pete j. strazdas , western michigan university jim nicolow , lord, aeck & sargent architecture
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Harnessing LEED for Existing Buildings to Green Campus Operations: Lessons Learned at Western Michigan University. Pete J. Strazdas , Western Michigan University Jim Nicolow , Lord, Aeck & Sargent Architecture TUFF Educational Facilities Best Practices Summit, September 2011. - PowerPoint PPT PresentationTRANSCRIPT
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HARNESSING LEED FOR EXISTING BUILDINGS TO GREEN CAMPUS
OPERATIONS:LESSONS LEARNED AT WESTERN
MICHIGAN UNIVERSITY
Pete J. Strazdas, Western Michigan UniversityJim Nicolow, Lord, Aeck & Sargent ArchitectureTUFF Educational Facilities Best Practices Summit, September 2011
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Western Michigan University
Kalamazoo25,000
students1,200 acres151 buildings8 million sfCogen plantDiv 1 sports
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Outline Why Existing Buildings? LEED-EBOM Overview CHHS Case Study Results & Lessons
Learned Where Are We Going
Next? Discussion
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WHY EXISTING BUILDINGS?
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Total Cost of Ownership Concept
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Total Cost Distribution Over Lifetime
10-20%
50-70%
20-30%
1%
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Total Cost of OwnershipCriticism of LEED-
NC
“LEED certified commercial buildings: Are they really more efficient?”
“LEED risk management: Crossing the model/reality chasm”
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85,394
29,769
11,696
Building Energy Use
Travel/Commuting
WMU Campus GHG Inventory
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LEED-EBOM OVERVIEW
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LEED Rating Systems
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LEED and TCO
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LEED-EBOM DifferencesPolicy-based (construction /
renovation)Measured PerformanceMaintenance & Operations
ProceduresPurchasingStaff EducationGreen Cleaning
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LEED-EBOM Differences3-step Process
1. Implementation2. Performance Period (3 months to 1 year)3. Certification
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CHHS CASE STUDY
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Project Timeline – 22 monthsGrant Awarded – Sept 2007Project Kick Off – October 2007Feasibility Study – Feb 2008Implementation – Feb-May 2008Performance Period – May-July
2008Review – Oct 2008 – May 2009
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Grant – Sept 2007State of Michigan $15,000 grant
32-39 40-47 48-63 64-85
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Feasibility Analysis – Feb 2008
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Feasibility Analysis – Feb 2008
14 prerequisites:10 met1 required policy change
(erosion control)1 required operational adj.
(ventilation)2 required additional analysis
(energy & mercury in lights)
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Feasibility Analysis – Feb 2008
48 points targeted (silver + 8):29 met11 required policy change or
minor building changes8 required additional analysisWMU Approval to ProceedGrant Variance Approved
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IMPLEMENTATION
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LEED CategoriesSustainable SitesWater EfficiencyEnergy &
AtmosphereMaterials &
ResourcesIndoor
Environmental Quality
Innovation, Operations & Maintenance
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Sustainable Sites Erosion & Sedimentation
Control◦ Policy in place
◦ Prereq
Age of Building◦ > 2 years
◦ Prereq
Plan for Green Site and Building Exterior Management◦ Policy addressing
Maintenance equipment Plantings Animal and vegetation Landscape water Irrigation management Fertilizer use Snow removal Cleaning of building exterior
◦ 2 Points 11 Earned/ 14 Possible
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Sustainable SitesAlternative
Transportation◦ Proximity to public
transportation◦ Bicycle Storage &
Changing Rooms◦ Alternative Fuel Vehicles◦ Car Pooling &
Telecommuting◦ 4 points
Reduced Site Disturbance◦ Asylum Lake◦ 2 points
11 Earned/ 14 Possible
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Sustainable SitesStormwater
Management◦Mitigation of at
least 50 % of the annual stormwater
◦ 2 pointsLight Pollution
Reduction◦Shield all out door
luminaries > 50 watts
◦ 1 point
11 Earned/ 14 Possible
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Water EfficiencyMinimal Water
Efficiency◦ Prereq
Discharge Water Compliance◦ Prereq
Water Efficient Landscape◦ 1 point
Water Use Reduction◦ Dual flush
toilets/aerators◦ 2 points
3 Earned/ 5 Possible
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Energy & AtmosphereExisting Building
Commissioning◦ Prereq
Minimum Energy Performance◦ Baseline measurement◦ Historical
consumption◦ Prereq◦ 3 points
Ozone Protection◦ Prereq◦ 1 point
10 Earned/ 23 Possible
