brown, jordan a. 4/22/2020 mentor: bahar armaghani · 2020. 4. 23. · center, a building that...

Is the O’Connell Center Doing WELL?

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Is the O’Connell Center Doing WELL?: An Analysis of the Stephen O’Connell Center

Brown, Jordan A.

4/22/2020

Mentor: Bahar Armaghani


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Table of Contents

1) Abstract............................................................................................................pg.3

2) Introduction......................................................................................................pg.4

3) Methodology.................................................................................................pg.4-5

4) Literature Review..........................................................................................pg.5-6

5) WELL Standard Version 2............................................................................pg.7-8

6) Background Information About Stephen C. O’Connell Center.....................pg.8-9

7) WELL Credits..............................................................................................pg.9-10

a) Air...................................................................................................pg.10-14

b) Water.............................................................................................pg.14-16

c) Nourishment...................................................................................pg.16-18

d) Light...............................................................................................pg.18-19

e) Movement......................................................................................pg.20-23

f) Thermal Comfort............................................................................pg.23-25

g) Sound............................................................................................pg.25-27

h) Materials........................................................................................pg.27-30

i) Mind...............................................................................................pg.30-34

j) Community.....................................................................................pg.34-37

k) Innovation......................................................................................pg.37-38

8) Conclusion................................................................................................pg.38-39

9) References..............................................................................................pg.40-41

10) Appendix..................................................................................................pg.42-54


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Abstract

This research aimed to explore the social sustainability of the Stephen C. O’Connell

Center, a building that recently earned the designation of “Certified” under the green

building standard LEED BD+C Version 4. My research was conducted through the

analysis of building documentation like MEP drawings, architectural drawings, and

performance testing, the analysis of interviews taken from individuals that were/are

involved with the building’s construction, operations, management, and an analysis of

the credits that the building earned for its LEED BD+C certification. This information was

then used to determine which credits the building would qualify for under the WELL

Version 2 building standard. WELL awards points to a building based on the building’s

human impact and social sustainability. Following the determination of which credits the

building currently qualifies for, I provided recommendations for credits that the building

could potentially qualify for if changes are made to the building’s function, operation,

and management. It was then determined that if the owner of the building followed

through with those recommendations, the O’Connell Center would receive a total of 81

points out of 100. The building would receive the WELL Platinum certification.


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Introduction

When discussing sustainability, too often only the environmental impact of a

building is considered during its construction and operation. The United Nations defines

social sustainability as “identifying and managing business impacts, both positive and

negative, on people.” This impact is not only limited to a business’ practices, but also

includes a business’ environment. The International WELL Building Institute

acknowledges this idea and created a building standard that analyzes the human

impact of the built environment. With an average of 90% of people's time being spent

indoors and more people choosing to work longer hours, it is more important than ever

to have a built environment and a business environment that is healthy, sustainable,

and gives people the resources they need to thrive. (EPA, 2014)

Methodology

The research was guided by the credits for WELL Version 2. After reading the

requirements to qualify for each WELL credit, conclusions were made based on three

separate analyses. First, the results from the O’Connell Center’s recent LEED

certification were analyzed to find if any of the credits that were awarded to the building

for LEED aligned with any WELL credits. Second, an analysis of construction,

operations, and management documentation was conducted to determine if the building

qualified for certain WELL credits. Finally, several interviews were conducted with Cami

Stencer, the O’Connell Center’s Assistant Director for Athletics, Dustin Stephany, the

Sustainable Building Coordinator at the University of Florida, and Bahar Armaghani, the

Project Manager for the O’Connell Center renovation. These interviews were used to

confirm or deny whether the building qualified for certain credits. Following these


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analyses, recommendations were made for which credits the project should attempt if

the building owner chose to pursue certification as well as recommendations for

changes that should be made to increase the number of points the building can earn.

Literature Review

Often when discussing sustainability, the “human factor” of building a sustainable

organization goes ignored. The fact of the matter is that constructing buildings that

foster an environment that promotes human health and well-being may be the key to an

organization with a work force that is more productive, stays with the organization

longer, and has a more positive perspective of the organization. Jeffery Pfeffer explores

this idea in his paper “Building Sustainable Organizations: The Human Factor.” He

found that companies that improve their social sustainability are more likely to retain

their employees and attract business to the organization due to their high-quality

corporate practices. He also found in his research that companies that offer employees

better benefits and a better working environment tended to outperform companies that

chose not to. (Pfeffer, 2010)

Outside of socially sustainable policies, there are more benefits to pursuing more

human-centric sustainability efforts. Having good thermal comfort in an office space can

have impacts on productivity, creativity, and memory. In an article from David Wyon and

Pawel Wargoki, it was found that when people we able to alter the temperature of the

space they worked in to their liking, concentration improved and as a result so did

overall productivity. This is because the thermal environment impacts 6 different

behavioral and physiological responses that influence cognitive performance.

(Wargocki, Wyon, 2016)


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Fewer days called out sick could positively impact an organization’s performance

financially and productivity-wise. It has been found that work environments with better

air quality see these kinds of benefits. “...doubling the outdoor air supply rate in offices

has also been estimated to reduce the prevalence of sick-leave by roughly 10 percent.”

(Wargocki, 2019) Indoor Air Quality has been found to impact 7 different behavioral and

physiological responses that influence cognitive performance. These are distraction and

attention, motivation, arousal, neurobehavioral symptoms, acute health symptoms,

sleep quality, and absenteeism. All of these impact productivity and as a result they also

impact profit. When organizations invest in equipment that improves air quality, they are

really directly investing in the health and productivity of their employees. (Wargocki,

Wyon, 2016)

The EPA found that energy-efficient buildings are more likely to have higher

concentrations of pollutants in their buildings if they are not equipped with proper

ventilation systems. With more organizations opting to “go green” it is important to

acknowledge this factor in order to protect the health of the employees that will occupy

the building. (EPA, 2018) These concerns are more prevalent in the renovation of older

buildings, like the O’Connell Center. These kinds of projects often use “risky upgrades”

that could negatively impact the building envelope and result in a number of issues.

