA/EPA SFO required LEED Silver
  certification, but it also required Federal green
  building standards.
• The team embarked upon a lengthy process of
  building trust and building team expertise.

108
Project Goals and Objectives

• Goals
• Sustainable Development Meet needs of the
  present without compromising ability of future
  generations to meet their needs
• Crescent Resources Mission Statement
  Care for the environment and the communities we
  serve
• Objectives
• EPA Meet lease requirements
• LEED Earn at least Silver Rating for each
  building

109
EPA Lease Requirements

• Indoor Air Quality (IAQ) Testing during
  construction and before occupancy
• Low-VOC materials
• Energy savings of 20 and ENERGY STAR building
  label
• Recycled-content products according to EPAs
  Comprehensive Procurement Guidelines (CPG)
• Construction-waste management program
• HVAC-system performance standards, including
  airflow and filter requirements
• Bicycle storage and changing and shower
  facilities
• Recycling rooms

110
Sustainable Sites Land Use Strategies

• Prereq 1 Erosion Sedimentation Control
• Plan per Arlington County VA regulations
• Credit 1 Site Selection
• Site without sensitive elements or restricted
  land types
• Credit 2 Development Density
• Site surrounded by dense development
• Credit 3 Brownfield Redevelopment
• Former rail yard
• Credit 4 AlternativeTransportation
• 2 WMATA bus lines, Metro, VRE
• Bicycle storage changing shower facilities
• Electric-vehicle fueling stations
• Parking at 50 of marketcar van pool spaces

111
Site and Building Design Challenges and
Opportunities

• Multi-faceted design and specification revisions
  prior to construction start
• Overlay of LEED and EPA criteria, along with
  County requirements, etc.
• Role of LEED Consultant as guide through the maze
  of LEED options and nuances

112
Sustainable Sites Site Design Strategies

• Credit 5 Reduced Site Disturbance (Two Potomac
  Yard Only)
• Restore land adjacent to development
• Credit 6 Stormwater Management
• Followed Arlington County / Chesapeake Bay
  requirements
• Stormwater treated by sand filtration system
• Credit 7 Heat Island Effect
• Design of non-roof and roof areas mitigate
  negative effects on microclimate
• Roof canopy required by Arlington complicated
  achievement of this
  credit
• Credit 8 Light Pollution Reduction
• Minimized light trespass, but not enough for
  the LEED point

113
Water Efficiency Site and Building

• Credit 1 Water-Efficient Landscaping
• Drought-resistant plants eliminate need for
  irrigation systems
• Credit 3 Water UseReduction
• Occupied buildings useover 40 less water
  thanbuilding baselines
• Reconfirmation of dual-flush toilet
  permissibility with Arlington County

114
Energy and Atmosphere

• Prereq 1 Fundamental Building Systems
  Commissioning
• Independent commissioning agent
• Prereq 2 Minimum Energy Performance
• ASHRAE/IESNA Standard 90.1-1999
• Prereq 3 CFC Reduction in HVACR Equipment
• CFC-free HVAC refrigeration systems
• Credit 1 Optimize Energy Performance
• Energy over 20 costs belowASHRAE/IESNA Standard
  90.1-1999 baseline
• Credit 3 Additional Commissioning
• Additional review of construction
  documents,commissioning manual, OM staff
  training

Energy Star Certification also required for both
buildings
115
Energy and Atmosphere (cont.)

