Me and the World In the larger societal context, we all require a great deal of resources for physiological, safety, cultural and participation needs…including energy, water, and physical materials created from the natural world. Some examples would be clean water for bathing and cooking and electricity for lights to read by at night (think about how short your day was the last time the power was out) to fuels to move us along our daily routines or to a snorkeling vacation in Costa Rica. Add to these our seemingly insatiable desire for electronic communications like email, twitter and the internet. In fact all of these “every day” activities form complex and robust human consumption patterns that depend on the earth's resources. Did you know that the United States has about 5% of the world’s population but uses 25% of the world’s resources? With projections that human population growth will exceed 8 billion by 2025 (a 20% increase from 2009), the time has come to understand the impact of our choices at home and at work and challenge the actions, thinking and belief systems evidenced in our daily lives. How might each of us behave differently tomorrow than today having learned a bit more about the impact of our individual and collective choices?

Duke Energy Center at Wells Fargo Cultural Campus Case Study

“Leave the world better than you found it, take no more than you need, try not to harm life or the environment, and make amends if you do.” - Paul Hawken

The phrase Triple Bottom Line (TBL)

TBL was coined in 1997 by John Elkington in his work Cannibals with Forks: The Triple Bottom Line of 21st Century Business. TBL is also referred to as People, Planet, Profit; or to capture and expanded spectrum of values and criteria for measuring success ˘ Social, Ecological, Economic.

PEOPLE PLANET PROFIT

SOCIAL ECOLOGICAL ECONOMIC

Human Impact: New Ways of Behaving - Building - Being

ˆIf not now, when ... and if not us, who ... for ˆwe are the ones we have been waiting for.˜

Human impacts continue to grow at a rapid rate while the global ecosystem and the services it provides remains a closed system. (Humans cannot create watersheds, gene pools, topsoil, wetlands, rivers or atmospheres, let alone an entire ecosystem.) One of the most negative human impacts to our ecosystem is the design, construction, operation and eventual demolition (waste) of the built environment including commercial buildings.

However, the vast majority of building projects are still conceived and executed according to a world view that hasn't changed since the late 18th Century and the start of the Industrial Revolution. Then business decisions were based on the idea that human capital is finite and natural resources are infinitely abundant. The obvious truth of the 21st Century is exactly the opposite… there's a surplus of people worldwide, and a scarcity of the natural resources and systems that provide vital life-support services. As a partial response to this emerging awareness, in the summer of 2005, Wachovia began its work on a Climate Change Commitment that would require it to reduce its greenhouse gas (ghg) emissions by a significant degree. In a financial services company like Wachovia / Wells Fargo the majority of the ghg emissions (nearly 90% in our case) are attributable to the electricity and other fuels consumed in our corporate buildings. Therefore it became very apparent that any new buildings would need to be built to different standards than in the past. This timeline coincided directly with the planning of a 1 .5 million square foot tower that would come to be known as the Duke Energy Center (DEC). In a strategic planning session for the project…the question was raised “If not now, when? If not us, who? The answer was to set the project on course to be a building designed, constructed and operated to higher standards than “business as usual” where lowest first cost, traditional business partners, embedded historical practices, doing what had worked in the past…etc was seen as the model of the future.

We came to realize that as buildings and environmental interests increasingly overlap, companies that recognize this convergence stand to improve their bottom lines, help solve environmental problems and feel better about what they do all at the same time. Therefore in this project we adopted a series of new integrated design, construction and operational methodologies - that challenged us to act, think and believe differently - to ensure that the building responds to the demands of the 21st Century. Here are a few examples of how our actions, thought processes and beliefs evolved over the course of this project:

• INCREMENTAL / INDIVIDUAL Changed actions: building-wide consumable recycling program for all tenants

• TRANSITIONAL / BUILDING Changed thinking: the building is turned OFF until you turn it ON. • TRANSFORMATIONAL / INDUSTRY Changed beliefs: all tenants are required in the lease agreement to

pursue sustainable design and construction methods by achieving LEED Certification. One of the key integrative methodologies we adopted was the Triple Bottom Line (TBL), an “accounting” of a larger set of goals than purely traditional financial targets. The TBL articulates social, ecological and economic measures of success and we are evaluating the success of this project’s in each of these areas.