These issues include mold, dampness, inadequate ventilation, poor thermal comfort,

and emissions from exterior sources leaking into the building. All of these will not only

damage the building, but also damage the health and well-being of the people that

occupy the building. (HSPS Department of Environmental Health, 2014)

WELL Building Standard Version 2


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The WELL Building Standard is a building standard that aims to promote a

“holistic view of health”. This view believes that human health is not driven just by

genetics, diet, and exercise, but also by the environment in which humans spend their

time. This view believes that a “healthy building” correlates with a “healthy person”. A

holistically healthy building, according to WELL, is not just one that uses the correct

materials or has good air and water quality, but it is also one that values and promotes

social equity. This can be seen in the ten concepts that make up the WELL Standard

Version 2. (IWBI, 2018)

Figure 1. Ten WELL Concepts

Ten WELL Concepts

The ten WELL concepts are air, water, nourishment, light, movement, thermal

comfort, sound, materials, mind, and community. Each concept has at least one

precondition. The building pursuing certification must qualify for all the preconditions

regardless of how many other credits it may qualify for. In each of the ten concepts, a

project can earn points towards a certification of Silver, Gold, or Platinum. A WELL


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Silver project has qualified for all the preconditions and earned 50-59 points. A WELL

Gold project has qualified for all the preconditions and earned 60-79 points. A WELL

Platinum project has qualified for all the preconditions and earned 80-100 points. The

WELL standard offers a total of 110 points, but a project can only earn a maximum of

100. Also within each concept, a project can earn a maximum of 12 points. Outside of

the credits offered by the standard, a project can earn up to 10 points for Innovation.

(IWBI,2018)

Innovation Credits

Innovation credits can be earned in a number of ways. The first is by showing

exemplary performance in an existing WELL v2 credit. The second is featuring

something in the project that promotes health and wellness in a way that WELL v2 does

not currently cover. The third is having a WELL Accredited Professional oversee the

project. The fourth is the completion of a health and wellness program within the last

three years. Finally, the fifth is having the project be certified under a green building

rating system. (IWBI, 2018)

Background Information About the Stephen C. O’Connell Center

The Stephen C. O’Connell Center was originally completed in December of 1980.

On December 30, 1980, its first basketball game was hosted there. After several years,

the University of Florida decided to renovate the building. The renovation began on

January 1st of 2016. In its renovation, the building was completely gutted until the only

thing left that was original was essentially the shell of the building, however even the

roof of the building was reconstructed. The project team also aimed for the building to

receive certification under LEED BD+C Version 4. The building has received the


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certification level of “Certified” under LEED BD+C Version 4. (History of O’Connell

Center, 2015)

Despite its certification, the project did have its fair share of issues. Prior to

construction, there was conflict between the University of Florida and Charles Perry

Partners Inc., the company they had originally hired for the renovation. Over the course

of just three months, the original estimate for the cost of the renovation had jumped

from $42 million to $64 million. Because of this, the company was fired from the job and

another company was selected to complete the renovation. Following this, the biggest

challenge was the discovery of high levels of mercury in the race track surrounding the

basketball court. This discovery cost the renovation a month of progress and an

additional $800,000 for the abatement. The total renovation ended up costing around

$64.5 million. (Schweers, 2015)

While the building’s primary function is that of a sports venue, that function is not

reflective of its day to day operations. Most of the time, the building serves a much

smaller occupancy than that of its peak occupancy. Because the building serves this

smaller population most often, most of the requirements for LEED credits and now

WELL credits need to only be met by the regular building occupants.

WELL Credits

WELL has 10 concept categories. Within these categories, projects are able to earn

points towards certification. The following sections are divided by concept. Within these

sections, the following will be provided: a description as to whether or not the O’Connell

Center qualifies for the preconditions of each concept, a description of which credits

within each concept the O’Connell Center currently qualifies for and why, and then


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finally recommendations for changes that need to be made by the O’Connell Center to

qualify for more credits under WELL. Most of the recommendations would help the

project earn credits that are relatively easy to acquire at little cost. (IWBI, 2018)

Air

Precondition A01: Fundamental Air Quality: This precondition requires that the

building undergo air quality testing. The results of that air quality testing must fall within

certain thresholds. Because the O’Connell Center did not conduct any indoor air quality

testing, the building does not qualify for this precondition. The recommendation in order

to qualify for this precondition when pursuing certification is to conduct air quality

testing. If the results of this testing fall within the required thresholds, then the building

would qualify for the precondition. (IWBI, 2018) The thresholds are as follows:

Particulate Matter PM2.5 less than 15 µm/m3 PM10 less than 50 µg/m3

Table 1. Particulate Matter Thresholds

Compound Name Allowable Concentration (μg/m3)

Benzene 30 Carbon disulfide 400 Carbon tetrachloride 20 Chlorobenzene 500 Chloroform 150 Dichlorobenzene (1,4-) 400 Dichloroethylene (1,1) 35 Ethylbenzene 1000 Hexane (n-) 3500 Isopropyl alcohol 3500 Methyl chloroform 500 Methylene chloride 200 Methyl tert-butyl ether 4000 Styrene 450 Tetrachloroethene 17.5 Toluene 150 Trichloroethylene 300 Vinyl acetate 100 Xylene (m, o, p combined) 350


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Table 2. Organic Gases Thresholds

Inorganic Gases Allowable Concentration Carbon monoxide Less than 9 ppm Ozone Less than 51 ppb

Table 3. Inorganic Gases Thresholds

Precondition A02: Smoke-Free Environment: The University of Florida campus

has a “Tobacco-Free Campus” policy that prohibits tobacco use of any kind in all interior

and exterior spaces. This policy also requires that signage be posted where

appropriate. The O’Connell Center also qualified for the LEED v4 Indoor Environmental

Quality Prerequisite 2: Environmental Tobacco Smoke Control. The requirements for

this prerequisite aligns with the requirements for the WELL precondition. (GBCI, 2020)

Precondition A03: Ventilation Effectiveness: The O’Connell Center qualifies for

this precondition using Option 1. The UF Indoor Environmental Quality Policy requires

all buildings comply with ASHRAE 62.1. (Indoor Environmental Quality Policy, 2017)

The building also had commissioning done to verify the effectiveness of the systems.

