Chris Hartsfield, Brandywine Realty Trust, Shares Lessons About Energy

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HOFFMANN ARCHITECTS, INC. INSIDE 14 close-up 8 Green Building Report: Our Interconnected World 14 Window Replacement Offers a Chance For Long-Term Energy Savings

features 20 COVER STORY: Wellness Moves Forward The industry is focused on human health impacts, from facility design to operation. 28 Lessons from Energy Star Leaders Benchmark your Energy Star benchmarking efforts against 20 organizations that have certifi ed scores of buildings. 34 Facilities Respond to California's Drought Facing the governor's water-reduction order, facility managers are fi nding innovative ways to save water, both indoors and out. RYAN GOBUTY 38 Four Steps to a Sustainable Floor People and planet can benefi t from carefully selected fl oors. 34 44 High-Performance Buildings in Action Two high-profi le government buildings improve operations to hit their energy-effi ciency targets. 38

CALIFORNIA STATE UNIVERSITY, STANISLAUS GARRETT ROWLAND

departments 44 4 Editorial 44 6 Product Gallery 47 Preview: NFMT Baltimore 48 Ad Index

Photo: Ryan Gobuty Cover Design: Jeff Giencke

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EDITORIAL Awash in Opportunity ater shortages have oc- Wcurred so often in Califor- nia, and are now so severe, that the state has good reason to practice water conservation. With that in mind, it’s interesting to look at the results of a new Building Operating Management survey about water effi ciency actions in California. STAFF I was particularly intrigued by the responses of facility Todd Kotlarek managers who said water conservation was a high prior- Group Director, Facilities Market [email protected] ity in their organizations. I’m willing to bet that this group is well above the national average when it comes to water Renee R. Bassett Vice President – Content Development effi ciency practices. [email protected] Pardon the pun, but I think the results from that group Edward Sullivan Editor justify calling the glass half full and also half empty. For ex- [email protected] ample, 51 percent said they had conducted water audits. Greg Zimmerman From the glass-half-empty perspective, about half of the CORPORATE Executive Editor Robert J. Wisniewski [email protected] organizations that call water conservation a high priority President/CEO [email protected] Ronald Kovach haven’t taken the basic step of conducting a water audit. Managing Editor (For survey results, go to facilitiesnet.com/16324BOM.) Jeff Schenk [email protected] Chief Operating Offi cer/ The numbers are better in other areas. A solid major- Chief Financial Offi cer Naomi Millán [email protected] Senior Editor ity of these organizations reported taking or approving [email protected] budgeted (69 percent) and unbudgeted (64 percent) water ADVISORY BOARD Wayne Winter conservation measures since the California water emer- John Balzer Vice President of E-Media and Vice President, Facility Planning and Creative Services gency was declared. The top actions taken or approved: Development, Froedtert Health [email protected] irrigation control (71 percent), water use avoidance (55 Nancy Bechtol Jeff Giencke percent), faucet replacement (46 percent), toilet replace- Director, Offi ce of Facilities Management Creative Director and Reliability, Smithsonian Institution [email protected] ment (45 percent), and water audits (43 percent). Jim Cooke Jon Warner The pressure to conserve water is likely to grow in President, The J.Fisher Group Electronic Production Coordinator years to come. Consider, for example, forecasts calling [email protected] Stormy Friday Bobbie Reid for megadroughts in the Southwest. Our survey suggests President, The Friday Group Production Director that there is an enormous opportunity to make commer- Robert F. Lang [email protected] Professional Program Manager, Technical cial and institutional facilities more water effi cient. For a Operations Center, Delta Airlines Wendy Melnick look at how some organizations are taking advantage of Production Manager Jean Lupinacci [email protected] those opportunities, check out the article in this issue on Chief, Energy Star Commercial and Industrial Branch, U.S. Environmental Eric J. Muench water conservation measures in California. You can also Protection Agency Director of Audience Development [email protected] see how many organizations in the state that call water Robert Pearlman effi ciency a priority have taken specifi c steps to conserve Senior Facilities and Administration Send address and other changes to Offi cer, International Finance Corp. water — and you can do the math to see how many have [email protected] Allan Skodowski Phone: 1-800-869-6882 not. The coverage starts on page 34. Senior Vice President, LEED and Sustainability Services, Transwestern CONTRIBUTING EDITORS Peter Strazdas Lindsay Audin – EnergyWiz Associate Vice President, Facilities Management, Western Michigan University Desiree Hanford – Writer Edward Sullivan Karen Kroll – Writer Editor • [email protected] Maryellen Lo Bosco – Writer Tell me what you think at myfacilitiesnet.com/edsullivan James Piper, PE, PhD – Consultant and Writer For reprint pricing information, e-mail [email protected] Loren Snyder – Writer Executive Offices: 2100 West Florist Avenue, Milwaukee, WI 53209-3799, 414-228-7701. FAX: 414-228-1134. Rita Tatum – Writer Copyright © 2015 by Trade Press Media Group, Inc. Building Operating Management ® is a reg istered trademark of Karen Warseck – Building Trade Press Media Group, Inc. The publisher assumes no liability for opinions expressed in editorial contributions to the Diagnostics Associates magazine. The publication is not responsible for claims in advertisements. Printed in the U.S.A.

BUILDING OPERATING MANAGEMENT® (USPS 070-460) (ISSN 0007-3490) is pub lished All packages shipped via UPS, air express or common carrier, plus all general correspondence, monthly by Trade Press Media Group, Inc., Milwaukee, Wisconsin. Periodicals postage should be addressed to: 2100 West Florist Avenue, Milwaukee, WI 53209-3799. Subscriptions: paid at Milwaukee, Wisconsin, and additional mailing offices. (Postmaster send change of United States, $99 for one year; $186 for two years. Single copy, $8; Foreign subscriptions, address orders to: Building Operating Management, P.O. Box 47704, Plymouth, MN 55447.) $145 for one year, $254 for two years; USPS Priority Mail, $150 additional per year.

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PRODUCT GALLERY

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WALL COVERING is made from sustainably harvested cork. Cork Bricks, part of the Muratto Cork Wall Design Collection, are three-dimensional pieces cut in three different sizes and variations in thickness, pre- ﬁ nished in a selection of six natural and neutral colors. SUSTAINABLE MATERIALS, LLC

FAUCET uses the PWRX long-life battery system to deliver a 10-year battery life, assuming 4,000 uses per month. Serin collection sensor-operated faucets also offer self-adapting sensor technology that automatically sets the faucet’s detection range by scanning the sink environment at start-up, without the need for adjustment. A safety timer helps prevent vandalism by automatically turning the water off when the sensor is blocked for 55 seconds. AMERICAN STANDARD More Info For more informaƟ on on these products, visit www.faciliƟ esnet.com/16323BOM

06_BOM_1215 ProductGallery.indd 06 11/18/15 10:15 AM 07_BOM_1215 RubbermaidBRUTE.indd 07 11/16/15 7:55 AM buildingoperatingmanagement 8 DECEMBER 2015

GREEN BUILDING REPORT

Presented by Building Our Interconnected OperaƟ ng Management and the U.S. Green Building Council World: Green Building And the Tragedy of the Commons

by helen j. kessler

IT’S EASY TO FORGET that we live table unless there is an agreed-upon con- in an interconnected world. The air we trol mechanism that everyone adheres to. breathe, the oceans, rivers, lakes, and aqui- The game, called “Harvest,” plays right INSIDE THIS ISSUE: fers — we share all of these resources with into the “tragedy.” It begins with a made-up everyone else on the planet. No one owns “ocean” of 50 fi sh. After being told how many Green Building and the Tragedy of the air or the vast majority of the oceans; fi sh are in the ocean and that the goal is to the Commons ...... 8 they are a “commons” that we all depend both sustain the ocean and be profi table as USGBC Perspective: on for life. Yet humans use these commons a fi shing team, each team is asked to bid on 2015 Green Building Economic without much consideration for the future. the number of fi sh they would harvest each Impact Study ...... 12 We pollute them. We take from them, and season. If the total number of fi sh harvested forget that our lives depend on them now by the teams is fewer than 25, the ocean’s fi sh and for future generations. And, unless would replenish to 50 the following season. the number of fi sh that could be caught by you happen to live in a place with severely If the number of fi sh harvested is higher each team in order to sustainably maintain constrained resources (e.g., California with than 25, say 28, the ocean would regenerate the ocean, but some fi shing teams decided, its current mega-drought), it is hard to un- to the remaining number times two, e.g. 22 for whatever reason, that they wanted to derstand how our consuming and pollut- remaining fi sh x 2 = 44. So the following sea- catch more than would logically maintain ing actions will negatively affect the ability son, the ocean would only have 44 fi sh. Each the ocean (and some were actually altruis- of the commons to support us (humanity) season, the ocean would either regenerate to tic and caught less). Interestingly no team in the future. 50 or to two times the remaining fi sh. decided to attempt to take all of the fi sh, or To understand how this concept of the even half of the fi sh in the fi rst season. This “tragedy of the commons” relates to green PLAYING THE GAME seemed to represent an understanding that buildings, let’s start with a look at a lesson The fi rst time the class played this game, such behavior would not be good, even for from a recent college course. The students they depleted the ocean in six seasons. Be- the greediest team. of a Northwestern University course called cause the aggregate of the fi shing teams The game was played a second time, and Systems Thinking for Sustainable Design caught more than 25 fi sh in the fi rst few sea- this time, one of the students requested of play a game based on the concept of the sons, at the end of six seasons no one could the other teams, “Let’s make a pact – no one tragedy of the commons. The idea behind catch any more fi sh, the cupboard was bare, fi shes for more than six fi sh in any season. the tragedy of the commons is that we each and some of the teams came up empty, even That way, we can maintain the ocean indefi - use the commons based on our own self- in that sixth season. So, this is the tragedy: nitely.” There seemed to be agreement, but interest, yet often contrary to the interests No one knows how many fi sh the others much to the student’s chagrin, one team de- of all of us as a group, thus depleting the are catching and each wants to maximize cided that they needed to catch more than common resources. This is generally inevi- their own profi ts. It wasn’t hard to calculate the allotted fi sh so that they would have enough left over to build a fi sh farm. And just by having that one team blow the pact only “Tragedy of the commons” was coined by Garrett Hardin who during the fi rst couple of years, the ocean wrote an article for Science magazine in 1968. See that piece was, once again, depleted in six years. here: www.sciencemag.org/content/162/3859/1243.full It was a great lesson in sustainability, systems, and human nature. We all have self-