"Green Development is good business. Tenants, owners, purchasers, and brokers are all becoming more sophisticated and are realizing the financial and social benefits of green product." - Gerald Hines, Chairman, Hines

US Buildings Residential / Commercial 40% Primary Energy Use

72% Electricity Consumption

39% CO2 Emissions

13% Water Usage

75% of the Earth is water. Only 3% of the Earth’s water is drinkable. Leaving the tap on while brushing your teeth can waste 2.4 gallons of water per minute.

• The roof of a commercial building is often used to house the mechanical equipment. The DEC roof is

landscaped with native and adaptive plants. The green roof is a strategy used to mitigate stormwater, while simultaneously providing tenants a connection between the indoors and outdoors.

 

• The building harvests approximately 1.6 million gallons of stormwater annually, this results in greatly reduced impact on city infrastructure as this water is not sent through city pipes to be treated, rather it is used where and when needed. The utilization of on-site captured stormwater will provide 100% of the irrigation needs for the plaza and green roof vegetation, eliminating typical potable water usage for landscaping.

• Green Roofs alleviate the heat island effect by replacing heat absorbing surfaces with plants, shrubs and small trees that cool the air through evapotranspiration.

 • Retaining storm water for use on site equals a reduced cost to the building owner to release

stormwater to the city’s infrastructure.

• Captured stormwater is used for irrigation which saves on the cost to purchase potable water from the city.

• A vegetated roof increases the insulative value of the roof, which reduces the amount of energy need for cooling, in turn saving the building owner on energy costs.

• A conventional roof is generally replaced every 20 years, while a vegetated roof has a lifespan of more than 40 years.

STORMWATER MANAGEMENT

"Unless someone like you cares a whole awful lot -

Nothing is going to get better. It's not."

— Dr. Seuss

LIGHTING

• Daylit spaces can increase occupant productivity and reduce absenteeism. The layout and floor plan

of the building allows for well daylit space, and with thoughtful interior design all occupants can be provided with views to the outside which help create a connection to the outdoors.

• Custom designed daylight harvesting blinds (Nysan) reflect an abundance of natural daylight into the interior of the building, thereby reducing the need for electric lighting.

• The exterior wall was designed to utilize well-insulated spandrel glass between floors along with high

performance 'low-e' glazing to reduce the amount of heat gain from sunlight but also allowing natural daylight into work spaces.

• Automatic daylight sensors and electronic dimming controls allow the output of the light fixtures to be adjusted based on the amount of available daylight. This happens so subtly that the changes in fixture output are imperceptible, providing the appropriate level of light.

• Occupancy sensors are located throughout tenant spaces and in restrooms so that lights are off unless tenant needs them.

• These efficiency strategies and technologies reduce the demand for electricity required for lighting as well as generate less heat, thereby reducing the air conditioning demand.

• Tenants are required to design the lighting in their space to 15% below what is allowed by the building

code. The integrated strategies of occupancy sensors, maximizing daylight into the space, dimmable lighting fixtures, and highly efficient lights contribute to the building using 22% less energy than a similarly designed conventional building. Less energy used = less money to operate the building.

The HUMAN dimension of building “green” Health and Productivity of a business’ total tenant expenses: Employee Salary & Benefits = 78% Building-Associated Costs = only 9% …and if you calculate Revenue, the gap is even greater… … thus if sustainable design can help improve overall employee health & productivity, the payoff is far greater than any reduction in building life cycle cost.

Staff

Technology

Building

Churn 1%O & M 2%

Rent 6%

Technology 13%

Benefits 24%

Salary 54%

Source: Carnegie-Mellon University

GSA Study

Staff

Technology

Building

Staff

Technology

Building

Churn 1%O & M 2%

Rent 6%

Technology 13%

Benefits 24%

Salary 54%

Source: Carnegie-Mellon University

GSA Study

"Environmental responsibility is the future of real estate—the choice is not whether, but when. As the public begins to understand that healthier and more productive buildings are possible, they will demand them! Smart companies, well positioned in the marketplace, will benefit." - Douglas Durst, President, The Durst Organization, Inc.