This commissioning was verified by the project qualifying for both the LEED v4

Fundamental Commissioning prerequisite and the Enhanced Commissioning credits.

(GBCI, 2020)

Precondition A04: Construction Pollution Management: The O’Connell Center

qualifies for this precondition through its compliance with the requirements to earn the

LEED v4 Construction Indoor Air Quality Management Plan credit. (GBCI, 2020)

A09: Pollution Infiltration Management: This credit aims to promote the design of

a healthy building envelope and entryways. The O’Connell Center earns this credit due

to the completion of commissioning that verifies the effectiveness of the building’s


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envelope and entryways. When attempting this credit, the project team will need to

submit the commissioning report, a letter of assurance from the owner, and

photographic evidence. This will earn the project 1 point. (GBCI, 2020)

A10: Combustion Minimization: This credit requires the management of

combustion sources. Because the building has no combustion appliances/heaters in

regularly occupied spaces, it qualifies for the credit. When attempting this credit, the

project team will need to submit a letter of assurance from the owner, the MEP

drawings, and photographic evidence. This will earn the project 1 point.

A11: Source Separation: This credit requires that exhaust fans be provided for

bathrooms, kitchens, rooms where chemicals are stored, and high-humidity areas. The

O’Connell Center does qualify for this credit. When attempting the credit, the project

team will need to provide annotated architectural and mechanical drawings showing

where these exhaust fans are located. This will earn the project 1 point.

A12: Air Filtration: The credit requires proper filtration for the building. The

O’Connell Center qualifies for this credit with conditions. The University of Florida’s

Indoor Environmental Quality Policy requires that all newly renovated or constructed

buildings be equipped with MERV 13 filters. The building would qualify for this credit if

the project team uploaded evidence of the filter being regularly replaced annually to

WELL Online. This will earn the project 1 point. (Indoor Environmental Quality Policy,

2017)


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Figure 2. Indoor Air Quality Plan for O’Connell Center Source: UF IAQ Policy

A14: Microbe and Mold Control: The O’Connell Center qualifies for this credit due

to the building’s compliance with the University of Florida’s requirement to install UV-C

lights in the HVAC systems of new buildings. The building is also in compliance with

UF’s IEQ humidity policy which aids in preventing and managing mold growth. This will

earn the project 2 points.

Figure 3. UV-C Section of Indoor Air Quality Plan for the O’Connell Center

Source: IAQ Policy

Credit Summary: If the O’Connell Center follows the recommendations, it could earn 6

points in the Air category.

Water

Precondition W01: Fundamental Water Quality and Precondition W02: Water

Contaminants: The O’Connell Center likely qualifies for these two preconditions. The


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local utility, Gainesville Regional Utilities (GRU) conducts water quality testing that

shows that their water falls within the requirements put forth by the preconditions. To

ensure compliance either 1) confirm with the International WELL Building Institute

(IWBI) that the testing done by GRU is enough to show compliance or 2) conduct an

independent performance test for the building. (IWBI, 2018)

Figure 4 and Figure 5. GRU Water Testing Results

Source: GRU Water Quality Report

Precondition W03: Legionella Control: The O’Connell Center does not currently

qualify for this precondition. The recommendation in order to qualify is to create an

official plan for the building to deal with outbreaks of Legionella. When attempting the

precondition, a professional narrative will need to be created delineating this policy.


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W04: Enhanced Water Quality: The O’Connell Center will likely qualify for this

credit due to the testing conducted by GRU. To confirm compliance with credit

requirements, an on-site performance test will need to be conducted. (IWBI, 2018) This

will earn the project 1 point.

W05: Water Quality Consistency: The O’Connell Center qualifies for this credit

with conditions. The credit requires water filtration, which the building does qualify for.

The credit also requires that reports of the building’s water that is being used for

consumption be tested for lead, copper, turbidity, and coliforms quarterly and then those

results be submitted to WELL Online annually. (IWBI, 2018) If these conditions are met,

the building will qualify for the credit. This will earn the project 2 points.

W06: Drinking Water Promotion: The O’Connell Center qualifies for this credit.

The building has the required number of drinking fountains and those fountains are

equipped with water bottle filling capabilities and are cleaned on a regular basis. This

was confirmed in an interview with Cami Stincer, the Assistant Director for Athletics for

the O’Connell Center. When attempting the credit, project teams will need to submit the

appropriate sections if the architectural drawings and the operations schedule. This will

earn the project 1 point.

W08: Handwashing: The O’Connell Center qualifies for this credit. The sinks in

the building comply with sizing standards and the bathrooms provide paper towels and

fragrance-free soaps. This was confirmed in an interview with Cami Stincer. When

attempting the credit, the project team will need to provide photographic evidence and

architectural drawings. This will earn the project 2 points.


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points in the Water category.

Nutrition

Precondition N01: Fruits and Vegetables: The O’Connell Center does not

currently qualify for this credit. The credit requires that at least 2 fruits and 2 vegetable

be provided in spaces where food that is not prepared on-site are sold on a daily basis.

The O’Connell Center currently sells food on a daily basis in its vending machines. The

food currently in these vending machines do not meet the requirements. However, the

solution is very simple. The recommendation to qualify for this precondition is to provide

at least 2 fruit options and 2 vegetable options in the vending machines. The fruits and

vegetables do not have to be fresh, but they could also be dried and packaged which is

the best option for the vending machine. (IWBI, 2018)

Figure 6. Vending Machine Currently in the O’Connell Center Source: Jordan Brown


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Precondition N02: Nutritional Transparency: The O’Connell Center currently

qualifies. The food served in the vending machines provide the nutritional information,

ingredient information, and refined ingredient information on the back of the packaging.