• Credit 4 Ozone Protection
• HCFC- Halon-free HVAC refrigeration systems
• Credit 5 Measurement andVerification(One
  Potomac Yard only)
• Continuous metering equipment
• Meeting EPA requirements in
  Two
  Potomac Yard, but not enough for the LEED point
• Credit 6 Green Power
• EPA elected to pay for more than the total amount
  required of Green-E-certified power

116
Materials and Resources Design, Selection and
Specifications

• Prerequisite Storage Collection of Recyclables
• Credit 2 Construction-Waste Management
• Almost 75 of construction debris diverted from
  landfills
• Credit 4 Recycled Content
• Value of post-consumer recycled content ½
  post-industrial recycled content 10 of value
  of all materials
• Very important to the OSWER!
• Credit 5 Regional Materials
• Over 40 regionally manufactured
• Over 10 regionally extracted/harvested/recovered
• Credit 6 Certified Wood
• More than 50 of wood products in buildings use
  wood from FSC-certified forests

• Source FSC

117
Indoor Environmental Quality

• Prereq 1 Minimum IAQ Performance
• Comply with ASHRAE 62-1999
• Prereq 2 Environmental Tobacco Smoke (ETS)
  Control
• No smoking in building, designated outside
  smoking areas away from entryways
• Credit 1 Carbon Dioxide Monitoring
• Building-management control systems
• Credit 3 Construction IAQ Management
• Comply with SMACNA guidelines
• Protect absorptive materials
• Install air filters during construction
• Replace air filters before occupancy

• Source JHU Bloomberg School of Public Health

118
Indoor Environmental Quality (cont.)

• Credit 4 Low-Emitting Materials
• Low-VOC adhesives sealants
• Low-VOC paints coatings
• Green Label carpet systems
• No added urea-formaldehyde resins in composite
  wood products
• Credit 5 Indoor Chemical Pollutant Source
  Control
• Permanent entryway systems to capture
  particulates
• Segregation ventilation of chemical-use areas
• Credit 7 Thermal Comfort
• Comply with ASHRAE 55-1992
• Permanent monitoring of temperature
  humidity,and allow operator control
• Credit 8 Daylight Views
• Allow direct line of sight to outdoors from 90
  ofoccupied spaces

119
Innovation and Design Process

• Credit 1 Innovation in Design
• 40 regionally manufactured materials
• Green Housekeeping
• User Education Plan
• 40 water use reduction
• Credit 2 LEED-Accredited Professional
• At least 8 LEED-Accredited Professionalson
  project team

120
Green Operations and Maintenance

• Building One also earned LEED-EB version 2.0
  Gold-level certification in 2008
• Lease only required Silver
• Building Two is now beginning pursuit of LEED-EB
  certification
• Team is looking at the possibility of Platinum
  level
• Energy analysis was performed to ensure new
  tenant equipment usage did not exceed allowance
  for Energy Star certification

121
Blair Towns Apartments

• Owner The Tower Companies
  (hands-on committed to
  green design,
  with or without incentives)
• 78 rental apartment units in
  downtown Silver Spring, MD
• Urban infill site on existing
  Blair Apartments
  property
• 3- and 4-story portions
• User education plan
• First LEED Certified-level
  apartment community, 2004
• Currently in LEED-EB OM
  process

122
Blair Towns Apartments

• The total green premium was 3
• 2 soft cost and 1 hard cost, with the soft
  costs being as follows
• Commissioning                         30,000
• Environmental Consulting           65,000
  (includes energy modeling)
• Tracer Gas Testing                      5,000
  (for ETS Control)
• Outside Air Sealing Inspector       4,000
• Architect's premium                    10,000
• Testing Balancing                      1,000
• Total Premium                         115,000
  
• (Source The Tower Companies)

123
Green Operations Maintenance

• Tower Companies banned smoking throughout the
  buildings
• Blair Towns is now pursuing LEED-EB OM
  certification, possibly at the Platinum level
• Green OM policies developed for the Blair Towns
  will be in use throughout the existing
  residential, office and retail buildings at the
  Blairs development
• Green OM can be done for
  residential buildings too!

124
Questions?

• ?
• ?
• ?

Sustainable Design Consulting, LLC The Buggy
Factory 1421 Lombardy Alley, 1st Floor Richmond,
VA 23219 Ph 804-644-3880 Fax [phone] www.su
staindesign.net Sandra Leibowitz Earley,
Principal sandra_at_sustaindesign.net