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GREEN BUILDING REPORT

U.S. GREEN The Rocky Mountain Institute created this case study for BUILDING COUNCIL the deep energy retrofi t at the Empire State Building: 2101 L Street, NW, Suite 500 www.rmi.org/Content/Files/ESBOverviewDeck.pdf Washington, DC 20037 1-800-795-1747 Web site: www.usgbc.org E-mail: [email protected] interests. We all want the best for our family, deal of energy and the majority of that en- CHAIR our company, our building, whatever our ergy is based on electricity generated with Marge Anderson self-interest is. Yet, if we just consider our fossil fuels. Fossil fuels when burned emit Seventhwave own self-interest and not the interests of the carbon dioxide, an air pollutant and major CHAIR-ELECT whole, of the commons, the commons will factor in causing climate change. Under- Fiona Cousins Arup eventually be depleted. standing building energy use in the context IMMEDIATE PAST CHAIR We’ve seen fi sheries become depleted of the commons – our air and energy re- George Bandy around the world, one of the most famous sources — could be a helpful way to explain Interface being the cod fi shery in New England. This why energy effi ciency and the transition to SUSTAINABLE PRACTICE LEADER is partly because it is hard to see what’s hap- renewable energy sources are so important. Lisa Matthiessen pening. The fi shermen only know that the The September/October issue of Mother Integral Group number of fi sh or size of fi sh they’re catch- Jones published an article on “the hidden TREASURER Stuart Carron ing each year is diminishing. So they may costs of dirty energy,” and illustrated the ENERGIZE RE LLC decide to get more effective fi shing rigs, thus following fi ndings based on research by the FOUNDING CHAIRMAN depleting the fi shery even more quickly. The International Monetary Fund: The external S. Richard Fedrizzi immediate need for sustenance (and mak- (unaccounted for) cost of coal is by far more ing more money) seems greater than the than that of oil and natural gas due primarily long-term need for sustainability of the to air pollution and global warming impact. resource. But what was fascinating in the The external cost of coal is more than $3 tril- by petroleum. (Non-fossil-fuel energy sourc- game: Sustainable harvests actually allow lion per year versus about $1.4 trillion for oil es include 7 percent in various renewable everyone to do well — forever. At the end (with traffi c accidents being the highest cost) sources, not including hydro, which itself of six years of sustainable harvesting, every and less than $0.5 trillion for natural gas. All provides 6 percent, or nuclear at 19 percent.) fi shing team actually caught approximately of these estimated “costs” are borne by the Per the Global Footprint Network, hu- the same or more fi sh than they would have commons and add up to the equivalent of manity reached Earth’s “Overshoot Day” on with the unsustainable practices. over $5 trillion per year, 33 percent more August 13, 2015. “Global overshoot occurs than the U.S. federal budget. According to when humanity’s annual demand for the MANAGING BUILDINGS the U.S. Energy Information Administration, goods and services that our land and seas can So what does this have to do with man- 39 percent of U.S. electricity is generated by provide — fruits and vegetables, meat, fi sh, aging buildings? A lot. Buildings use a great coal, 27 percent by natural gas, and 1 percent wood, cotton for clothing, carbon dioxide ab- sorption, etc. — exceeds what Earth’s ecosystems can renew in a year. Overshoot means we are drawing down the planet’s principal Eco-System Services: rather than living off its annual interest.” These concepts, the “tragedy of the com- The Interdependence of Things mons” and “overshoot day,” provide useful frameworks for addressing humanity’s use Another broad concept that relates both to the tragedy of the commons of common resources. The good news is and Earth overshoot is the idea of ecosystem services. To understand that there are things that all humanity can the interrelationships among the systems, take, for instance, a forest. do, and that facility managers can do. Most To one entity, a forest may look like a bunch of trees to be clear-cut with important is to consider how energy is being used and to dramatically reduce consump- little concern for the consequences. To another, the forest may look like tion of fossil-fuel-generated electricity. a giant fi lter that keeps our water clean, keeps the hillsides from While energy effi ciency has been a prac- eroding, and provides habitat for spawning fi sh as well as lots of other tice that most facility managers have worked critters. There is a monetary value to both. One views the forest only for with for years, we have to do better. Much has been written about net-zero energy one entity’s private good; the other as a service to the commons. buildings, and this is clearly a worthy goal. Clearly, in a world where the services of ecosystems are critical to the However, it is not easy to accomplish with survival of not just humans but of all species, it would be worthwhile to most existing buildings, unless the build- understand the value of an ecosystem’s services to all and to use them ing owner also has an interest in a nearby wisely. solar (photovoltaic) array. Most buildings could consider the effi ciency and economic — Helen J. Kessler benefi ts, as well as the potential building im-

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GREEN BUILDING REPORT

provement benefi ts, of a “deep retrofi t.” An a difference. Thus, it’s time to ask ourselves, excellent example of how a deep retrofi t can what can we do as role models and leaders add signifi cant benefi t is the energy effi cien- According to the Global to avoid the tragedy of the commons? What cy renovation at the Empire State Building. are the eco-system services that we use and A deep retrofi t includes consideration of Footprint Network, on how can we make sure they are available for all energy-consuming systems interacting future generations? ■ with each other, including the building en- an annual basis, velope (windows, insulation), lighting, and Helen J. Kessler, FAIA, LEED Fellow is HVAC systems. In a deep retrofi t, it may pay humanity needs the president of HJKessler Associates, a green to spend a lot of extra money on super-insu- building and sustainability consulting fi rm lating windows, signifi cantly increased wall resources of 1.6 Earths in Chicago. HJKessler Associates is a LEED insulation, and well-designed controllable to meet what Proven Provider, a designation conferred by lighting. The resulting smaller building loads the Green Building Certifi cation Institute. lead to signifi cantly smaller HVAC loads, re- it consumes, and Kessler has been the LEED team adminis- sulting in the potential elimination of systems trator and sustainability advisor on over 70 as well as the installation of smaller systems, Americans need the LEED projects and is an adjunct professor helping to pay for the increased insulation. As at Northwestern University. Email Kessler at a bonus, big reductions in energy costs result equivalent of almost two [email protected]. in signifi cantly higher net operating income, which increases building value. United States to meet Email comments and questions to Understanding that we live in an inter- [email protected]. connected world and humanity’s impact on what they consume. the commons helps frame the issues we face and begins to show how our actions make

U.S. GREEN BUILDING COUNCIL PERSPECTIVE

USGBC Releases 2015 Green Building Global Green, Clinton Climate Ini a ve, and USGBC stepped in soon a er the hurricane to help the New Orleans public school system’s 50 completely Economic Impact Study destroyed campuses build back be er and stronger. So far, there are seven By Cecilia Shutters, policy and data communications LEED-cer fi ed schools and 39 in progress. Whole neighborhoods have specialist, USGBC reimagined their future, illustrated by organiza ons like Brad Pi ’s Make It Right Founda on, which is rebuilding homes to LEED Pla num cer fi ca- on. Taylor Royal, senior advisor for the Make It Right Founda on, said The green construc on industry con nues to grow, according to the 2015 in a recent interview that green homes in New Orleans save 70 percent a U.S. Green Building Council Economic Impact Study, conducted by Booz Allen month on energy bills compared to conven onal homes in the area. Green Hamilton, that was released recently. The study shows that by 2018, green buildings are invi ng people back to healthier, more effi cient, more resil- construc on will account for more than 3.3 million U.S. jobs, more than one- ient homes, with the force of an ever-growing green construc on industry third of the en re U.S. construc on sector. That means $190.3 billion in the to support these rebuilt communi es. pockets of skilled U.S. workers in the green building industry by 2018. Beyond Louisiana, USGBC’s Economic Impact report explores the mul - The industry’s direct contribu on to U.S. Gross Domes c Product (GDP) faceted economic contribu ons of both green and LEED construc on to all is also expected to reach $303.5 billion from 2015 to 2018, which means individual U.S. states. It projects signifi cant growth in green building’s direct the trajectory of the green building sector of the U.S. construc on industry contribu on to GDP to the tune of an es mated $1.3 billion by 2018. As a is slated for expansive growth. To date, green building has created millions result, green construc on will also contribute to signifi cant savings across of jobs and contributed hundreds of billions of dollars to the U.S. economy. energy, trash, water, and maintenance costs. The report es mates that As an industry poised for growth, it is important to point out that green between 2015 and 2018, green construc on will generate savings of $2.4 construc on not only passes a cost benefi t analysis, it o en creates posi ve billion in energy, $99.2 million in trash, $256.5 million in water, and $1.5 impacts that ripple beyond the borders of an accoun ng spreadsheet. billion in maintenance. Not surprisingly, LEED green buildings are expected For example, Louisiana recently commemorated 10 years since the devas- to account for as much as $2.2 billion of the total energy savings (approxi- ta on of Hurricane Katrina, while simultaneously celebra ng its phoenix-like mately half) projected between 2015 and 2018. With LEED’s current global resilience in the process of rebuilding. A signifi cant component of that story count of cer fi ed square footage over the 5 billion mark and 1.85 million comes from green building. In economic terms, USGBC’s study shows that square feet of space being cer fi ed every day, it’s clear green construc on in Louisiana alone, between 2015 and 2018, green construc on will support will con nue to grow. more than 200,000 jobs and contribute more than $17 billion to na onal GDP. View the en re 2015 U.S. Green Building Council Economic Impact Study at Louisiana’s green building industry is ushering in not just a new, but also go.usgbc.org/2015-Green-Building-Economic-Impact-Study.html ■ a signifi cantly improved way of life for its neighborhoods. Non-profi ts like

08-12_BOM_1215 GBR.indd 12 11/18/15 10:13 AM 13_BOM_1215 Lochinvar_alt.indd 13 11/16/15 7:51 AM buildingoperatingmanagement 14 DECEMBER 2015