The U.S. represents 5% of the world’s population, yet we use 25% of the world’s energy...

BUILDING MATERIALS

• All adhesives, sealants, paints, coatings, carpet and composite wood (i.e. plywood) used in the project

meet strict standards for limiting the amount of chemical components which off-gas harmful Volatile Organic Compounds (VOCs) into the air. All tenants are also required to use products that meet these same standards as they design and build out their interior spaces.

• In order to minimize pollutant cross-contamination of regularly occupied areas, walk off mats have been installed at all high-volume entrances to capture and minimize dirt and particulates from entering the building. These mats are cleaned routinely to maintain their effectiveness.

• More than 24% of all the materials used in the construction of this project contain post-consumer and/or

pre-consumer recycled content.

Some examples include: structural steel, drywall, concrete masonry units, concrete and rebar, and the aluminum in the curtain wall.

• More than 34% of all the materials used in the construction of this project were harvested or extracted and manufactured within a 500 mile radius of Charlotte, North Carolina - thereby reducing environmental impact of transportation.

• More than 50% of all of the wood used to construct the building comes from sustainably managed forests that use the Forest Stewardship Council guidelines to manage their forest land.

• Use of low-emitting construction materials supports a healthy indoor environment, where we spend 90%

of our time. Healthy spaces contribute to increased worker productivity and reduced liability from sick building syndrome.

What are “low-emitting materials”? Many building materials emit indoor air contaminants that are odorous, irritating and/or harmful to the comfort and well-being of installers and occupants. Some may cause short-term or long-term health problems. These materials emit Volatile Organic Compounds (VOCs); you may have seen the term “low-VOC” on paints and other products. Formaldehyde is a well-known VOC known to trigger allergy and asthma symptoms, and classified as a “probable human carcinogen” by the U.S. EPA. Low-emitting materials release no VOCs or very low levels of VOCs.

"You must be the change you wish to see in the

world."

—Mahatma Gandhi

If Henry VIII put a plastic grocery bag in the soil in 1506 it would just now be rotting.

DEC has recycled 16,500 tons of construction waste. This is equivalent to the weight of 3500 average size female African elephants.

SITE

• The urban context of the project provides walking distance access to many amenities and services

such as a pharmacy, coffee house, restaurants, hotels, museums, a convention center, post office and many others.

• Tenants and visitors to the Duke Energy Center have multiple transportation options:

Secure bicycle racks are provided in the parking deck in addition to showers and changing rooms. The site is easily accessible by the Charlotte Area Transit System, bus and rail.

The quantity of parking allowed by the city was not exceeded during the design and development of the cultural arts campus.

• Multiple mass-commute options for tenants and visitors reduces the environmental footprint of traveling to and from the building.

• The parking deck, approximately 23 acres, is stacked under the building to minimize the project footprint and eliminate surface parking which helps to reduce the heat island effect in cities by reducing the amount of heat absorbing surfaces. The effect is usually a problem mostly in the summertime when demand for AC is so high that the urban heat island makes demand even higher.

• Over the course of 4 years, more than 93% of the waste generated during the excavation and construction of the project was diverted from landfills.

• During excavation 350,000 cubic yards or 40,000 dump trucks of stone were removed and taken to Martin Marietta Quarry to be crushed and recycled for roads or fill.

• The chosen site was classified as a ‘brownfield’ due to a former gas station. Through the removal and remediation of 75,000 cubic yards of soil the site was restored, which has helped to revitalize this area of the city.

The Duke Energy Center’s progressive transportation strategies will help save over 110,000 gallons of gas and nearly 1,000 metric tons of CO2 every year. This is equivalent to CO2 emissions from the energy use of 90 homes every year.

What is Green Power? Green power is electricity produced from renewable resources, including solar, wind, geothermal, bio-mass and low-impact hydro. Because many utility companies do not offer green power for direct purchase, one can purchase Renewable Energy Certificates (RECs). RECs fund green power projects in other areas, thereby “offsetting” your own usage of traditionally produced electricity. The goal is to support new green power facilities and increase production.