N03: Refined Ingredients: The O’Connell Center does not currently qualify for this

credit. The recommendation in order to qualify for this credit is to reconsider to types of

food and beverages that are served in the vending machines. Develop a policy that puts

in place the following guidelines. Beverages should be limited to 25g of sugar in each

bottle or can that is sold. At least one-fourth of the beverages that are sold should have

no sugar. Food items that are sold in the vending machines should not exceed 25g of

sugar unless they are a fruit product. Ensure that half of the food in the vending

machines are whole-grain based. Ensure that food served in the vending machines do

not use partially hydrogenated oils. These changes would earn the project 3 points.

(IWBI, 2018)

N07: Nutrition Education: The O’Connell Center does not currently qualify for this

credit. The recommendation to qualify for this credit is to provide employees with at

least three literary resources about healthy eating, cooking, and nutrition. This would

earn the project 1 point.

N08: Mindful Eating: The O’Connell Center currently qualifies for 1 of the 2 points

offered in this credit. The O’Connell Center currently offers its employees an adequate

number of meal breaks. This was confirmed in an interview with Cami Stincer. This

earns the project 1 point. However, the designated eating space is not able to

accommodate 25% of O’Connell Center employees. This was also confirmed in an

interview with Cami Stincer. Therefore, the project has earned 1 of 2 points.


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N10: Food Preparation: The O’Connell Center qualifies for this credit. In an

interview with Cami Stincer, it was confirmed that the employee dining area provided

adequate amenities for food preparation and consumption as required by WELL. (IWBI,

2018) This earns the project 1 point.


points in the Nutrition category.

Light

Precondition L01: Light Exposure and Education and L03: Circadian Lighting:

The O’Connell Center does not currently qualify for this precondition. The

recommendation to qualify for this credit is to attempt the L03: Circadian Lighting credit

and earn at least one point. Performance testing of the electrical lighting in the building

needs to be conducted to verify compliance with this credit. An informational display

about circadian lighting would also need to be installed in the building. Along with

qualifying for the precondition, this would earn the project 3 points. (IWBI, 2018)

Precondition L02: Visual Lighting Design: The O’Connell Center likely currently

qualifies for the precondition due to the building following the credit requirements. The

recommendation to qualify for the precondition is to conduct performance testing on the

lighting system. (IWBI, 2018)

L08: Occupant Control of Lighting Environments: The O’Connell Center qualifies

for this credit. The O’Connell Center earned the LEED V4 IEQ credit: Interior Lighting

Option 1. Then an interview with Cami Stincer confirmed that all employees are able to

control the lighting in their offices with adjustable switches and may receive additional

lighting for their workspace upon request. Because of this, the building shows


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compliance with the WELL credit requirements. This earns the project 2 points. (GBCI,

2020)

Figure 7. Option 1. Lighting Control Awarded to O’Connell Center Under LEED V4


points in the Light category.

Movement

Precondition V01: Active Buildings and Communities and V09: Exterior Active

Design: The O’Connell Center qualifies for precondition V01 because it qualifies for

V09. In order to earn the Exterior Active Design credit, the no more that 50ft of the

building’s primary façade can be blank. The O’Connell Center’s primary façade meets

these qualifications. (IWBI, 2018) This qualifies the building for Precondition V01 and

earns the project 1 point.


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Figure 8. O’Connell Center Primary Façade Source: O’Connell Center

Source: oconnellcenter.ufl,edu

Precondition V02: Visual and Physical Ergonomics: The O’Connell Center

qualifies for all parts of this precondition except for part 5. Compliance with the first four

parts was confirmed in an interview with Cami Stincer. The recommendation for part 5 is

to provide educational materials about ergonomics with employees. This can be done in

the form of a flyer or a webpage with the information.

V03: Movement Network and Circulation: The O’Connell Center qualifies for this

credit. This credit requires that the building’s hallways’ and staircases’ aesthetic feature

at least two of its required elements. In this case, the elements featured in the building

are artwork and natural design elements. Additionally, the building should have point of

decision signage encouraging the use of stairs and visible stairs. An interview with Cami

Stincer and an observation of the interior spaces confirms that the building qualifies.

This earns the project 3 points.


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Figure 9. and Figure 10. Elements for the Movement Network and Circulation Credit Source: oconnellcenter.ufl.edu

V05: Site Planning and Selection: The O’Connell Center currently qualifies for 2

of 3 points in this credit. The building qualifies for option 4: Select Site with Bike Friendly

Streets. The option requires a minimum Bike Score of 70 and 10 use types within 3

miles biking distance. The site has a Bike Score of 92 and is within 3 miles of an

adequate number of uses. This earns the project the 2 points. (BikeScore, 2020)

Figure 11. Bike Score Report of the O’Connell Center Source: BikeScore

V07: Active Furnishings: The O’Connell Center currently qualifies for this credit.

The credit requires that the building offer sit-stand workstations to its employees. In an


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interview with Cami Stincer it was confirmed that over 75% of employee workstations

were sit-stand. This earns the project 2 points.

V08: Physical Activity Spaces and Equipment: The O’Connell Center currently

qualifies for Part 3: Provide Off-Site Activity Space of this credit. This requires the

building to provide employees with access to greenspace within a half mile of the site.

(IWBI, 2018) For the O’Connell Center, Flavet Field and the Reitz Union North Lawn are

both large green spaces that are within walking distance of the O’Connell Center and

available for employees to use. This earns the project 1 of 2 available points for the

credit.

Figure 12. Map Showing Greenspaces Available to O’Connell Center Employees Source: Google Maps


points in the Movement category.

Thermal Comfort

Precondition T01: Thermal Performance: The O’Connell Center does not

currently qualify for this precondition. The building could potentially qualify for the credit


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because UF’s IEQ Policy currently requires that all buildings comply with ASHRAE 55

2013 Standards. (Indoor Environmental Quality Policy, 2017) However, this compliance

is not enough to qualify for the precondition. The recommendation for the building to

qualify for the precondition is to have performance testing of the thermal comfort

systems done and conduct on-going monitoring of the thermal performance of the

building. The results of the on-going monitoring will be submitted to WELL Online twice

a year.

T02: Enhanced Thermal Performance: The O’Connell Center currently qualifies

for 1 of 3 available points for this credit. The building’s compliance with ASHRAE 55

2013 allows it to qualify. (Indoor Environmental Quality Policy, 2017) When attempting

the credit, the project team will need to conduct an on-site performance test, submit an

annotated MEP drawing, and a professional narrative about the building’s compliance.