CLOSE-UP: WINDOWS Replacement Offers a Chance for Long-Term Energy Savings

by craig a. hargrove Energy effi ciency is not often a precipitating factor in the decision HOFFMANN ARCHITECTS, INC. to replace aging windows. However, once replacement is unavoid- able because of problems of occupant comfort, maintenance demands, and aesthetics, a window project offers the opportunity to improve energy effi ciency and reduce operating costs. Whether owners pay these expenses themselves or pass them along to tenants, energy savings can be a compelling consideration when designing new windows. A truly energy-effi cient window starts with good design. As Although energy code defi ned by the American Architectural Manufacturers Association requirements have become (AAMA) in the North American Fenestration Standard (NAFS) increasingly stringent, there window types are standardized according to performance grades, can be good reasons to specify distinguished by design pressures: windows that are more energy • R class, 15 psf, typically used in one- and two-family dwellings. effi cient than required by code. • LC class, 25 psf, usually low- and mid-rise residential buildings. • CW class, 30 psf, low- and mid-rise buildings with higher loading requirements and heavier use. • AW class, 40 psf, used in high-rise and mid-rise buildings to SHGC meet increased loading requirements and limits on defl ection. Solar heat gain coeffi cient Window-class selection depends upon the application and expected use, with higher performance grades capable of withstand- indicates the amount of ing greater operating force, defl ection, and structural loading. Knowing applicable building code is critical to window specifi - solar radia on admi ed cation. Requirements for structural stability typically cover frame, glass, anchorage, and substrate attachment. An architect or engi- through a window. The neer should evaluate existing substrate and determine whether it has been damaged or has decayed over time. If the substrate itself lower the number, the is unsound, the window could become unstable. Building codes frequently stipulate requirements for air and less solar heat gain water infi ltration testing of new window assemblies. Even where the code does not mandate testing, it’s a good idea to review test results transmi ed. from the manufacturer and to conduct laboratory and fi eld performance tests. Follow the guidelines for test methods Measures to improve energy from AAMA and ASTM International. Code may dictate the type of glass for a specifi c effi ciency may recover their extra application. The most common types of commer- upfront cost in a relatively short time. cially available glazing are: • Annealed glass, raw glass that has not been heat-treated, may be limited by code due to its sus- ceptibility to thermal shock and mechanical stress and its tendency to break into large, sharp pieces. • Heat-strengthened glass is roughly twice as strong as annealed glass but still breaks into large, dangerous shards. • Fully tempered glass, which is treated to boost strength and shatter-resistance, breaks into tiny pieces less likely to injure. Aside from structural and safety considerations, window options may be limited by energy code requirements, which are be- coming more stringent. As of this writing, the International Energy Conservation Code (IECC) is in use or adopted in 47 states, the

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District of Columbia, the U.S. Virgin Islands, New York City, and Puerto Rico. Performance criteria will likely continue Improving Daylighting to become more rigorous. And Views What Is an Energy-Effi cient Window? A window replacement project may present an opportu- For windows, energy effi ciency is broadly defi ned by nity to improve user comfort by incorporating daylighting two qualities: solar heat gain coeffi cient (SHGC) and ther- schemes. By introducing appropriate levels of natural light mal transmittance (U-factor). The fi rst of these, SHGC, is into a space, daylighting can reduce the need for electric defi ned by ASHRAE 90.1-2010, the reference guide that has become the national standard for energy performance, as: illumination, lowering electricity expenses and providing the “The ratio of the solar heat gain entering the space through health benefi ts of full-spectrum lighting. the fenestration area to the incident solar radiation.” SHGC Daylighting may be quantifi ed in a number of ways, one is a measure of how much of the sun’s heat is transmitted of which is through the glazing factor, the ratio of exterior into the building interior through the windows. In the past, maximum reduction of SHGC was not to interior illumination, expressed as a percentage. The considered optimal for buildings in cold climates, since architect or engineer may perform calculations to determine solar energy could help heat the building during the that a minimum 2 percent glazing factor is achieved for all winter. However, due to inherent ineffi ciencies in building daylighted spaces. Another method for determining day- enclosures, the industry has largely revised its thinking on this issue, and recommendations now favor a reduction in lighting requirements is to demonstrate through computer SHGC across climate zones. simulation that at least 25 foot-candles of daylight is avail- The other major determinant for energy effi ciency able for illumination. in windows, U-factor, is defi ned by ASHRAE 90.1-2010 Daylighting schemes almost always require redirection as “heat transmission in unit time through unit area of material or construction… induced by a unit temperature or glare-control devices to maintain energy effi ciency and difference between the environments on each side.” A occupant comfort. For windows receiving direct sunlight, measure of propensity to transmit energy, U-factor is the interior shading may be required to manage glare and limit inverse of R-value, which measures ability to resist energy heat gain. Automatic photocell controls for light screens, transfer. Window manufacturers’ data should provide whole assembly U-factor values, including both frame and blinds, or curtains can be programmed to adjust shading glass, rather than center-of-glass U-factor values, which depending upon incident light levels. Advanced glazing tend to make the window seem more effi cient than it is. technologies, including electrochromic and photochro- SHGC and U-factor can be reduced in the glass portion mic “smart glass,” can adapt light transmission levels in of a window assembly in a number of ways: response to electric controls or sunlight. • Low-emissivity (low-e) coatings reduce the ultraviolet and infrared light that passes through the glass, limiting Although it may add to project costs, increasing the win- heat gain while preserving visible light transmission. dow opening size may be considered as part of a window • Window tinting cuts down on solar heat gain and glare replacement project, in order to amplify natural light and but may reduce visible light transmission by blocking part of

1 the visible spectrum. Highly refl ective coatings on tinted glass expand views to the exterior. Windows that are 2 ⁄2 feet at can limit visible light transmission to less than 10 percent, 1 their base to 7 ⁄2 feet at their head above a fi nished fl oor compared with over 90 percent for uncoated clear glass. are considered an optimal size, as they are most effective By balancing desired levels of visible light with heat at distributing daylight deep into spaces. gain control, the design team can recommend window When designing daylighting schemes, it’s important assemblies that achieve energy effi ciency and improve occupant comfort. to consider not only the dimensions and glazing of the In terms of the energy code, defi ning what constitutes window itself, but also the channeling of light within and an energy-effi cient window may demand calculations between rooms. Interior glazing allows borrowed light from based upon fenestration area and the performance of exterior windows to reach inside spaces; low partitions and other building envelope elements. The IECC and ASHRAE 90.1 provide two compliance paths. One is the prescriptive open-plan offi ce layouts are other options for distributing building envelope option, for buildings in which vertical natural light across large areas. fenestration is no more than 40 percent of gross wall area, While daylighting schemes may add to a project’s and the other is the building envelope trade-off option. In upfront cost, providing better-quality natural lighting can pay dividends in improved user experience. From an ROI standpoint, a pleasing daylighting design can also add value to the building. For more on window replacement, visit www.facilitiesnet.com/16322BOM — Craig A. Hargrove

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some jurisdictions, such as New York City, the prescriptive option is limited to buildings with no more than 30 percent vertical fenestration, unless daylighting controls are used. The prescriptive path assumes that windows are less energy effi cient than are opaque wall assemblies, and it provides maximum values for U-factor and SHGC. The trade-off option is intended to demonstrate that a building with greater than 40 percent vertical fenestration can function as effi ciently as one with less window area, by offsetting thermal transfer across the fenestration with effi ciencies in wall and roof assemblies. However, for a window replacement project, trade-off may not be an option, because it can be diffi cult (or even impossible) to identify effi ciencies elsewhere in the building that could compensate for excess window area. When the Code Is Not Enough Energy codes based on the IECC and ASHRAE 90.1 provide good benchmarks for window performance that have come a long way in a short period of time. Before undertak- ing a window replacement project, however, it’s worthwhile to evaluate whether exceeding code requirements might be a good investment. Window assemblies that surpass code requirements may provide additional perks that provide value beyond that of improved sustainability. The local governing authority may offer benefi ts to those who exceed baseline requirements for energy performance. In New York City, for example, zoning laws provide a deduction from gross square footage for buildings with wall and fenestration assemblies that exceed the energy code requirements. Another motivation to go beyond code requirements might be reduced operating expenses. Although the cost of window replacement is unlikely to be offset by energy savings in fewer than 20 years, incremental increases in the effi ciency of a new assembly may pay for themselves in fi ve years or less. A low-emissivity coating that reduces the SHGC, for instance, or warm spacers in frames that lower U-factor can improve effi ciency enough to recuperate the extra upfront cost in a relatively short time. Planned upgrades to an HVAC system also present an opportunity to realize cost savings from improved window effi ciency. The building envelope and mechanical system are symbiotic: As one becomes more effi cient, the other need not work as hard. In theory, improving the energy effi ciency of windows permits a reduction in the size of the There’s a lot more to motorized mechanical package. However, calibrating window perfor- window shades than up and down. mance and HVAC output demands detailed analysis. Return-on-investment benefi ts of high-performance window upgrades include reduced maintenance costs, Consider what counts: Quiet, powerful added equity, and the possibility of increased rental rates. operation, precise shade alignment, By setting design goals at the outset of a window replace- smooth integration, convenient—even ment, owners may be able to realize multiple objectives, automated—control options, energy from improved interior comfort to reduced operating costs, ■ savings, and occupant comfort. with one well-designed project. Craig A. Hargrove, AIA, LEED AP, is senior vice president mechosystems.com/WhisperShade and director of architecture with Hoffmann Architects, Inc., which specializes in building exteriors. He can be reached at [email protected]. Email comments to [email protected].

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Central showpiece staircases have made a grand return to new construc on. Once an ar ul relic of pre-elevator days, a rac ve staircases are a new-again strategy for their beneﬁ ts to energy eﬃ ciency and because they foster occupant health by encouraging movement, as shown here at the CBRE headquarters in Los Angeles.