"The ultimate test of man's conscience may be his willingness to sacrifice something today for future generations whose words of thanks will not be heard."

— Gaylord Nelson (Cofounder of Earth Day)

By 2025 half the remaining rainforests may be gone. By 2060 there may be no rainforests left at all, and half the plant and animal species on earth may be eliminated. This is the largest mass extinction since the demise of the dinosaurs.

WATER

• One of the most significant accomplishments of this project includes the water efficiency measures

implemented to reduce overall usage and consumption.

• Water use by tenants and visitors to the building has been reduced by more than 46% through the use of highly efficient fixtures in bathrooms. Use of these fixtures saves more than 4.3 million gallons of potable water from being flushed!

All restrooms are equipped with 0.5 gallons per minute (gpm) lavatories while code requires a maximum of 2.2 gpm

All male restrooms are equipped with waterless urinals compared with conventional urinals which use 1 gallon per flush

All restrooms are equipped with dual flush water closets that use either 1 gallon or 1.6 gallons of water per flush. Conventional water closets use 1.6 gallons of water for each flush.

• Approximately 25 million gallons of water per year are required for the HVAC system in a building of this size. 95% contaminated ground water is being captured and treated to supply 100% of the water required for HVAC systems to cool the building – avoiding the purchase of this water from the city, thereby reducing the demand on city infrastructure.

• It is estimated that the building avoids the purchase of 30 million gallons of water each year, an annual savings of $125K.

Reduce Wells Fargo’s greenhouse gas

emissions by 20% from 2008 levels by 2018

The goal shows stakeholders that Wells Fargo intends to do its part to help address climate change. Leading scientists and emerging legislation call for an 80% reduction in worldwide greenhouse gas emissions from 1990 levels by 2050. To reach this goal will require an all-hands-on-deck effort where team members from across the company think about how their decisions impact the environment and take action. The goal is achievable, yet high enough to inspire team members to be innovative…

“Each of us holds an obligation to preserve and protect our environment. Through our everyday choices and actions, we collectively have a huge impact on our world. It's really a simple concept, but one with far reaching effects.” ~Keep America Beautiful Campaign Spokesperson

"It's a job that's never started that takes the

longest to finish."

— J.R.R. Tolkien

TENANTS

• In keeping with the spirit of environmental stewardship, Wachovia/Wells Fargo is partnering with tenants

of DEC to achieve LEED certification for Commercial Interiors requirements. Wachovia/Wells Fargo’s investment in LEED for this building will contribute much to the certification process and the achievement of this goal for every tenant.

• A primary contribution by Wachovia/Wells Fargo is the publication of Sustainable Guidelines for Tenants. These provisions establish a uniform, building-wide standard for sustainable design and construction practices, achieving a meaningful green development standard for the Duke Energy Center and Childress Klein Properties. Duke Energy Center is the first commercial real estate project in the US to seek whole building LEED certification, making the collective positive environmental impact greater than the sum of the parts.

• This guideline provides tenants with a tool that both educates and facilitates the implementation of sustainable design and construction practices for tenant improvement build-out. The guidelines provides a comprehensive set of building-specific best practices that will assist tenant teams in maximizing the base building features that contribute to achieving a high performance interior work environment and ultimately supporting the achievement of a LEED rating.

• Recycling areas were designed into the infrastructure of the buildings so that tenants will have the ability

to recycle paper, cardboard, metal, plastic and glass consumer products right at their desks.

• Tenant leases require that multiple specific requirements within the LEED rating system are met. These include:

Reduced lighting power density – 15% below code requirements Tenants must use the daylight blinds and dimming lighting ballasts provided by the base building. Tenants must divert from the landfill at least 50% of their construction, demolition and packaging wastes. Tenant construction teams must employ an Indoor Air Quality Management plan during the build out of

their space. Tenants are required to use low-emitting materials which comply with the LEED standards for adhesives,

sealants, paints, coatings, carpet and composite wood products. Green housekeeping practices will be employed throughout the building reducing the exposure of building

occupants and maintenance personnel from potentially hazardous chemical contaminants that adversely impact occupant well-being and the environment.

