© 2011 Lord, Aeck & Sargent Architecture, All Rights Reserved H ARNESSING LEED FOR E XISTING B...

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HARNESSING LEED FOR EXISTING BUILDINGS TO GREEN CAMPUS

OPERATIONS:LESSONS LEARNED AT WESTERN

MICHIGAN UNIVERSITY

Pete J. Strazdas, Western Michigan UniversityJim Nicolow, Lord, Aeck & Sargent ArchitectureTUFF Educational Facilities Best Practices Summit, September 2011

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Western Michigan University

Kalamazoo25,000

students1,200 acres151 buildings8 million sfCogen plantDiv 1 sports

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Outline Why Existing Buildings? LEED-EBOM Overview CHHS Case Study Results & Lessons

Learned Where Are We Going

Next? Discussion

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WHY EXISTING BUILDINGS?

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Total Cost of Ownership Concept

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Total Cost Distribution Over Lifetime

10-20%

50-70%

20-30%

1%

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Total Cost of OwnershipCriticism of LEED-

NC

“LEED certified commercial buildings: Are they really more efficient?”

“LEED risk management: Crossing the model/reality chasm”

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85,394

29,769

11,696

Building Energy Use

Travel/Commuting

WMU Campus GHG Inventory

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LEED-EBOM OVERVIEW

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LEED Rating Systems

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LEED and TCO

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LEED-EBOM DifferencesPolicy-based (construction /

renovation)Measured PerformanceMaintenance & Operations

ProceduresPurchasingStaff EducationGreen Cleaning

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LEED-EBOM Differences3-step Process

1. Implementation2. Performance Period (3 months to 1 year)3. Certification

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CHHS CASE STUDY

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Project Timeline – 22 monthsGrant Awarded – Sept 2007Project Kick Off – October 2007Feasibility Study – Feb 2008Implementation – Feb-May 2008Performance Period – May-July

2008Review – Oct 2008 – May 2009

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Grant – Sept 2007State of Michigan $15,000 grant

32-39 40-47 48-63 64-85

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Feasibility Analysis – Feb 2008

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14 prerequisites:10 met1 required policy change

(erosion control)1 required operational adj.

(ventilation)2 required additional analysis

(energy & mercury in lights)

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48 points targeted (silver + 8):29 met11 required policy change or

minor building changes8 required additional analysisWMU Approval to ProceedGrant Variance Approved

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IMPLEMENTATION

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LEED CategoriesSustainable SitesWater EfficiencyEnergy &

AtmosphereMaterials &

ResourcesIndoor

Environmental Quality

Innovation, Operations & Maintenance

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Sustainable Sites Erosion & Sedimentation

Control◦ Policy in place

◦ Prereq

Age of Building◦ > 2 years

◦ Prereq

Plan for Green Site and Building Exterior Management◦ Policy addressing

Maintenance equipment Plantings Animal and vegetation Landscape water Irrigation management Fertilizer use Snow removal Cleaning of building exterior

◦ 2 Points 11 Earned/ 14 Possible

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Sustainable SitesAlternative

Transportation◦ Proximity to public

transportation◦ Bicycle Storage &

Changing Rooms◦ Alternative Fuel Vehicles◦ Car Pooling &

Telecommuting◦ 4 points

Reduced Site Disturbance◦ Asylum Lake◦ 2 points

11 Earned/ 14 Possible

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Sustainable SitesStormwater

Management◦Mitigation of at

least 50 % of the annual stormwater

◦ 2 pointsLight Pollution

Reduction◦Shield all out door

luminaries > 50 watts

◦ 1 point


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Water EfficiencyMinimal Water

Efficiency◦ Prereq

Discharge Water Compliance◦ Prereq

Water Efficient Landscape◦ 1 point

Water Use Reduction◦ Dual flush

toilets/aerators◦ 2 points


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Energy & AtmosphereExisting Building