T04: Individual Thermal Comfort: The O’Connell Center currently qualifies for this

credit. In an interview with Cami Stincer, she confirmed that 100% of full time O’Connell

Center employees have the ability to alter the temperature of the space that they

occupy and have access to additional “thermal comfort devices”, as required by the

credit. When attempting this credit, the project team will need to submit a Letter of

Assurance from the building owner. This will earn the project 3 points.

T07: Humidity Control: The O’Connell Center currently qualifies for this credit. UF

requires that all buildings comply with ASHRAE 55 Standards. (Indoor Environmental

Quality Policy, 2017) This compliance keeps the building within the humidity range

required by WELL which is 30%-60% depending on the temperature the building and its

rooms are set. When attempting the credit, the project team will need to submit the


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relevant MEP drawings and conduct an on-site performance test. This will earn the

project 1 point.

Figure 13. Section of UF IEQ Showing Compliance with ASHRAE 55


points in the Thermal Comfort category.

Sound

Precondition S01: Sound Mapping: The O’Connell Center does not currently

qualify for this precondition. In an email correspondence with the project’s Architect, it

was verified that sound mapping for the project was not done. However, it is possible

that it could be argued that pursuance of WELL certification is its own independent

project. Sound mapping of the project can be done and then the project would comply

with the precondition.

S02: Maximum Noise Levels: The O’Connell Center could potentially qualify for

this credit. UF requires that all buildings comply with its Hearing Conservation

Policy.(Hearing Conservation Policy, 2018) This policy requires that no employee be

exposed to noise levels above 85 dB for periods of longer than 8-hours a day. The


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recommendation is that an acoustical performance test of the building and office spaces

can confirm compliance with the credit. This will earn the project 2 points.

S03: Sound Barriers: The O’Connell Center currently cannot qualify for this

credit, but likely would qualify. This credit measures the performance of walls and doors

and their ability to block out sound. The recommendation is to conduct acoustical testing

and review the design specifications. This has the potential to earn the project 3 points.

S04: Sound Absorption: The O’Connell Center currently qualifies for 2 of 3 points

of this credit. As confirmed in an email correspondence and product cut sheets that

were provided, the O’Connell Center uses sound reducing ceilings and sound reducing

vertical surfaces. These earn the project 2 points. An additional recommendation for this

credit is to conduct performance testing of the reverberation times. This could potentially

earn the project an additional point for a total of 3 points earned by the project.

Figure 14. Example of Sound Absorption Materials Recommended By Architect


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Figure 15 and Figure 16. Drawings Showing Recommended Placement of Sound Absorption Products Source: Courtney Pittman, Architect (Email correspondence)


points in the Sound category.

Materials

Precondition X01: Fundamental Materials Precaution: The O’Connell Center

currently qualifies for this precondition. The precondition requires the limitation of

mercury and restriction of asbestos in the building. When attempting the precondition,


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the project team should submit MEP drawings and a letter of assurance from the

Architect.

Figure 17. Shows Compliance with WELL Lead Restriction Requirements

Source: O’Connell Center Renovation Project Manual

Figure 18. Shows Compliance with WELL Mercury and Asbestos Restriction Requirements Source: O’Connell Center Renovation Project Manual

Precondition X02: Hazardous Material Abatement: The O’Connell Center

currently qualifies for this precondition. Due to the document being too large, the

O’Connell Center was unable to provide the remediation reports from the hazardous

material abatement to be verified for this paper. Instead, photos from the abatement

were provided. When the O’Connell Center does attempt the preconditions, the

remediation report will be provided to WELL to show compliance.


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Figures 19 and 20. Photos from the O’Connell Center Abatement Process

Source: Bahar Armaghani

Precondition X03: Exterior Materials and Structure: The O’Connell Center

currently does not qualify for this precondition. The precondition requires that lead

hazard testing be conducted on any of the building’s exposed exterior soil. The

recommendation for this is to conduct testing of the soil to verify compliance. If the soil

contains lead, then remediation of the soil needs to be conducted. (IWBI, 2018) When

attempting the precondition, a letter of assurance from the architect, a professional

narrative, and a remediation report (if applicable) should be provided.

X04: Waste Management: The O’Connell Center currently qualifies for this credit.

UF has a set of hazard waste disposal policy that all buildings must abide by. This

qualifies the building for part 1 of the credit. The building qualified for the LEED V4

Storage and Collection of Recyclables prerequisite. This qualifies the building for the

second part of the credit. This earns the project 1 point.


29

X05: In-Place Management: The O’Connell Center currently qualifies for this

credit. The building has to comply with UF’s requirements and guidelines for hazardous

material management. These requirements and guidelines are in line with the

requirements of the credits. This earns the project 2 points.

X07: Pesticide Use: The O’Connell Center does not currently fully qualify for the

credit. Currently, UF has a Pest Management Plan and a Pesticide Use Policies and

Procedures handbook that must be followed. (Fishel, Hochmuth, Dusky, Neshiem, &

Dean, 2008) In order to qualify for the credit however, the O’Connell Center must have

a policy in place in which they notify building staff of pesticide application at least 24

hours in advance of the application. The recommendation is for the building to begin

doing so. This simple adjust will earn the project 1 point.

X08: Hazardous Material Reduction: The O’Connell Center currently qualifies for

this credit. Newly installed materials comply with the credit requirements per the

information provided in the Project Manual. (Davis Architects, 2015) When attempting

the credit, the project team will need to submit a letter of assurance from the architect.

This will earn the project 1 point.

X13: Enhanced Material Precaution and X14: Material Transparency: The

O’Connell Center currently qualifies for these credits. The LEED v4 Building Product

Disclosure and Optimization- Material Ingredients credit is considered to be equivalent

with this both of these WELL credits. (GBCI, 2020) The O’Connell Center qualified for


30

this LEED credit. This earns the project 4 points.

Figure 21. LEED V4 Materials Credit Awarded to O’Connell Center Showing Compliance for WELL Credit Source: O’Connell Center LEED Certification Report


points in the Materials category.