RYAN GOBUTY

20-26_BOM_1215 CoverStory.indd 20 11/23/15 2:55 PM buildingoperatingmanagement DECEMBER 2015 21

or a long time now, facilities focused on sustainability have included considerations of the impact of materials selection on the health of building occupants. This has been demon- strated by the growth in green cleaning programs. It is also seen in recent developments driven by market forces, such as the fact that the last batt of roll insulation made with formaldehyde came off the production line this past summer or in Kaiser Permanente banning the use of antimicro- bial additives in its furnishings and coatings. Limiting toxic exposures remains a key strategy to pursue in commercial facilities, and there is even increased focus on materials selection such as in the latest version of LEED. At the same time, the conversation in thef commercial real estate community regarding human health impacts is be- coming more direct and comprehensive. Instead of merely trying to avoid making occupants sick, the current thinking is that buildings should also be designed and operated in a way that actively supports human health and wellness. Wellness is a multidimensional metric, covering physical health as well as emotional, psychological, and social health. However, as the term pertains to the built environment currently, the majority of the focus is on physical health. There are many sensible, easily deployed solutions facility managers can adopt to improve the positive impact of their facilities on occupant health, as well as strategies that might have to wait for the next signifi cant retrofi t. The path to fostering wellness in the built environment is still in relatively early days, which means facility managers have an opportunity to join the conversation to develop solutions that work best for all parties involved. Leadership in Wellness But why should the facility’s impact on wellness matter to facility managers? After all, there’s no monthly bill, no facility’s pain point. Right? Well, not exactly. “The value proposition on the commercial side for healthier buildings is an out- growth of the sustainability space, particularly with LEED as a driver for that for the last decade,” says Fernando Arias, director of strategic initiatives at the Ameri- can Society of Interior Designers (ASID). ASID, along with partner organizations, has created a program of Health + Wellness Protocols to help inform decisions affecting occupant wellness. The initiative started as a 2014 Clinton Global Initia- tive Commitment to Action. There is recognition in the marketplace that employee costs are the greatest cost to the business, far outstripping the costs to operate the physical building. This is tied up in salaries, healthcare reimbursements, and other benefi ts, and is also affected by things like worker productivity. “So in any way that we can address wellness in commercial buildings, we start to help employers reduce their overall costs from healthcare reimbursements, employees being disengaged, absenteeism, and ultimately productivity,” Arias says. That’s all still not exactly a line item in the facility’s budget, but if the function of facility management is to support the overall enterprise, then taking steps to improve wellness outcomes becomes a logical course of action. Currently, the design and standards community is working to defi ne what wellness means and how to best achieve it through design and operations strategies. A lot of careful effort is also being made to scientifi cally prove that the strategies put forth will have reliable effects. While there has long been research and niche interest in the subject, what has arisen are evidenced-based systems with codifi ed strategies

by naomi millán, senior editor COVER STORY

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for facility managers to follow. Take the such systems, without crossing over pact on their business performance. International WELL Building Institute, into considerations of energy or eco- Several organizations have put forth which launched the WELL Building friendliness. “We’ve made it a point to guidelines for achieving improved hu- Standard (WELL) v1.0 in October 2014. not make our standard a green stan- man health outcomes in buildings (see WELL focuses solely on the health and dard,” says Stodol, though there will “Resources” on page 26), but even if a wellness of building occupants. “The inherently be some overlap in strate- building project does not have this as WELL Building Standard is a combi- gies. “LEED is looking at safe materi- its primary focus, it is likely still going nation of harm avoidance and health als that are not off gassing, which is a to be part of the conversation. When improvement,” says Nathan Stodol, the hallmark of the WELL program, and in the Superior Court of California in San vice president of product development other cases there is overlap in design Benito County, Calif., decided it needed for the International WELL Building In- but not in intent. For example, a green a new facility that could meet current stitute. “A WELL building must address building standard might prefer that trial court facilities standards, a primary known dangers such Legionella and people use the stairs because it saves consideration was that the new facility formaldehyde, as well as address qual- electricity, or bike or walk instead of be seen as an integral and welcoming ity of life improvements, like acoustic use cars from an energy and pollution part of the community. But human comfort and biophilia.” point of view. For the WELL program, health outcomes were also naturally The standard focuses on the im- we like those same sorts of things, but part of the project. pacts of seven concepts: air, water, from a physical activity point of view.” Given the high-stress environment nourishment, light, fi tness, comfort, of a courthouse, particular attention and mind. These cover more than Designing for Wellness was paid to the circulation fl ow within 100 features that impact the health, The fi rst offi ce to be certifi ed un- the building and intuitive way fi nding. comfort, or knowledge of occupants. der the WELL Building Standard in A glass facade both fl oods the facility Certifi cations exist for new and exist- fall of 2013, while it was still in the with natural light and makes it easy to ing buildings, interiors, and core and pilot phase, was CBRE’s global corpo- see how navigation works within the shell. More than 16 million square feet rate headquarters in Los Angeles. In a space. “Especially in a courthouse or of projects have already registered or Workplace 360 study in 2014, 92 per- in places where people are nervous or certifi ed through WELL. cent of employees in the space said the under a lot of stress, orientation is very WELL is set up in a way that will new space had a positive effect on their important,” says Kim Swanson, associ- be familiar to users of green build- health and well being, and 94 percent ate at SmithGroup JJR, the architect for ing standards, and pairs well with said the new space had a positive im- the project. “People may not articulate that as being something that they don’t like about certain kinds of buildings, The Phipps Conservatory and Botanical Gardens was a fully operaƟ ng exisƟ ng building but we recognize that is something that was pursuing Living Building Challenge cerƟ fi caƟ on at the Ɵ me the WELL Building that contributes to being able to navi- Standard was launched. With some relaƟ vely minor changes, it was also able to achieve gate without too much stress.” plaƟ num cerƟ fi caƟ on in the WELL pilot program due to the synergies between the “That contributes to comfort, psy- systems, says Nathan Stodol, the vice president of product development for the Inter- chological comfort,” adds Hiroko Mi- naƟ onal WELL Building InsƟ tute. yake, principal at SmithGroup JJR and

DENMARSH PHOTOGRAPHY, INC. (15)

20-26_BOM_1215 CoverStory.indd 22 11/23/15 2:55 PM 23_BOM_1215 Haws (BRITA).indd 23 11/16/15 7:49 AM buildingoperatingmanagement 24 DECEMBER 2015

the project designer. “The way fi nding isting buildings. “One of the big wins We want people to enjoy even the back is very important at any level.” that was achieved was opening up the staircase,” says Miyake. One of the crown jewels of the new stairwells in the vast majority of New Making it easy for people to navi- building is the main stairway in the York City’s public buildings,” says Jo- gate to the stairs is equally important. lobby, which is done in warm inviting anna Frank, executive director of the In existing facilities, the central bank materials. “When you walk into the Center for Active Design, which was of elevators usually has pride of place building, you may have already seen created to promote the guidelines. in the lobby, so signage that points the stair before you even go through Use of stairs, even six fl ights a day, out the location of the stairs as soon the door,” says Swanson. “And then has been shown to have a real tangible as people enter a building is important once you get through security it’s effect on people’s risk of stroke and to encouraging stair use. In addition to there, you see it, it’s bathed in day- improvement of their health, Frank navigational signage, motivational sig- light. You’re going to go there.” says. “So opening stairwells in existing nage also plays a role. Signs that show Stairs and elevators at both ends of buildings was found to be something how many calories are consumed by the building also promote circulation, that was very possible, even within going up the stairs, or how many steps avoiding dead ends, and views to the New York City’s portfolio.” it will take, can provide a little boost of outdoors were made at every possible At the most basic, stairs need to be motivation to use the stairs. vantage point. “When you have a dead opened up from a security standpoint Another strategy to consider is mak- end, you just feel agitated,” says Mi- so people can travel between desired ing small choices that will encourage yake, who says the consideration is the fl oors without setting off alarms or facility occupants to move a little more same as when designing for dementia getting locked out. Ideally stairwells in their days. Alan Hedge, a professor in patients. “You always like to feel fl ow would have glass doors, Franks says, the department of design and environ- and movement.” so that people could easily identify the mental analysis at Cornell University, location of the stairs, be reminded to says some companies have removed Strategies for Existing Buildings use them, and would feel safer about vending machines from every other Even given the limitations of exist- going into the stairwell. But even fl oor, making people walk just a little ing facilities and tight budgets, there’s opaque doors can be painted with a further if they want that midday snack. still a lot that facility managers can do bright color to bring attention to the Removing printers from desktops and to foster wellness through their facili- stair’s location. providing a central network printer is ties. As in new construction, one hall- At the courthouse in San Benito another way to encourage facility oc- mark strategy is to focus on the stairs. County — which was designed to have cupants to move around. Granted, facility managers can hardly showpiece public stairs — the back-of- On the topic of encouraging move- construct grand central staircases, but the-house stairwells, accessible only ment, sit/stand desks are gaining trac- they can make the stairs they do have by staff with a key fob, were still treated tion in the marketplace. However, accessible, visible, and attractive. with added consideration to encourage as with any new behavior, effective The Active Design Guidelines were their use. One wall was painted with education and change management created in 2010 by the City of New an accent color and better than aver- are required to make this a successful York to promote physical activity in its age lighting fi xtures were specifi ed. “It’s strategy. Hedge says the track record portfolio, which is predominantly ex- just a paint color, but it says, ‘We care.’ thus far isn’t so great for the solution, as after as little as a month people of- BRUCE DAMONTE, COURTESY SMITHGROUPJJR ten are not using the adjustability and just leave the desk in a sitting position. “Much like when you make a New Year’s resolution to get fi t and you buy all the equipment and a month later it’s all sitting in the basement,” Hedge says. “Usually to make things effective you have to combine not only the products and the places, but put some kind of programming in place that encourages people to use those capabilities.” Frank says the Center for Active Design has just launched a study with funding from ASID looking at the

At the Superior Court of California in San Benito County, Calif., access to daylight and views expands the sense of space in a Ɵ ght ﬂ oor plan, while the glass facade allows the facility to be more welcoming to the community it serves.