Commissioning◦ Prereq

Minimum Energy Performance◦ Baseline measurement◦ Historical

consumption◦ Prereq◦ 3 points

Ozone Protection◦ Prereq◦ 1 point


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Commissioning Sidebar

30,000 square foot office buildingJuly ‘08 and “is still a work in

progress operationally”◦Faulty sensors◦Errors in equipment installation & setup◦System control interface problems◦Non-optimized operating sequences and

schedules◦Equipment failures and leaks

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Commissioning Sidebar

September ‘09 down 22% New glitch in control

programming make up air unit, continuous 20kW

30% further to match predicted

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Energy & Atmosphere Building Operation &

Maintenance◦ Staff education◦ Best practices monitoring &

maintenance◦ 3 points

Performance Measurement◦ Enhanced metering

Domestic water Irrigation system Process water (Cooling tower) Cooling load (Steam absorption) Boiler efficiency

◦ Emissions reduction◦ 2 points

Building Cost Impacts◦ Operating costs of all aspects◦ 1 point


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Materials & Resources Source Reduction & Waste

Management◦ Waste stream audit

◦ Storage and collection of recyclables

◦ Occupant recycling

◦ 2 prereqs

◦ 3 points

Toxic Material Source Reduction◦ Mercury in light bulbs

◦ Prereq

◦ 1 point

Construction, Demolition and Renovation Waste Management◦ 1 point

Sustainable Cleaning Products and Materials◦ 3 points


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Indoor Environmental Quality Outside Air and Exhaust

◦ Increased ventilation◦ Prereq

Tobacco, Asbestos and PCB free◦ 3 prereqs

Outdoor Air Delivery Monitoring◦ 1 point

Increased Ventilation◦ 1 point

Construction IAQ Management Plan◦ 1 point


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Indoor Environmental Quality

Indoor Chemical and Pollutant Source Control◦ ≥ MERV 13◦ 1 point

Controllability of lighting◦ 1 point

Thermal comfort◦ ASHRAE 55◦ 1 point

Day lighting & views◦ 2 points

Green cleaning◦ Entryway systems◦ Pest control◦ Equipment◦ Policy◦ 5 points


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Innovation, Operations & Maintenance

Asylum LakeWater ReductionBronco Bio-

diesel Dolphin fountain

treatmentLEED Accredited

professional


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PERFORMANCE PERIOD

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Submittal – October 2008* *3 months later

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Certification Process (7 months)Submittal – Oct 2008Preliminary Review – January 2009Clarification – March 2009Final Review – April 2009◦Additional information requested

Preliminary Certification – May 2009Appeal – May 2009◦Water efficiency and mercury in lights

Gold Certification – May 2009

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EBOM Changes110-point scale (all LEED systems)◦40/50/60/80

Surprise! 60 day submittal deadline◦Feb 1 – Apr 30 Aug 31

Surprise! 1-year’s data for energy◦Sep 1 Feb 1 – Apr 30 Aug 31

Application Guide for Multiple Buildings

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RESULTS AND LESSONS LEARNED

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Lessons LearnedArchitect: Better

understanding of operations & maintenance issues & TCO

Involve Operating Staff◦Part of process /

ownershipBreaking Down Silos

Across Campus

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Upper Management

Building LevelFM

Operations

Internal FM

Sustainability Office

Outside Design Professionals Purchasing

Building Managers

Occupants

EngineeringDesign & Planning

Custodial

Maintenance

GroundsRecycling

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Lessons LearnedTransformative◦Campus-wide changes

Custodial Policies Life-Cycle Design Guide

◦ROI Drives Decisions CO2 Sensor Deployment Daylighting Controls

◦Awareness = occupants & staff feel good about selves and the building

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Lessons LearnedOutside consulting

expertise =◦LEED-EB Certification◦plus Best Operating

Practices Health & Productivity v.

Energy EfficiencyWorthwhile InvestmentPublic Relations Benefit

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WHERE ARE WE GOING NEXT?

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Current 5-Building EBOM

Chemistry Building Richmond Center for the Performing Arts

Brown Hall College of Engineering and Applied Science

S. Kohrman Hall

*more than ½ million square feet

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Broader Context & Results

© 2011 Lord, Aeck & Sargent Architecture, All Rights Reserved H ARNESSING LEED FOR E XISTING B...

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Transcript of © 2011 Lord, Aeck & Sargent Architecture, All Rights Reserved H ARNESSING LEED FOR E XISTING B...