Mind

Precondition M01: Mental Health Promotion: The O’Connell Center currently

qualifies for this precondition. UF offers three mental health promotion programs to all of

its employees: the Employee Assistance Program, the Counseling and Wellness

Center, and GatorCare. (Emotional Wellness Resources, n.d) These programs are

promoted to employees on the website where employees go to find resources, as well

as they are notified of these programs upon employment. This information was

confirmed in an interview with Cami Stincer. When attempting the precondition, a policy

document and examples of educational materials that these resources use must be

submitted.


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Figure 22. Mental Health Resource Offered to UF Employees Source: gatorcare.org

Precondition M02: Access to Nature: The O’Connell Center currently qualifies for

this precondition. The requirements of this precondition are that employees have access

to nature. In the case of the O’Connell Center, employees are able to access spaces

with plants and light. This information was confirmed in an interview with Cami Stincer.

Because of access to these spaces, the O’Connell Center qualifies for the precondition.

M03: Mental Health Support: The O’Connell Center currently qualifies for 1 of 3

points offered in this credit. UF offers mental health screening resources online for its

employees at no cost. (Confidential Screenings, 2020) This earns the project 1 point.

Figure 23. Link to Online Screening Resources Provided By UF

Source: eap.ufhealth.org


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M05: Stress Support: The O’Connell Center currently qualifies for 1 of 2 points

offered by this credit. UF currently offers all employees access to Stress Management

programs. Having access to these programs earns the project 1 point.

Figure 24. Information About Employee Stress Management Programs Given on GatorCare’s Emotional Wellness Page Source: gatorcare.org

M11: Sleep Support: The O’Connell Center currently qualifies for 1 of the 2 points

offered by the credit. UF offers resources that help employees achieve better sleep.

Having access to these resources earns the project 1 point.

Figure 25. Information About Sleep Resources Given on GatorCare’s Emotional

Support Page Source: gatorcare.org

M13: Tobacco Prevention and Cessation: The O’Connell Center currently

qualifies for all of the credit requirements. UF currently ban the use and sale of tobacco

products on campus. UF offers free counseling, quitting resources available online and

over the phone, and are provided with tobacco cessation products and medications if

needed while in the program. (UF Tobacco-Free Campus, 2020) These earn the project

3 points.


33

Figure 26. UF Employee Smoking Cessation Program Source: shcc.ufl.edu

M14: Substance Use Education and Services: The O’Connell Center currently

qualifies for this credit. UF has a Drug-Free Workplace policy that all employees must

follow. This policy includes information about the impacts of substance use and abuse

on one’s personal health. In addition to this, information on drug and alcohol misuse is

provided to all employees by GatorWell. All employees are eligible for the Employee

Assistant Program’s free substance use counseling services. Employees can also

receive recommendations and accommodations with services that are provided outside

of the university. (UF Drug-Free Workplace Policy, 2019) This earns the project 3

points.

Figure 27. Information About Available Resources Listed in UF Drug-Free Workplace Policy Source: hr.ufl.edu


34


points in the Mind category.

Community

Precondition C01: Health and Wellness Awareness: The O’Connell Center does

not currently qualify for this precondition. The recommendation in order to qualify for this

precondition is to create a WELL feature guide to be provided to all employees

explaining the impact the built environment has on health and well-being. At least once

a year the resources that the O’Connell Center provides to employees will be sent out in

an email or another similar form of communication. Additionally, a digital library should

be created for employees to use featuring at least ten pieces of educational materials

about health and wellness. (IWBI, 2018)

Precondition C02: Integrative Design: The O’Connell Center does not currently

qualify for this precondition. It may be too late at this point in time because the building

renovation has already been completed, but it is possible to argue that pursuing WELL

certification is a new project for this site. Therefore, the Integrative Design precondition

can be attempted. The recommendation for this is to hold a stakeholder charette, write a

professional narrative committing the building to a health-based mission, and finally

once the planning for pursuing WELL certification is complete have a stakeholder

orientation showing and explaining where and how changes will be made to earn the

certification. (IWBI, 2018)

Precondition C03: Occupant Survey: The O’Connell Center does not currently

qualify for this precondition. The recommendation in order to qualify is to conduct a


35

survey of the regular building occupants annually about their satisfaction with the

workplace and their job. (IWBI, 2018)

C08: New Parent Support: The O’Connell Center does not currently qualify for

this credit. UF does offer leave for new parents, however this leave is unpaid unless the

employee has saved up paid time off. This was confirmed in the interview with Cami

Stincer. The recommendation to earn this credit is to begin offering 40 weeks of

parental leave. If 18-29 weeks of that is paid, the project could earn 2 points. If the 30-

52 weeks are paid, the project could earn 3 points. (IWBI, 2018)

C09: New Mother Support: The O’Connell Center does not currently qualify for

this credit. The recommendations to earn this credit are to begin offering paid break

time during which new mothers can pump. Additionally, the O’Connell Center should

have a designated lactation room that is not a bathroom. This room should have a

comfortable chair and accommodations for the employee to be able to do work while

pumping if they choose to do so. This room should also have some sort of room

reservation system to prevent multiple employees from trying to use it at once. (IWBI,

2018) This would earn the project 3 points.

C10: Family Support: The O’Connell Center currently qualifies for 1 of the 2

available points for this credit. UF offers its employees access to an on-campus

daycare, parents can use their paid sick days to care for their child, and there are

options for employees to work part-time. This earns the project 1 point. However, the

project can earn an additional point for offering resources for elder support so

employees can also care for their elder family members. (IWBI, 2018) Both of these

would earn the project 2 points.


36

C13: Accessibility and Universal Design: The O’Connell Center currently qualifies

for this credit. UF requires that all of its buildings meet the requirements set by the

American Disabilities Act and the Florida Accessibility Code for Building Construction.

Further, UF policy states that the university must accommodate to the best of their

ability the needs of employees with disabilities and provide them with the tools and

equipment necessary for doing the job. (UF Design & Construction Standards, 2017)

This earns the project 3 points.