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Resources

Whether facility managers are looking to increase physical activity of occupants or pursue more comprehensive wellness strategies, many organizations are working on creating vetted guidelines to follow. Here is a sampling. The fi rst offi ce to be cer fi ed under the WELL Building Standard in fall of 2013, WELL Building Standard — A perfor- while it was s ll in the pilot phase, was CBRE’s global corporate headquarters in mance-based system for measuring, Los Angeles. Some of the features in the offi ce include: air fi ltra on systems, sound certifying, and monitoring features of the damping walls, VOC-free paints, water purifi ca on, ergonomic desks and chairs, built environment that impact human health biophilic plan ngs, energy absorbing fl ooring, and smart ligh ng systems. in existing and new commercial and institutional buildings. Currently, WELL v1.0 is geared towards offi ce buildings, with typologies for retail, education, restau- operation of air fi lters, keeping coils health issues,” Walsh says. “That is an- rant, commercial kitchen and multifamily clean, and using operable windows other indication on how the market is residential in pilot phase. only when the outside air is cleaner focusing on human health and manu- www.wellcertifi ed.com/well than the inside air are all elements to facturers are responding to that.” keep in mind. And providing access An elegant impact of hazard reduc- Active Design Guidelines — Building to fresh water is important, achieved tion by avoiding certain chemicals in design strategies for promoting active through monitoring water purity, con- products is that the effects ripple back living in commercial buildings, through the sistency, and pressure, Arias says. “The up through the entire supply chain, placement and design of stairs, elevators, overall plumbing health of the build- Walsh says. Not only do facility occu- and indoor and outdoor spaces. Also ing is highly vital,” says Arias. “Energy pants get a healthier environment, but discusses strategies for urban neighbor- is still a participant in the consider- also facility staff gets a healthier work- hoods, streets, and outdoor spaces. ation, but when you have adequate place, as do product installers, as do the centerforactivedesign.org/guidelines/ and high quality water provided, it workers in the manufacturing facility. keeps the occupants optimal.” “All told it’s a very powerful method of Building Healthy Toolkit — Coauthored by the Center for Active Design and the producing healthier buildings, health- Urban Land Institute, the document covers Role of Materials in Exposure ier materials, and a healthier material 21 evidence-supported recommendations And of course, the classic frontline life-cycle chain,” Walsh says. for enhancing health outcomes in real es- strategy of limiting or eliminating Pursuing wellness can seem like tate, focusing on physical activity, healthy toxic exposure through careful a tall order, especially given the fact food and drinking water, and healthy materials selection is always that it is not as readily measurable environments and social well being. a best practice. “The great as energy effi ciency. But despair not. uli.org/research/centers-initiatives/ thing about reducing chemi- Every facility can take some steps to- building-healthy-places-initiative/building- cal hazards in building products is wards wellness, regardless of use type, healthy-places-toolkit/ the science is very solid, and it’s one budget, or location. The thing that is of the most effective and rigorous the same in every case is the process, ways to improve human health,” says Frank. The fi rst step is to decide says Bill Walsh, executive director of what you’re trying to affect — child- long-term impact of people who use the Healthy Building Network. The hood obesity? Workplace sedentary sit/stand desks. market is moving towards ever more behaviors? Access to parks? “You can Focusing on how mechanical transparency and disclosure regard- set your outcome and work backwards systems are impacting lighting, air, ing the chemical makeup of products, to identify the strategies that are most and water quality is another front- granting the necessary insight for likely to result in that kind of impact,” line strategy for facility managers in facility managers to be able to select Frank says. “It’s just a case of being existing buildings, says Arias. Facility between products. “More than 100 aware of it at the outset of a project in managers can include considerations product manufacturers are involved order to minimize costs and maximize such as how well the light from a light in the Health Product Declaration Col- on the opportunity.” ■ fi xture can support circadian rhythms laborative, which is the standard for- when it comes time for a lighting sys- mat for communicating information Email comments and questions to tem upgrade. Maintaining proper about building ingredients and related [email protected].

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27_BOM_1215 SHERWIN WILLIAMS.indd 27 11/17/15 11:00 AM buildingoperatingmanagement 28 DECEMBER 2015 ENERGY

Lessons From Energy Star Leaders Benchmark your Energy Star benchmarking efforts against organizations that have certiﬁ ed scores of buildings by david lewellen

he Energy Star rating system has the 50s to the 80s with limited capi- T helped many facility manag- tal,” Pogue says. ers evaluate opportunities to reduce The combination of low- and no- energy costs and to advertise their cost changes plus improvements in achievements. Some organizations lighting and controls, will typically get have certifi ed multiple buildings — a building to the 75th percentile neces- and not just two or three, or even sary for certifi cation, Pogue says. fi ve or 10, but 100 or more. In fact, For buildings that make the effort according to the U.S. Environmental to improve, savings are signifi cant. Protection Agency, the “top certifi ers” “A well-run property, “There’s almost a 1-to-1 improvement — organizations that got the Energy in cost,” Pogue says, referring to the Star label for 150 or more buildings regardless of age, can Energy Star score and the percent de- in 2014 — collectively reduced their crease in energy use. “If you go from 50 energy costs by $562 million and pre- score beƩ er (on Energy to 75, you’re probably approaching 20 vented more than 2.7 million metric to 25 percent less in energy spent.” tons of greenhouse gas emissions. Star) than a building It’s important to realize that the goal The experience of organizations of the Energy Star program isn’t to save that have certifi ed dozens or hun- that’s brand new.” energy regardless of the impact on oc- dreds of buildings can help facility cupants. To gain certifi cation, a build- managers start or improve their own —Chris Hartsfi eld, ing has to show that it meets Energy Energy Star efforts. Here are six les- Brandywine Realty Trust Star criteria for indoor environmental sons drawn from conversations with quality. Energy Star certifi cation hasn’t some of those organizations. required the Fulton County Schools in Georgia, which has 91 Energy Star cer- 1. Understand the Value of tifi ed schools, to be so rigid that occupants are uncomfortable, says Joseph Clements, executive director for facility services. Energy Star Certifi cation “We’re in competition to attract good staff,” he says. “They Using the Energy Star data for benchmarking can allow don’t want to be in a work environment that’s uncomfortable.” a company to spot anomalies and look for ways to improve, says Chris Hartsfi eld, director of operations for Brandywine 2. Recognize the New Expectations Realty Trust, which certifi ed 89 buildings in 2014. According to the Institute for Market Transformation, 14 A building with a notably low Energy Star score probably cities, two states, one county, and the District of Columbia now has multiple low- or no-cost options available, such as ad- have laws requiring commercial property owners to disclose justing setpoints or setting back heating or air conditioning their energy use, and the Energy Star system is the tool for dis- during non-working hours, says David Pogue, global direc- closure, protecting both buyers and sellers. Getting a complete tor of corporate responsibility for CBRE, which certifi ed report on energy use is now part of due diligence in buying a 406 buildings in 2014. But it’s not just very low scores that property. “It’s baked into the deal from day one,” says Kevin present opportunities. “There are literally hundreds of cases Stubbs, director of architecture and engineering for Principal where buildings have been able to raise their scores from Real Estate Investors, which certifi ed 52 buildings in 2014. Disclosing Energy Star benchmarks is “now the new normal in many markets,” Pogue says. “Big buildings in big cities have For more about state and local energy all moved to them.” Smaller properties, with more diffused benchmarking and disclosure laws, go to ownership and less competition for top tenants, have lagged http://buildingrating.org behind, he says, even though they would benefi t just as much.

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29_BOM_1215 Rinnai.indd 29 11/16/15 1:12 PM buildingoperatingmanagement 30 DECEMBER 2015

million square feet. The voluntary En- less glass, and thicker walls, all of which ergy Star program “gave us a beginning can be helpful — but the grand old place,” says Pogue. soaring lobbies pose a problem. New stores that Staples opens are Some buildings can’t achieve Energy already design-certifi ed for Energy Star, Star levels of effi ciency as they are. For because the retail chain “makes sure ar- example, a Manhattan offi ce tower in chitects and engineers are dialed in on Principal’s portfolio has a curtain wall Energy Star qualifi cations,” said Bob of single-glazed glass that would be Valair, the company’s director of energy cost-prohibitive to replace. But in the and environmental responsibility. The normal course of the capital improve- company, which certifi ed 201 buildings ment cycle, HVAC or control upgrades in 2014, has three basic designs for dif- may let more buildings achieve the ferent climates, with differences in roof designation. Around 30 years, Pogue design, insulation, and heating source. says, tends to be “the sweet spot” when “Benchmarking is the foundation a building’s systems should be replaced County schools have for everything we do today,” Valair says. anyway, offering an opportunity for big Sharing the information with employees, energy savings. Retrocommissioning started to say, “I want my he says, allows wide participation, and an older property may pay for itself in actions as simple as turning off lights and one to three years, Hartsfi eld says. (Energy Star) recogniƟ on copiers at night, and setting the energy management system back to standards 5. Engage Tenants too.... It’s a liƩ le like their if it has been overridden, can result in en- Pogue says about 50 percent of a ergy savings of 2 to 3 percent. Through building’s energy use comes from light- standardized regular multi-channel communication, ing and plug loads, which fall inside the Staples makes sure its employees under- end users’ space. Working with tenants test scores.” stand protocols and the need for contin- to install motion detectors or turn off uous improvement. “We don’t ever want computers at night can improve the — Joseph Clements, to hit the Energy Star score of 75 and say, scores further. Fulton County Schools ‘I’m done,’ ” Valair says. If tenants that pay their own utility bills aren’t required to share utility bill But mandates are just one factor 4. Don’t Give Up information with property managers, driving the use of Energy Star bench- that can be a barrier to achieving certi- marking. Investors, tenants, and clients On Older Buildings fi cation for multitenant facilities. Harts- are increasingly recognizing the benefi ts Surprising as it may seem, experi- fi eld says new leases are being written of Energy Star, according to Jennifer Mc- ence shows that new buildings don’t to refl ect the owner’s need for tenant Conkey, sustainability director for Prin- have an unfair advantage over older utility data, and many tenants with cipal. Many corporations and govern- ones when it comes to qualifying for pre-existing leases are happy to share mental entities now specify that they can Energy Star certifi cation. “A well-run only lease in Energy Star certifi ed spaces, property, regardless of age, can score or at least in buildings that have a plan better than a building that’s brand- in place to achieve the certifi cation. Ten- new,” says Hartsfi eld. ants recognize that an Energy Star build- Fulton County Schools didn’t earn ing may reduce their operating costs. Energy Star certifi cation for 91 buildings As more tenants are demanding because the school system has a fl eet of Energy Star certifi cation, they are look- new buildings. Fulton County Schools ing beyond the nominal rental rate to went through a construction boom in their occupancy costs, including en- the 1990s, producing many buildings ergy. “We have a very educated tenant built on similar plans, which made com- base,” Hartsfi eld says, “and that’s a large parisons easier. “We could fi gure out expense they have to pay.” Now, he says, why good performers performed good, instead of looking only at the bottom and replicate that,” Clements says. Ful- line on the energy bill, “they want to ton County Schools found that the cul- know what rates you’re getting from the prit was often climate control running “We don’t ever want utility companies, what you’re doing to at unnecessary times; nonprofi t groups oversee your HVAC.” often use the schools after hours, and it to hit the Energy Star was easy to leave the air conditioning 3. Make Energy Star the Rule running even after they left. score of 75 and say, CBRE began requiring every build- Even if a building’s age affects its ing larger than 100,000 square feet to effi ciency, it may not always be for ‘I’m done.’ ” be benchmarked 10 years ago, and now the worse. Pogue points out that older requires it of all properties, totaling 300 buildings may have windows that open, — Bob Valair, Staples

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the information when they recognize “We understand the EPA’s brand and the benefi t to themselves. our brand, and how to commingle At most of its locations, Staples is a them and make a stronger brand,” Va- tenant, but Valair says, “We have good lair says. “It’s a great partnership, but it lease language, and good rapport with also makes good business sense.” our landlords.” In their case, he says, “It’s not just about the labels,” Harts- they have sometimes been the one confi eld says, “but about being conscious of vincing the property owner that sharing energy effi ciency. Labels are an achieve- data and working together to reduce ment, but our actions are making sure energy use was worth it. we have properly running buildings.” Geography can play a role in unex- Energy Star is “a great vehicle to pected ways. Brandywine has concen- demonstrate to the taxpayers of the trations of properties in Philadelphia county that we’re using good fi duciary and in Austin, Texas, and Hartsfi eld says responsibility to operate the building,” “There are literally that Austin tenants are “much more sav- Clements says of the Fulton County vy when it comes to Energy Star,” possi- Schools. “We’re being good stewards of hundreds of cases where bly because the businesses are younger tax money.” As the number of certifi ed and more technology-oriented. buildings began to rise in recent years, buildings have been able schools “started saying, ‘I want my rec- 6. Use Energy Star ognition, too.’ … It’s a little like their standardized test scores.” ■ to raise their scores from To Make a Statement the 50s to the 80s with As more cities and states require David Lewellen is a freelance writer buildings to disclose their energy use, who covers facility issues. limited capital.” Energy Star is a well-understood report- Email comments and questions to ing tool, and a high score can demon- [email protected]. — David Pogue, CBRE strate a commitment to sustainability.