• Each floor is equipped with an electrical sub-meter for the purpose of capturing all the energy

consumed on that floor. Consequently, Tenants have direct influence on the amount of energy they consume. Some of the options Tenants have include dimming the lights, minimizing the use of air conditioning after working hours, closing window blinds to help reduce the heat load produced by the sun.

The base building contributes more than 80% of the credits and prerequisites required of a tenant to achieve Certification. This contribution combined with lease requirements to comply with certain LEED requirements, ensures certification for all tenants. Additional sustainable design strategies are available to all tenants to achieve higher levels of certification, if desired.

Silver

Certified

Gold

Platinum

Tenant (ten·ant) [ten-uh nt] – noun. An occupant or inhabitant of any place. Simply put – YOU. As an occupant, you are directly benefitting from Wells Fargo’s commitment to reduce its greenhouse gas emissions through environmental sustainability. Through Wells Fargo’s investment and environmental stewardship, the framework and foundation were laid for each company housed within DEC to build its space in accordance with the LEED certification requirements. The employees who work in DEC benefit directly from the construction of the building and from the construction of the very space in which they work. Optimizing the natural light within the space has a direct positive effect on productivity and enhanced human health. Working in an environmentally friendly office promotes and encourages employees to participate in the practice of workplace sustainability through the recycling of all paper, plastic and aluminum used each day. As a tenant of this building, the hope is you now have a greater knowledge and understanding of your responsibility to make decisions that yield sustainable dividends for the immediate future and beyond. As an inhabitant of this Earth, your decisions to exercise your responsibility by cultivating and fostering a lifestyle of environmental sustainability (behaving) provides for such visions and subsequent realities such as the DEC (building) and its ability to successfully unite commerce and meaningful ecological balance.

The Cost of Doing Nothing …

We began our journey in mid 2005. At that time the things we didn’t know about sustainable design far out weighed the things we did. Our first mind shift came in 2006 when we moved from chasing LEED credits to setting goals. We asked ourselves;

How should this new “sustainable building” impact People, Profit and the Planet – our “Triple Bottom Line”? (See “TBL Goals” on page 1)

Our second mind shift came in 2007 after hearing Ed Mazria speak of the 2004 Gone With the Water article (above) in his Architecture 2030’s Call to Action. We realized we must push harder for the planet in our TBL, driving deeper reductions in energy, water and natural resource use in the project. The result of this learning journey can be seen in what the project has achieved, surpassing set goals by tripling water efficiency and exceeding our recycled content goal by 20%. DEC, developed by Wells Fargo, is one of the worlds largest commercial projects to submit for the highest level of LEED certification – Platinum (stay turned for the results 2Q 2010). In addition, DEC is the largest LEED Certified office building to require that all tenants achieve LEED Certification as a condition of their lease. We hope the approach and strategies listed on the preceding pages inspires the reader to think differently about taking care of our planet. So many times the cost of doing the right thing gets in the way of actually doing it. As occupants of this planet we have to shift our thinking. The fact of the matter is the cost of doing nothing is far greater.

Doing the Right Thing …

Nearly a year before Hurricane Katrina pummeled New Orleans, National Geographic published an article titled “Gone with the Water”, outlining the hurricane risks for New Orleans. In this article Joe Suhayda, a retired coastal engineer and professor at Louisiana State University, who has spent 30 years studying the coast, was quoted

"When you look at the broadest perspective, short-term advantages can be gained by exploiting the environment. But in the long term you're going to pay for it. Just like you can spend three days drinking in New Orleans and it'll be fun. But sooner or later you're going to pay."

After Hurricane Katrina, Congress appropriated $62 billion for relief. Additionally it has been estimated by Louisiana's two U.S. senators that the Army Corps of Engineers would need $40 billion to rebuild the infrastructure, which according to the Washington Post “is about 16 times the amount the Corps has said it would need to protect New Orleans from a Category 5 hurricane."

Rendering by Mitchell Kearney

Duke Energy Center

TBL Goal Forecast Energy 28% efficiency 22% efficiency Water 25% efficiency 75% efficiency

Recycled Content 20% 25% Productivity 2% 2% increase

Profits 3%premium 10 year payback

4%premium 11 year payback