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Commissioning Sidebar
30,000 square foot office buildingJuly ‘08 and “is still a work in
progress operationally”◦Faulty sensors◦Errors in equipment installation & setup◦System control interface problems◦Non-optimized operating sequences and
schedules◦Equipment failures and leaks
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Commissioning Sidebar
September ‘09 down 22% New glitch in control
programming make up air unit, continuous 20kW
30% further to match predicted
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Energy & Atmosphere Building Operation &
Maintenance◦ Staff education◦ Best practices monitoring &
maintenance◦ 3 points
Performance Measurement◦ Enhanced metering
Domestic water Irrigation system Process water (Cooling tower) Cooling load (Steam absorption) Boiler efficiency
◦ Emissions reduction◦ 2 points
Building Cost Impacts◦ Operating costs of all aspects◦ 1 point
10 Earned/ 23 Possible
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Materials & Resources Source Reduction & Waste
Management◦ Waste stream audit
◦ Storage and collection of recyclables
◦ Occupant recycling
◦ 2 prereqs
◦ 3 points
Toxic Material Source Reduction◦ Mercury in light bulbs
◦ Prereq
◦ 1 point
Construction, Demolition and Renovation Waste Management◦ 1 point
Sustainable Cleaning Products and Materials◦ 3 points
8 Earned/ 16 Possible
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Indoor Environmental Quality Outside Air and Exhaust
◦ Increased ventilation◦ Prereq
Tobacco, Asbestos and PCB free◦ 3 prereqs
Outdoor Air Delivery Monitoring◦ 1 point
Increased Ventilation◦ 1 point
Construction IAQ Management Plan◦ 1 point
13 Earned/ 22 Possible
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Indoor Environmental Quality
Indoor Chemical and Pollutant Source Control◦ ≥ MERV 13◦ 1 point
Controllability of lighting◦ 1 point
Thermal comfort◦ ASHRAE 55◦ 1 point
Day lighting & views◦ 2 points
Green cleaning◦ Entryway systems◦ Pest control◦ Equipment◦ Policy◦ 5 points
13 Earned/ 22 Possible
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Innovation, Operations & Maintenance
Asylum LakeWater ReductionBronco Bio-
diesel Dolphin fountain
treatmentLEED Accredited
professional
5 Earned/ 5 Possible
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PERFORMANCE PERIOD
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Performance Period
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CERTIFICATION
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Submittal – October 2008* *3 months later
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Certification Process (7 months)Submittal – Oct 2008Preliminary Review – January 2009Clarification – March 2009Final Review – April 2009◦Additional information requested
Preliminary Certification – May 2009Appeal – May 2009◦Water efficiency and mercury in lights
Gold Certification – May 2009
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EBOM Changes110-point scale (all LEED systems)◦40/50/60/80
Surprise! 60 day submittal deadline◦Feb 1 – Apr 30 Aug 31
Surprise! 1-year’s data for energy◦Sep 1 Feb 1 – Apr 30 Aug 31
Application Guide for Multiple Buildings
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RESULTS AND LESSONS LEARNED
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Lessons LearnedArchitect: Better
understanding of operations & maintenance issues & TCO
Involve Operating Staff◦Part of process /
ownershipBreaking Down Silos
Across Campus
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Upper Management
Building LevelFM
Operations
Internal FM
Sustainability Office
Outside Design Professionals Purchasing
Building Managers
Occupants
EngineeringDesign & Planning
Custodial
Maintenance
GroundsRecycling
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Lessons LearnedTransformative◦Campus-wide changes
Custodial Policies Life-Cycle Design Guide
◦ROI Drives Decisions CO2 Sensor Deployment Daylighting Controls
◦Awareness = occupants & staff feel good about selves and the building
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Lessons LearnedOutside consulting
expertise =◦LEED-EB Certification◦plus Best Operating
Practices Health & Productivity v.
Energy EfficiencyWorthwhile InvestmentPublic Relations Benefit
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Public Relations
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WHERE ARE WE GOING NEXT?
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Current 5-Building EBOM
Chemistry Building Richmond Center for the Performing Arts
Brown Hall College of Engineering and Applied Science
S. Kohrman Hall
*more than ½ million square feet
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Broader Context & Results
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Broader Context & Results
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Broader Context & Results
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Broader Context & Results
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Broader Context & Results
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DISCUSSION