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33_BOM_1215 YASKAWA.indd 33 11/18/15 8:45 AM buildingoperatingmanagement 34 DECEMBER 2015 WATER EFFICIENCY

Facilities Respond to California’s Drought Facing the governor’s water-reduction order, facility managers are ﬁ nding innovative ways to save water, both indoors and out by ronald kovach, managing editor

n the face of California’s severe water crisis and a man- utilities), where physically and fi nancially feasible, so you Idatory-water-reduction order from the governor, what’s a can manage the data. You have to have the baselines of what facility manager to do? As it turns out, the state’s facility and the consumption is related to. If someone says, ‘Cut 25 per- sustainability people have responded in many interesting cent,’ and you don’t know what it means, it’s pretty tough to and effective ways, including cutting way back on watering, manage things. The second thing is, once you understand installing new equipment with better design and technolo- the baseline data, what can you realistically use it to do?” gy, changing vegetation, feeding reclaimed water to cooling towers, and capturing rainwater and runoff for irrigation. In Taking Action addition, communication initiatives at some facilities have At San Diego Unifi ed School District, a facilities team aimed at making employees more conscious about water huddled after the April edict and came up with a plan to consumption and leak-reporting. signifi cantly cut back on watering ornamental lawns, which Many of these approaches were underway before Gov. are just there for looks, but to avoid hurting trees. “So there’s Jerry Brown announced mandatory water-use cuts in April, a balance there. Some manual watering is done, but the ma- but some were taken in direct response to it. In his April ex- jority is controlled through an irrigation control system,” ecutive order, the fi rst such action in the state’s history, Brown says Darin Vey, energy utilities program supervisor. directed the State Water Resources Control Board to impose The district’s 185 schools and 15 or so additional facilities a 25 percent reduction on the state’s 400 local water supply mean there’s a lot of lawn and plants to water. But largely agencies over the coming year. The agencies were directed through the reduction in irrigation, the district managed to to come up with water restrictions and monitor compliance. cut its water use in half, when comparing mid-year 2015 to One reaction that is not justifi ed is throwing up one’s mid-year 2013, according to Vey and Tom Wright, whose du- hands in shock and desperation, in the eyes of Larry Mor- ties include environmental compliance. Some district lawns gan, senior facility manager at SAP, a big software company. have gone brown, others haven’t, depending on the climate. “This drought cycle we’re in right now is nothing new,” he At the University of California, Merced, which has about says. “In fact, there have been decades-long, severe drought 6,300 students, a multi-department stakeholders meeting periods in recent history. So it shouldn’t come as a surprise, was held soon after the governor’s April announcement and and if you do two things you will be better prepared for the the grounds became a main focus of water-saving, says Var- next cycle: One is to submeter water (for that matter, all ick Erickson, campus energy manager. The school replaced roughly 700 sprinklers with a design that minimizes evaporation, overspray, and runoff, he says. The facilities department At California State reduced the amount of watering everywhere on campus, and

University, Stanislaus, CALIFORNIA STATE UNIVERSITY, STANISLAUS worked with the athletic department to manage the recre- the Reﬂ ecƟ ng Pond ational ﬁ elds with less water, while also keeping them safe. is part of a water The department began using an evapotranspiration (ET) reclamaƟ on system irrigation control system in 2014. ET is a measure of how that collects and much moisture is lost from the ground through evaporation re-uses all rainwater. and from plants through transpiration. Very hot, dry weather, for example, will have a high ET rate and more irrigation will be needed. The system is programmed with plant types and sprinkler rates, and adjusts watering times based on daily ET rates obtained from a weather station. “We got

lucky there because we had been piloting this system just

34-36_BOM_1215 water.indd 34 11/23/15 8:28 AM buildingoperatingmanagement DECEMBER 2015 35

before the governor’s mandate and we fast-tracked it,” Er- and we collected over 2 million gallons of water,” he says. ickson says. “Typically these systems save 30 percent on ir- In response to the governor’s edict, the university has rigation. We’re getting more than that, because we’re some- completed a project to tap into the campus irrigation loop times overriding it to reduce water even more.” to send reclaimed water, after fi ltering and cleaning, to the The facilities department also piloted a leak-reporting cooling towers. That change has worked well and is pro- system based on QR codes to greatly simplify and speed the jected to cut campus potable water use nearly 20 percent. process. Someone seeing a leak can now scan the code lo- Similarly, Nvidia, a visual-computing company based in cated nearby, which will quickly kick out a work order. Santa Clara, is in the permit application phase of connecting As part of its pursuit of drought-tolerant landscaping, to the local utility’s reclaimed water supply for data center Manco Abbott, Inc., a property management fi rm serving cooling towers, according to Bruce Thorpe, head of global Central California, has used hydrogel at commercial and energy and critical environments. After commissioning, he multi-family properties to extend water feed to the grass, says estimates use of the reclaimed water will save over 8 million Robin Adcock, energy and sustainability coordinator. Once gallons of potable water every year. the gel is injected into a lawn, grass roots attach to the mate- When the governor’s edict came out, the Irvine Compa- rial and feed continuously on its sponge-like beads, she says. ny, a property management fi rm, appointed its vice presi- “You just need to water enough to keep the gel hydrat- dent of environmental affairs, Dean Kirk, as chair of its new ed,” she says. She had hydrogel installed in Fresno at a large water conservation task force and charged a multi-division commercial building, which cut water use and run time team with understanding the new water requirements and over the last year by 43 to 47 percent. “The cost is around how to meet them. The water emphasis was nothing new at 25 cents per square foot and the gel lasts fi ve to seven years. Irvine, Kirk says; the company has long had a strong com- We had several days of 106 to 108 this year and my lawns mitment to water conservation and recycled water. remained green,” she says, despite watering restrictions. Still, the team “dusted off” Irvine’s portfolio of 500 buildings, which range from skyscrapers and resorts to retail and Rigorous Water Reclamation apartment facilities, and went looking for new exterior and At California State University, Stanislaus, no potable wa- interior conservation opportunities, he says. These have inter at all is used for irrigation, says Louie Oliveira, manager cluded installing high-effi ciency sprinkler systems, irriga- and chief engineer. Anything that comes off roofs, parking tion controllers, and smart valves; seeking areas where turf lots, streets, and sprinkler overfl ow is collected, pumped might be replaced with landscapes that are more drought- through fi lters, and used for irrigation throughout campus. tolerant; and managing the overall system more effi ciently. The 9,000-student school, located in Turlock amid the Irvine says its measures cut outdoor potable water use agriculture-rich Central Valley, sits on 220 acres of fl at ter- by about 30 percent and 37 percent, respectively, at the two rain. The school’s water reclamation system collects all biggest water agencies it uses — the Irvine Ranch Water Dis- rainfall and pumps it into a refl ecting pond and on-campus trict and the city of Newport — over June, July, and August. lakes, which together store more than 12 million gallons. At Stanford Health Care, in Palo Alto, the organization Oliveira and building service engineers have installed a had undertaken many water-reduction efforts well before sophisticated system that measures and controls all the wa- the April edict, starting with free, detailed water audits terfl ow. “A few months back we had a half inch of water fall done in 2009. The audits provided a clear understanding of

Saving H2O in CA Water-saving ac ons in California facili es that describe water conserva on have conducted as a high priority a water audit 51% have educated occupants about have a formal water 81% water eﬃ ciency conserva on plan 44% get water from alterna ve submeter sources like gray water, 64% water use rainwater, or condensate 26% have speciﬁ c goals use reclaimed water for water-use from a wastewater 58% reduc on treatment facility 25% Source: BOM survey

34-36_BOM_1215 water.indd 35 11/23/15 8:28 AM buildingoperatingmanagement 36 DECEMBER 2015

water use and supported the develop- Another big water-user, the com- ator turnover, and poor maintenance. ment of conservation priorities and mercial dishwasher, is getting new ““It’s not just that it’s old equip- investments, says Krisanne Hanson, scrutiny in California. At the Univer- ment. You put a brand new machine director of sustainability. The latter in- sity of San Francisco, a more effi cient in there, it’s going to have problems if cluded installation of over 700 laminar dishwashing system in the campus the same old habits carry over to the fl ow restrictors, a reduction in exterior kitchen installed last summer has renew machine,” Delagah says. watering, and the shuttering of non- duced water use by 720,000 gallons, At SAP, water efforts have included critical outdoor water features. says Craig Petersen, director of opera- moving into a xeriscape program that But the biggest step was a major tions. “Ultimately,” he says, “the savings removes non-native vegetation and upgrade of the huge cleaning and are three-fold: less water used, less en- redesigns landscaping to add drip sterilization system for surgical instru- ergy required to heat the water, and less systems and native vegetation that re- ments, which began saving the orga- wastewater (sewer) disposal fees.” quires less water, fertilizer, and main- nization 12 million gallons of water a tenance, Morgan says. The company, year and was a key factor in its achiev- Hidden Water Use with 4,000 workers in California, is ing a 38 percent year-over-year water At San Ramon’s Food Service Tech- installing a submetering water pro- reduction, Hanson says. Every year nology Center, a new study of water gram in its cafeterias as a means of the medical center sterilizes about 18 and energy use in large dishwashing providing the quantitative data that million surgical instruments. Under machines found the equipment uses allows qualitative decisions. One way Stanford’s previous systems, steam two to three times the water expected, to get employees’ attention about wa- sterilizers generated hot condensate says research engineer Amin Delagah. ter use, Morgan suggests, is to describe that needed to be cooled before dis- The machines are often water-ineffi - its effect on company profi t margins charge into the sewer system. In 2012, cient, he says, but outdated or aging and hence bonuses. “Economics,” he Stanford began reaping big water sav- equipment is not the only big prob- says, “is a powerful approach that has ings by installing a closed-loop system lem. Other factors are at play too, he cross-functional impact.” ■ which contains and cools the conden- says, including poor commissioning sate and eliminates the need to cool of new equipment, inadequate train- Send questions and comments to it with domestic water, Hanson says. ing, careless operating practices, oper- [email protected].