Figure 28. UF Accessibility Requirements for New Construction and Renovations

Source: UF Design and Construction Standards

C14: Bathroom Accommodations: The O’Connell Center does currently qualify

for this credit. The O’Connell Center provides both single-user bathrooms and family

bathrooms. This was confirmed in the interview with Cami Stincer. When attempting the

credit, the project team will need to provide a letter of assurance from the owner and

photographic verification. This earns the project 2 points.

C15: Emergency Preparedness Plan: The O’Connell Center currently qualifies for

this credit. Due to security requirements, the O’Connell Center was unable to provide

the entire plan for the purpose of this research. However, if UF were to pursue WELL

certification for this building they would be able to provide the information needed to

qualify for the credit. This earns the project 3 points.


37

Figure 29. Description of the Emergency Management Plan on O’Connell Center website Source: oconnellcenter.ufl.edu

Credit Summary: The maximum number of points a project can earn in a single

category is 12 points. If the O’Connell Center follows the recommendations, this project

qualifies for 16 points in the Community category. It will earn 12 points in this category.

Innovation

I02: WELL Accredited Professional: The O’Connell Center does not currently

qualify for this credit. The recommendation to earn this credit is when attempting

certification, have a WELL Accredited Professional oversee the project. (IWBI, 2018)

This will earn the project 1 point.

I05: Green Building Rating Systems: The O’Connell Center currently qualifies for

this credit. The O’Connell Center received certification under LEED v4 BD+C: New

Construction with a level of Certified. (GBCI, 2020) This earns the project 5 points.


38

Figure 30. LEED Certification Review Report showing the building qualified for certification

Credit Summary: If the O’Connell Center follows the recommendations, this project

qualifies for 6 points in the Innovation category.

Conclusion

Currently, the O’Connell Center is not able to become certified due to its inability

to qualify to many of the preconditions. However, many of the preconditions are very

easy to achieve. If the O’Connell Center follows all the provided recommendations for

this project, the project will qualify for all of the preconditions as well as earn a total of

81 points. This will give the building a WELL Platinum Certification. The project has the

potential to perform especially well in the Community category. This gives the project


39

some room to not attempt credits that may be too costly or difficult for the intended time

frame for project completion. While it would be ideal that the project receive a Platinum

certification, it is very likely that it will only qualify for Gold certification. Because the

minimum points needed for Gold certification is 60 points, there is plenty of cushion if

the project does not qualify for all of the credits that it intends to. (IWBI, 2018)


40

References

1. Image of Staircase in O'Connell Center. (2018). Retrieved from

https://www.oconnellcenter.ufl.edu/wp-content/uploads/2018/03/3732-42-

copy.jpg

2. Image of Wall Art in O'Connell Center. (2018). Retrieved from


copy.jpg

3. Image of Primary Facade of O'Connell Center. (2018). Retrieved from


Small.jpg

4. Email: O'Dome Acoustic. (2020, March 13). O'Dome Acoustic. 5. Bike Score®. (n.d.). Retrieved March 25, 2020, from

https://www.walkscore.com/bike-score-methodology.shtml 6. Chemical and Radioactive Waste Disposal. (2018, July 16). Retrieved January

17, 2020, from http://www.ehs.ufl.edu/programs/chemrad_waste/

7. Confidential Screenings. (2020). Retrieved March 25, 2020, from

https://eap.ufhealth.org/confidential-screenings/

8. Davis Architects. (2015). Project Manual Stephen C. O'Connell Center Expansion

and Renovation.

9. Emotional Wellness Resources. (n.d.). Retrieved February 25, 2020, from

https://gatorcare.org/wellness/windows-to-wellness/emotional/

10. Fishel, F., Hochmuth, G., Dusky, J., Neshiem, N., & Dean, T. (2008). Pesticide

Policies and Procedures Handbook.

11. GBCI. (2020). Stephen C. O'Connell Center Leed Certification Review Report.

12. GRU Water Quality Testing. (2018). Retrieved from

https://www.facilitiesservices.ufl.edu/departments/utilities/water-quality-report/ 13. Hearing Conservation Policy. (2018, August 23). Retrieved March 20, 2020, from

http://www.ehs.ufl.edu/programs/ih/hearing/

14. History of the O'Connell Center. (2015). Retrieved February 5, 2020, from

https://www.oconnellcenter.ufl.edu/about-us/history/ 15. IEQ Policy: New Construction and Renovation. (2012, December 11). Retrieved

February 10, 2020, from http://www.ehs.ufl.edu/programs/ih/ieq/indoor-

environmental-quality-policy/

16. Indoor Environmental Quality Policy. (2017, October 10). Retrieved February 10,

2020, from http://www.ehs.ufl.edu/programs/ih/ieq/

17. EPA Indoor Air Quality. (2018, July 16). Retrieved from

https://www.epa.gov/report-environment/indoor-air-quality

18. IWBI. (2018). WELL Building Standard Version 2. Retrieved January 10, 2020,

from https://v2.wellcertified.com/v/en/overview

19. U.S. Green Building Council. (2016). Leed reference guide for building design

and construction. Washington, DC.

https://www.oconnellcenter.ufl.edu/wp-content/uploads/2018/03/3732-42-copy.jpg




https://www.oconnellcenter.ufl.edu/wp-content/uploads/2018/03/3732-03-Small.jpg

https://www.oconnellcenter.ufl.edu/wp-content/uploads/2018/03/3732-03-Small.jpg

http://www.ehs.ufl.edu/programs/chemrad_waste/

https://eap.ufhealth.org/confidential-screenings/

https://gatorcare.org/wellness/windows-to-wellness/emotional/

http://www.ehs.ufl.edu/programs/ih/hearing/

http://www.ehs.ufl.edu/programs/ih/ieq/indoor-environmental-quality-policy/

http://www.ehs.ufl.edu/programs/ih/ieq/indoor-environmental-quality-policy/

http://www.ehs.ufl.edu/programs/ih/ieq/

https://v2.wellcertified.com/v/en/overview


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20. Pfeffer, J. (2010). Building Sustainable Organizations: The Human Factor.

