Building A LEED-Certified Environmental Laboratory · LEED is a measurable, internationally...
Transcript of Building A LEED-Certified Environmental Laboratory · LEED is a measurable, internationally...
Building A LEED-Certified Environmental Laboratory
2009 APWA Sustainability Conference
Julie McLelland, P.E.
Charlotte-Mecklenburg Utilities
Background
New facility needed for consolidation of four water/wastewater testing labs
Office/conference wing for Environmental Management, Systems Protection Staff
Building to be “LEED Certified” if possible
Why LEED Certified?
�Supports Charlotte Mecklenburg Utilities’mission to protect the environment
�Emphasis on O & M as well as Capital costs
�Reduce employee turnover and increase productivity
�Improve contractor accountability
�LEED is a measurable, internationally recognized standard of quality
LEED 101
• Developed and administered by the United States Green Building Council
• International non-profit organization composed of design professionals, contractors, building managers and others
• LEED = Leadership in Energy and Environmental Design
• usgbc.org
Certification Process
• Checklist-based, divided into major categories (Sitework, Energy Efficiency, Water Efficiency, etc)
• USGBC review of detailed documentation from Contractor, Architect, Engineer, Commissioning Agent, and Owner upon completion of construction
• The higher the “points” achieved, the higher the certification (Basic to Platinum)
Environmental Services Facility (ESF)
Facility Basics
• 46,000 square feet, 60% of which is lab and field support
• Wooded site in West Charlotte on wastewater treatment plant property
• Lab designed in modular fashion by analysis type to facilitate future changes
• Field support focus on traffic flow, chain of custody, separation from analysis areas
Facility Basics – cont.
• Open office areas to encourage communication, maximum daylight
• 100% outside air in lab area
• Building management system to optimize power usage
• Final completion August 15, 2008
• LEED Gold Certification pending
• $12.2 M construction bid/ $11.9 M final cost
• Gantt Huberman Architects; Beam Construction
Sustainable Features
Environmental Services Facility
Presentation Photos: Tom Kessler Photography
Use of local materialsDaylighting Heat island reduction
Light Pollution Reduction
Reduced development footprintStormwater management
Building recycling program
Contractor recycling – confined site example(ESF – 75%)
Materials and ResourcesCertified wood, rapidly renewable, high recycled content, low-emitting materials
Daylighting and Views
Daylighting and Viewslight shelves
Modular lab designFSC wood Low level lighting
Other green features
• Overall energy reduction of 20%
– Building Management System
– Centrally controlled lighting (energy reduction)
– Building energy modeling based on specified HVAC equipment
– Commissioning process to verify installed performance of system
• Education Program
Other Green Features – cont.
• Water conservation
– 50% reduction – water efficient landscaping
– 20% reduction – water consumption in bldg
• Indoor Air Quality
– dust, moisture control
– Good housekeeping, duct tape and plastic!
– IAQ tested by Commissioning Agent at end of construction (includes VOC’s)
Costs
• Construction premium - 0.5 to 1% (ENR 9/17/08). Depends on features chosen.
• Professional services – varies. On ESF, 1.6% --high due to complexity of lab equipment. Majority is for engineering services.
• USGBC “permitting fees” - $2,850 for ESF
• Payback : varies based on energy cost, percent energy reduction achieved, Owner operation of facility. (ESF at 2% premium: 5.5 years)
Costs – cont.
• Possible additional maintenance costs depending on equipment chosen.
• Will extend construction duration due to commissioning process.
Benefits
• O & M cost savings after payback period throughout the life of the building
• Positive Public Relations:
– Community (citizens and business community)
– Prospective employees
– Other municipalities
• Health and wellness of employees
Benefits – cont.
• Department wide recognition of how to lower operations costs/employee accountability
• Less loading on landfills
• Contractor and supplier accountability
• Support of regional businesses and suppliers
• Fewer community complaints during construction
Benefits
It’s the right thing to do!
How to Create a Mess
• Retrofit green elements after design is substantially completed or later
• Go green exclusively by “add alternate”
• Design around getting “points” from the LEED checklist while disregarding good design practices
• Believe all (or even most) green suppliers (greenwashing)
What Not To Do – cont.
• Avoid setting specific project objectives concerning sustainable design (LEED or other measurable system)
• Fail to plan for post-occupancy operations, monitoring, and maintenance
• Go for flashy features instead of substance
• Select consultants based exclusively on the firm instead of individuals
• Fail to obtain support from building occupants
Sustainable Ideas with Potential Capital Cost Savings
• Don’t clear cut.
• Require mandatory contractor recycling (get receipts for each truckload).
• Specify regional products where possible.
• Protect ductwork during construction.
• Use low flow fixtures.
• Investigate opportunities for permit rebates, grants, etc. in your area.
Zero to Minimal Capital Cost Premiums
• Require low VOC paints, sealants and adhesives.
• Use performance-based specifications for HVAC with penalties for non-performance.
• Use drought-tolerant and native landscaping.
Minimal Capital Costs – cont.
• Use reflective (white) membrane roofing.
• Use intelligent lighting, indoor and outdoor.
• Investigate post-occupancy recycling program opportunities.
Questions?