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37xcel_BOM_1215 XcelEnergy.indd xcel_37 11/17/15 10:58 AM buildingoperatingmanagement 38 DECEMBER 2015 FLOORING

Four Steps to a Sustainable Floor People and planet can beneﬁ t from carefully selected ﬂ oors by karen m. kroll

ny facility manager knows it’s ways to reclaim and reuse materials at A easy to fi nd products that make end of life, and also in adopting more some claim of environmental friendli- transparent product declarations. As ness. What’s more diffi cult is determin- a result, facility managers are left with ing just what the claims mean, and how a vast assortment of possibilities in credible they are. the realm of fl ooring that are good for One primary goal in assessing the the environment as well as facility oc- “green-ness” of building products is cupants. To fi nd the product that best determining the impact they can have suits a project’s needs while also reduc- on the health of a building’s occupants, ing impact on human health and the as well as the people who manufacture, environment, facility managers can install, and maintain the products. An- focus their research on several areas, other is evaluating the environmental such as materials use, product content, At Southwestern Energy’s impact from the moment the materi- and third-party certifi cations. headquarters in Houston, als are sourced or developed, through carpet Ɵ le helps minimize the manufacturing, distribution, and ap- amount of materials used when plication, until the product reaches the replacing a trouble spot, while end of its current life. MATERIALS USE porcelain Ɵ le provides a hard- The fl ooring industry has been one STEP 1 One way to reduce a build- wearing, long-lasƟ ng fl ooring of the leaders in improving the sustain- ing’s impact on the environment is material. ability of its product offerings, creating to follow the “reduce, reuse, recycle” mantra and use fewer materials, says GARRETT ROWLAND Cindy Davis, director of research and information center and LEED certifi - cation with Callison Architecture. In some locations, that may mean opting for, say, polished concrete rather than a fl ooring system, she says. Along those lines, durability should be a key consideration when a fl ooring system is installed. “It’s equal to any other green strategy,” because it also minimizes the amount of materials used over time, Davis says. Similarly, carpet tile can minimize the use of materials by enabling easy replacement of just the areas that receive the greatest use, says Anica Lan- dreneau, director of sustainable consulting with HOK. What a facility will do with a fl ooring product once it has reached end of useful life also enters into the materials-

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use considerations. Ideally, any materials will fi nd a second for products made from petroleum, which often need to be life after they’ve been used once. For instance, a number of transported from great distances. carpet manufacturers will take carpet that’s reached the end One example is an old standby: linoleum. Its main ingre- of its life, separate the carpet fi bers from their backing, and dient is linseed oil, which comes from the fl ax plant. “It’s the recycle each component into carpet or other materials, Lan- most commonly used sustainable hard surface,” says Ruth dreneau says. Some carpet materials can be recycled mul- Janssen, director of interiors with Leo A Daly. tiple times. More than 500 million pounds of carpet, or 14 Closely related to bio-based content considerations is the percent of the 3.7 billion pounds of total discarded carpet, product’s “rapidly renewable” content. LEED considers ma- were diverted from landfi lls in 2013, according to the non- terials rapidly renewable if they’re derived from plants with a profi t organization Carpet America Recovery Effort (CARE). harvesting cycle of no longer than 10 years. Among the fl ooring products that tend to fall within this defi nition are cork, bamboo, and linoleum. Cork, for instance, comes from the bark of the cork oak tree. After the bark is harvested, it grows SUSTAINABLE CONTENT back, maintaining the health of the tree. STEP 2 Thinking about how materials can be disposed However, any calculation of the environmental impact of or reused at end of life naturally leads to considering mate- these materials needs to account for transportation, Brower rial content in the fi rst place. A common designation facility points out. For instance, many of the largest concentrations managers will come across is a listing of the recycled content of cork trees are in countries around the Mediterranean. in a product. Shipping rapidly renewable products long distances can Flooring systems made from recycled or reclaimed make “the environmental calculation good for the product, material, whether old wood beams, discarded carpets, or bad on transportation,” he says. empty soda bottles, reduce the impact on the environment that results from extracting, processing, and transporting virgin materials. An added bonus: Some systems “are steeped in cultural CHEMICAL EXPOSURE history, and that can resonate with clients,” says Anthony STEP 3 The content of fl ooring material also potentially Brower, LEED AP BD+C, sustainable design director with has a direct, and long-term, impact on indoor environmental Gensler. For instance, wood beams reclaimed from a local quality and human health exposures. landmark and incorporated within the fl oor of a new offi ce When it comes to evaluating the sustainability of fl oor- building can lend it cachet, and even be a selling point with ing and other building materials, “we think human health prospective tenants. should be top of mind,” says Maria Rutland, senior market-

HOK ing manager for the environment with UL Environment Inc. “It’s how the people in the space where the product is used will be impacted.” Using low-emitting products is one of the easiest ways to contribute to a healthier indoor environment, Rutland adds. This not only benefi ts tenants, but can reduce the number of complaints facility managers receive. In addition to limiting exposure through the chemistry of a fl ooring product, care should also be taken to avoid creating VOC exposure through the cleaning methods used. “The idea of sustainable fl ooring and maintenance go hand in hand,” says Juli Schroeder, senior associate and senior interior designer with Gensler. This includes the methods used to clean a fl oor and how frequently cleaning is required. Some manufacturers warn that the use of harsh cleaning products may not only bring unwanted chemicals into a building, but also negatively affect how their fl ooring materials perform, Davis says.

The Fairfax Community Center at Fort Belvoir, Va., used salvaged wood fl oors, which in addiƟ on to reducing the environmental impact of the fl ooring can add cachet to a space. THIRD-PARTY CERTIFICATION STEP 4 Facility managers can be forgiven if their heads Besides recycled content, high degrees of bio-based prod- spin a bit from all that could be used to deem a fl ooring products can be desirable. Bio-based products are derived from uct “green.” But thankfully they don’t have to do all the home- plants and other renewable agricultural, marine, and forestry work from scratch. One way to distinguish legitimate claims materials, according to the U.S. Department of Agriculture. of “greenness” from more questionable ones is by checking They can minimize the use of materials that contain sub- for any certifi cations a fl ooring product has earned. Certifi - stances, such as carcinogens, shown to have harmful effects cation shows that “the claim the product is making can be on health, Davis says. In addition, they can reduce the need trusted, and the product has undergone a third-party, scien-

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tifi c evaluation,” Rutland says. as paints, coats, and sealers, says Linda LEED projects in October 2016, contains Among the certifi cations facility man- Chipperfi eld, vice president of marketing, several signifi cant changes from the pre- agers might come across are these: focusing on product lifecycle impact on vious version, LEED 2009, changes that FSC Certifi ed: The Forest Steward- human and environmental health. can help facility managers evaluate the ship Council (FSC) has developed 10 NSF International/American Na- environmental impact of fl ooring and principles for FSC-certifi ed forests, such tional Standards (ANSI): Two standards, other products. These include the Envi- as forest management shall “maintain the NSF/ANSI 140, Sustainability Assess- ronmental Product Declaration, or EPD, ecological functions and the integrity of ment for Carpet and NSF/ANSI 332, Sus- and the Health Product Declaration, or the forest.” tainability Assessment for Resilient Floor HPD. With both, the fi rst goal is greater Cradle to Cradle: The Cradle to Cra- Coverings, are relevant when assessing transparency, Landreneau says. Greater dle Certifi ed Product Standard “covers the sustainability of fl ooring. Both are transparency should lead to materials the environmental impact of a product multi-attribute standards that cover a optimization, she adds. over its lifecycle,” Landreneau says. It number of green characteristics, includ- Landreneau acknowledges that some looks at material health, material reuti- ing recycled content, the use of bio-based manufacturers are leery of publicizing the lization, renewable energy and carbon materials, and low VOCs, says Jenny Oor- ingredients that go into their products. In management, water stewardship, and beck, general manager, sustainability, lieu of disclosing this information, manu- social fairness. with NSF International. They also con- facturers can obtain a Cradle to Cradle cer- Greenguard UL Environment: One sider the manufacturing process. tifi cation. This shows that the manufactur- focus is certifi cation for low-emitting Floorscore: Floorscore certifi cation er not only disclosed the ingredients, but products, Rutland says. Product samples shows that a product meets the VOC had them evaluated by experts. ■ are tested for about seven days, and mod- emissions requirements of the California eling is used to understand off-gassing Section 01350 Program, “the only health- Karen M. Kroll, a contributing editor after installation. Greenguard also docu- based building material specifi cation,” for Building Operating Management, is ments what the emission sources may be according to the CA.gov website. a freelance writer who has written exten- during manufacturing, Rutland says. LEED: Although it’s not a certifi cation sively about real estate and facility issues. Green Seal: Green Seal certifi es adhe- program for products, LEED v4, which is Email comments and questions to sives and fl oor-cleaning products, as well scheduled to become mandatory for new [email protected].