Academy of Management Perspectives, 24(1), 34–45. doi:

10.5465/amp.2010.50304415

21. Schweers, J. (2015, May 17). Why the O'Dome renovation was put off a year.

Retrieved from

https://www.gainesville.com/article/LK/20150516/SPORTS/604156353/GS 22. Stephen C. O'Connell Center Policy Manual. (n.d.). Retrieved February 21, 2020,

from https://www.oconnellcenter.ufl.edu/stephen-c-oconnell-center-policy-

manual/

23. UF Design & Construction Standards. (2017). Retrieved January 17, 2020, from

https://facilities.ufl.edu/forms/dcs.html

24. UF Drug-Free Workplace Policy. (2019, January 1). Retrieved March 4, 2020,

from https://hr.ufl.edu/forms-policies/policies-managers/drug-free-workplace/

25. UF Tobacco-Free Campus. (2020). Retrieved March 3, 2020, from

http://www.tobaccofree.ufl.edu/

26. HSPS Department of Environmental Health. (2014, January 9). Energy-efficient

buildings can be hazardous to health. Retrieved from

https://www.hsph.harvard.edu/news/hsph-in-the-news/environmental-health-

green-buildings-spengler/

27. Wargocki, P. & Wyon, D. (2016). Ten questions concerning thermal and indoor

air quality effects on the performance of office work and schoolwork. Building and

Environment. 112. 10.1016/j.buildenv.2016.11.020.

28. Wargocki, P. (2019, September 26). The effects of poor air quality on indoor

environments. Retrieved from https://resources.wellcertified.com/articles/poor-

quality-of-the-indoor-environment-in-buildings-is-costly/.

https://www.oconnellcenter.ufl.edu/stephen-c-oconnell-center-policy-manual/

https://www.oconnellcenter.ufl.edu/stephen-c-oconnell-center-policy-manual/

https://facilities.ufl.edu/forms/dcs.html

https://hr.ufl.edu/forms-policies/policies-managers/drug-free-workplace/

http://www.tobaccofree.ufl.edu/


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Appendix

WELL Scorecard Showing All Credits the Project Could Potentially Receive


43


44


45


46


47


48


49


50


51


52

Notes from Interview with Cami Stincer

Do you know if the O’Dome has any operable windows? - No

Do you know how often the drinking fountains are cleaned? - Weekly, unless

contaminated, filters changed out when they expire

Handwashing signage and the providing of fragrance free soap and paper towels -

Signage only in kitchen; fragrance free soaps

Sinks are adequate size

Is there are designated eating space for regular occupants (employees) and is it able to

seat about 25% of them? Are all full-time employees provided a lunch break? (would

need the policy document for that) - Yes, cannot accommodate 25%, yes

Does at least one dining space contain the following supportive amenities that meet

employee demand:

2) Cold storage.

3) Countertop surface.

4) Sink and amenities for dish and hand washing.

5) Device for reheating food (e.g., microwave, toaster oven).[55]

6) Dedicated cabinets or storage units available for employee use.

7) Reusable eating utensils, including spoons, forks, knives and microwave-safe

plates and cups. YES

Are building regular building occupants able adjust the lighting levels in there respective

spaces? If asked for, can building occupants request supplemental lighting for their

spaces and how quickly are those requests fulfilled? - Yes, yes

Do employee computers have adjustable stands? - Yes

Do at least 25% of employees have the ability to adjust the height of their desks to a

standing position? If not, is there a policy in place in which employees are allowed to

request to have these items and those requests can be fulfilled within 8 weeks upon

request? - Yes

Can worker seats adjust? - yes

In spaces where workers must stand for long periods of time, are there fatigue mats or

chairs/railing/etc. provided to allow workers to not have to be in one position for long

periods of time? - full-time staff - yes; concessions is not full time so none of fatigue

mats

Is there educational material provided to employees about risk factors associated with

sitting/standing too long? Noting the symptoms of musculoskeletal disorders caused by

prolonged sitting or standing? Noting the resources that are provided to aid employees

https://dev-wellv2.wellcertified.com/v/en/nourishment/feature/10


53

in preventing these things? Information on how to use ergonomic furnishings? yes

Information on proper posture? - sometimes distributed through UF nothing official;

Are there free physical activity programs provided to employees once a month or week?

- UF walking challenges; half a dozen times a year

Are employees allowed to use at least one activity space in the building free of cost? -

Yes

Does the O’Connell Center provide physical activity equipment and to how many

people? - No

What portion of regular building occupants can control the temperature in the space

they regularly occupy? - yes, 100%

Is there a plan to dispose of hazardous waste from the site? - Yes

Pesticide use? - Don’t know for sure, facility services

Are low hazard cleaning products used? Do you happen to have a list of cleaning

products used on site? - operations schedule - facilities services; special approval if

using bleach

For All Spaces

All newly installed furnishings, built-in furniture, interior finishes and finish materials

comply with some combination of the following programs, earning points based on the

table below:

Percent Compliance by Cost Points 15% 1 25% 2

8)

Declare: Living Building Challenge Red List Free, Declare: Living Building

Challenge Compliant or Living Product Challenge label.

9) No GreenScreen® Benchmark 1, List Translator 1 or List Translator Possible 1

substances over 1,000 ppm, as verified by a qualified Ph.D. toxicologist or

Certified Industrial Hygienist.

10) Cradle to Cradle Certified™ products with a Bronze, Silver, Gold or Platinum

level in the Material Health category or products with a Bronze, Silver, Gold or

Platinum level Material Health Certificate from the Cradle to Cradle Products

Innovation Institute.

Not office - but trash cans throughout the facility are recycled

Mental Health - regularly promotes UF’s resources; educational materials are also

provided with it

Breastfeeding stations - available - dressing room area not a lactation room

Child care option is available


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UF Paid Time Off - UF HR website - a lot compared to other places

Single user bathrooms are provided

Only two syringe drop boxes in training rooms

Family bathrooms are provided

Emergency policies are in place

brown, jordan a. 4/22/2020 mentor: bahar armaghani · 2020. 4. 23. · center, a building that...

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