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43_BOM_1215 Reliable Controls.indd 43 11/16/15 7:53 AM buildingoperatingmanagement 44 DECEMBER 2015 GREEN GOVERNMENT BUILDINGS

High-Performance In Action Two high-proﬁ le government buildings improve operations to hit their energy efﬁ ciency targets by greg zimmerman, executive editor

n the pages of this magazine, as NREL’s Research more than 95 percent capacity — the I in the trade media at large, you Support Facility headcount is about 1,300. frequently read success stories about One important strategy was retool- fancy, new ultra-effi cient high-per- Hailed as the largest net-zero en- ing the dashboards in the lobby to make formance buildings. These buildings ergy building in the world, this now it clearer to non-engineers how the push the envelope on what’s possible 360,000-square-foot facility (it opened building is performing. “Even the di- in terms of how buildings are de- in 2010 at 220,000 square feet, but a rector of NREL didn’t understand,” says signed, built, and operated. But then, third wing has since been built) was a Pless. “So he tasked us with developing silence. There’s rarely any follow-up subject of coverage in February 2010 a next-generation dashboard so he can to explain how these buildings con- and again in October 2012. The LEED know in fi ve seconds if the building is tinued performing after the scrutiny Platinum building is net-zero energy on track.” (See “NREL’s Dashboard: Be- ended and the ink dried on all the — its energy use intensity (EUI) has fore and After” on the facing page.) breathless magazine stories about been consistent for the last fi ve years, Also, to get occupants involved, them. So to remedy that, what fol- at about 35-36 kBtu/sqft/yr. NREL developed a Building Agent App lows are updates on two government “The key is not to rest on your lau- for everyone’s laptop which allows oc- buildings, the National Renewable rels,” says Shanti Pless, senior energy cupants to provide feedback. The origi- Energy Laboratory’s (NREL) Research effi ciency research engineer for NREL. nal purpose of the app, says Pless, was Support Facility in Golden, Colo., and So the building has been able to main- to tell occupants when they should and GSA’s Federal Center South Building tain its ultra-effi ciency with a range of shouldn’t open windows. It’s evolved 1202 near Seattle. In both cases, these high-performance operations initia- from there, though, to allow for satis- buildings have continued to meet ef- tives. Many have been focused on oc- faction surveys, feedback on whether fi ciency goals. cupants, as the building has fi lled to a space is too hot or cold, and any

NREL

Maintaining an EUI of 35-36 kBtu/sqŌ /yr, the Research Support Facility is the largest net-zero energy building in the world.

44-46_BOM_1215 GreenGovt.indd 44 11/18/15 1:27 PM buildingoperatingmanagement DECEMBER 2015 45

other issue facility managers should NREL’s Dashboard: backup power. Soon, Pless says, he’d like be aware of. “We’ve learned a lot about Before and AŌ er the building to be net-positive — to be how buildings can talk to occupants able to either store energy or to send it and vice versa,” says Pless. “We want back to the grid. > At the Research Support to engage occupants to do good if they “We are continuously striving for Facility, the dashboard want to, but not all occupants want to.” was redeveloped to make improvement, for both meeting our As an example, occupants have to it easier to tell quickly how net-zero energy goals and to demon- turn lights on manually everywhere, the building is performing. strate to the building industry how it either task or overhead — the default The top photo is the old can be done,” he says. mode for all lighting is “off.” If they leave dashboard, the bottom is a space or their desks, vacancy sensors the new one. Federal Center South turn lights off. “We think this is the right combination of occupant engagement Building 1202 and controls,” says Pless. Our cover story in June 2014 examined Additionally, because plug loads are this building’s unique design-build such a high percentage of the total en- contract structure. Part of the contract ergy spend for a net-zero energy build- was a guaranteed level of performance ing, occupants use smart power strips for the building one year into its op- that provide power for 11 hours. The oc- eration — a guarantee on which the cupant pushes a button on the strip to design-build team staked 0.5 percent of get 11 hours of power and then it shuts the contract. The January 2013 through off all devices. If occupants need more, January 2014 performance period al- they simply press the button again. lowed designers and operators to ﬁ ne- The goal regarding occupants, says tune and optimize the building and hit

Pless, is to create localized solutions SOURCE: SHANTI PLESS, NREL its design targets. that work for individuals. “Everyone’s Today, despite increases in plug different, so there’s no single solution loads, increased occupancy, and some for everyone,” he says. This includes in decommissioning old equipment in changes in operating hours, the build- glare controls and glare screens, desk- the building’s data center. This has had a ing uses about the same amount of en- tops fans that run from USB ports, task big impact on energy use, he says. ergy it did at the end of its performance lighting, and fl exible offi ce furniture. Keeping a more careful eye on the PV period nearly two years ago — about 35 “The building was supposed to be systems has also been a focus. “We only kBtu/sqft/yr. The contract on the build- smarter than the occupants, but we have 365 days of production, so if you ing was to hit a target of 26.8 kBtu/sqft/ soon learned that wasn’t the case,” lose one day, that can be impactful to yr, and when GSA adjusted for some says Pless. “No one ever gets controls net-zero goals,” says Pless. Although the factors (longer operating hours and to be perfect.” So giving occupants the PV system is still grid-tied (meaning it higher plug loads) not included in the ability to control their spaces and pro- doesn’t work if power is lost), Pless says performance requirement, the EUI vide feedback has been a key to not one of the plans for the future is to create was 25.7 kBtu/sqft/yr. Today, using the only the building’s net-zero energy a micro-grid and therefore the ability to same adjustment, the EUI would be goals, but also occupant satisfaction. island the building. “We’re investigating 26.0 kBtu/sqft/yr. The building also now has a so- this possibility now,” he says. This, like Over the past two years, GSA has phisticated fault detection system that being as effi cient as possible (especially gone through some belt-tightening alarms if a control sequence is manually in the data center, where the power us- and reduced space by 10 percent with- overridden. And Pless says a major ini- age effectiveness, or PUE, is about 1.2), out reducing head count. That space tiative in the last six months has been to is a resilience strategy — the more effi - — about 20,000 square feet — is being convince IT staff to be more aggressive cient a building, the longer it can run on taken by Veterans Affairs. The occu-

BENJAMIN BENSCHNEIDER

GSA’s Federal Center South Building 1202 uses GSALink, a sophis- Ɵ cated energy analyƟ cs program, to maintain energy performance.

44-46_BOM_1215 GreenGovt.indd 45 11/18/15 1:27 PM buildingoperatingmanagement 46 DECEMBER 2015

pancy for the building sits in the high tinue to adjust building parameters angle not predicted by the design soft- 600s, according to Kurt Spieth, building as necessary.” ware tools. Therefore, the sun poured services specialist for GSA. Spieth says GSALink’s biggest bene- into the heavily daylit building at unex- The building’s year-long perfor- fi t is that it helps remove the possibility pected angles, forcing many occupants mance period — when engineers, of human error. “Analytics know best, to use umbrellas to reduce glare. Novini designers, and consultants were still computers know best,” he says. “Just let says the team is working on some shad- involved in the day-to-day fi ne-tuning the building run, don’t override, don’t ing strategies to fi x this problem, which of the building — continues to pay divi- make needless changes.” may only get worse as the climate con- dends, says Marty Novini, mechanical Facility managers have also added tinues to change, he says. engineer with the facility. smart power strips to try to reduce As well, because of the extremely “The big impact that the method of the higher-than-expected plug loads. low airfl ow in this high-performance contract had was that the design-build If engineers need all-night power for building, plants in the atrium were dy- team was engaged to make sure the security updates, they can bypass the ing en masse. Novini says the building building performed optimally before power strips. is replacing the live plants in its atrium they left,” says Novini. “It’s a benefi t Additionally, the facilities team uses to correct this unforeseen issue. that will pay over the life of the build- what is the home screen for everyone’s Overall, however, GSA is still ex- ing.” Novini says the design-build team computer to provide updates on the tremely pleased with the building, and was also instrumental in training cur- building and offer energy tips. This the fact that its energy use, after nearly rent operators in running the building. helps get the occupants involved with three years of operation, has remained Additionally, the operations team the building’s energy goals. consistent is a testament to the effec- has installed a program called GSA- tiveness of the unique design-build Link, a sophisticated energy man- Sunny Days contract structure and the smart, de- agement and analytics system which But it hasn’t been all sunny at Feder- liberate thinking about the building’s includes fault detection. “It’s a pro- al Center South — or, more accurately, operations during design. ■ active approach to fi nding defi cien- it’s been too sunny. This year, spring cies,” says Novini. “We review all the came much sooner than normal, with Send questions and comments to data on a monthly basis, and con- more sunny days and with the sun at an [email protected].

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PREVIEW NFMT BALTIMORE

Now Trending: IoT Metrics, big data, and analytics take center stage in Baltimore

by wendy dietzler, vice president of education and conferencing Every year, Oxford Dictionaries releases its Word of the of education for NFMT. “In order to get the most from IoT Year, or WOTY, identifying a word or term that has become technologies and strategies, facility managers have to have a part of the mainstream over the past 12 months. Recent a fi rm grasp of how and why to harness building data and examples include gif (2012), selfi e (2013), and vape (2014). apply it correctly. Our new IoT track is a defi nite step in The staff broke new ground in 2015 when it identifi ed an that direction.” emoji as the offi cial WOTY. While the 2016 votes are far from Find more information about NFMT 2016 at www.nfmt. being cast, the term Internet of Things (IoT) is sure to be in com. The three-day conference and expo is free to attend. ■ the running. The phrase has been everywhere lately (including in a Email comments to [email protected]. special section of this magazine in October), emphasizing the emerging role of network connectivity and the ability of an array of technologies to send and receive data. In facilities, the promise of IoT is already being realized as NFMT Baltimore many buildings already feature networks of sensors to Schedule At-A-Glance gather data from the real world, in real time. While IoT waits for the Oxford committee to de- liberate, the acronym gets its time in the spotlight at TUESDAY, MARCH 22 the upcoming NFMT 2016 Conference & Expo, taking 8 to 8:50 am General Session place March 22-24 in Baltimore. A track dedicated to 9 to 11:50 am Concurrent Educational Sessions IoT in buildings will feature in-depth discussions of how Noon to 4 pm Expo Hall Open technology is elevating the role of data in optimizing facil- 4 to 5 pm Networking Party ity and equipment performance. The track kicks off with a presentation from Julien WEDNESDAY, MARCH 23 Stamatakis of Senseware, who will deliver a talk on “The 7:45 to 8:50 am Morning Networking Internet of Things Is Coming, Is Your Facility Ready?” and 9 to10:50 am Concurrent Educational Sessions identify the challenges and potential solutions IoT tech- 11 to 3 pm Expo Hall Open nology can offer. Other sessions in the track include “The 3:10 to 5 pm Concurrent Educational Sessions IoT of Energy Management” and “The Role IoT Will Play in 4:10 to 6:30 pm Women in FM Roundtable & Reception the Facility of the Future.” 5:10 to 6:30 pm Solutions Exchange Networking Event “The Internet of Things has the potential to truly 6:30 to 8:30 pm Young Professionals Happy Hour transform facility management,” says Amy Brown, director THURSDAY, MARCH 24 8 to 8:50 am General Session 9 to 10:50 am Concurrent Education Session 11 to 2 pm Expo Hall Open

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