leed - · pdf fileroad map leed task manager phase design leed tools marketing + pre-design...

ROAD MAPLEED Task Manager

Phase

Des

ign

LEE

DTo

ols

Marketing + Pre-design Concept + Design Schematic Design Design Development Construction Documents Construction Administration Completion

-Look for Incentives and Tax Credits-ID LEED and sustain-able goals with design team-Identify Callison LEED coordinator-Contact Cindy Davis to get an assigned mentor-Integrated Design Process-Project vision-Project layout

Track Credits

Register Create Documents - ApplyIdentify Roles and

Credit Responsibility

Review Drawings

Coordinate with Consultants

Review Design

Design Application

Construction Application

Discuss Collect Information

Submit Design Application~ 60% done with the application process

Calculate Preliminary Score

Set a Goal

Gap Analysis

Submit Construction Application

Throughout the project phases: (1) Track status and meeting notes; (2) Review status at each phase milestone.

-Communication: Discuss sustainable and LEED goals with client-Identify internal sustainable assistance-Business/Brand Connection-Gather climate information

-Look for synergies between climate, use, loads, and systems-Energy Modeling (Callison-Ecotect/IES*)-Set up LEED Workbook-Set up LEED documentation folders-Bring on mechanical engineer (Highly Recommended)

-Whole building energy modeling (Consultant)-Building systems and efficiency options-Collect information-Review Drawings-Coordinate with consultants

-Work with TRS on LEED specs-Provide tracking forms to Contractor-Review Design

-Conduct LEED contractor meeting-Review contractor LEED submittals

-Perform post occupancy evaluation

-Matrix-Sustainable Design Check List-Eco-Charette-Case Studies

-Sustainable Database-Gap Tool-Market Eco Sheets

* Note: IES is not going to be firm wide until further testing.

LEED Documentation and Management

1

DESIGN TEAM ROLES AND WORK LOADLEED Task Manager

Intensive high involvement

Periodic high involvement

Moderate involvement

Periodic low involvement

Sporadic or no involvement

PD SD DD CD CA BO/PO

Opportunities to Influence sustainability

IDP Architect, EngineerIDP Contractor

Conventional Architect, Engineer, Contractor


2

INTRODUCTIONLEED Task Manager

Sustainability and LEED:

To be Sustainable, nature’s resources must only be used at a rate at which they can be replenished naturally.

“The LEED (Leadership in Energy & Environmental Design) Green Building Rating System™ is a voluntary, consensus-based standard to support and certify successful green building design, construction and operations. LEED is transforming the marketplace by providing a nationally recognized certification system to promote integrated, whole-building design practices in the building industry.”Reference: USGBC webstie

Having LEED certification does not necessarily mean that your building is sustainable. LEED acts as a tool to help designers and contractors to build energy efficient buildings reducing their effect on the environment and its resources.

LEED Rating Systems: • New Construction and Major Renovations• Existing Buildings: Operations and Maintenance• Commercial Interiors• Core & Shell• Schools• Homes• Healthcare in review• Retail in pilot program• Neighborhood Development in pilot program

Importance of LEED Advocate:

Communication!

The LEED advocate should be part of the design team. Having a ground person on the team can keep the project on their sustainable track. By having an influence in the design, the LEED Advocate will be able to see more opportunities for implementation of LEED credits and sustainable strategies.

The LEED advocate will consider sustainability feasibility for the project.

Opportunities for Change and the Design Sequence:

Cost Savings

Construction OccupancySchematic Design

Programming Design Development

Cost to Change

Potential Synergies & Savings

Everyone wants to build better buildings more efficiently at less cost, particularly the client. Intuitively, we know that the greatest opportunity for making changes to a design, at the least cost, happens early on. The opportunity to make changes decreases significantly and the costs to change design concepts increase dramatically as the processes advance.Reference: Integrated Design Process Guide

Integrated Design Process and LEED:The Integrated Design Process is a tool used to collaborate and organize the design of a high performance, sustainable project. The process keeps designers and consultants on track, using each others’ knowledge to get the best outcome for a project.

For LEED projects, IDP can guide the project team to successful sustainable building practices.

More information on the Integrated Design Process can be found:• P:\Sustainability at Callison\Design Strategies\Integrated Design Process (IDP)• http://www.betterbricks.com/graphics/assets/documents/BB_Web_integrated_design.pdf


3

PROJECT MANAGEMENT AND FACILITATIONLEED Task Manager

Integrated Design Process: Phases:

Pre-Design:

Visions statement, goals, and targets matrix. Pre-design report: Eco-Charette synopsis Established communication pathways Schematic Design:

Goals and targets matrix Preliminary energy analysis Preliminary financial estimate Schematic design report Roles and responsibilities matrix

Design Development: Design development report including IDP issues such as energy simulation results Detailed financial report using life-cycle costing if possible Outline specification with embedded performance criteria Preliminary commissioning report Updated roles and responsibilities matrix Updated goals matrix

Construction Documentation:

Project specifications with embedded performance criteria Material substitution policy Tender documents with clear explanation: Innovative aspects Contractor responsibilities for green building documentation Training and supervision of trades/ subcontractors

1. Pre-Design:Explore the relationship between the project and its surrounding environment to help reveal the optimum choices for the site, the users, and the owners.

2. Schematic Design:

Explore innovative technologies, new ideas, and fresh application methods in working towards goals and objectives set out in Pre-design. Allow experts from all disciplines to analyze the building site and explore synergies between disciplines and with neighboring sites.

3. Design Development:Assess all architectural, mechanical and electrical systems for their expected performance and impact on all other systems.

4. Construction Documentation: Maintain integration that has been achieved throughout the earlier phases.

5. Bidding, Construction, and Commissioning:Choose qualified contractors. Be sure design intent is realized through communication between disciplines, commissioning, and testing and validation.

6. Building Operation (Start-Up):Ensure responsibility and knowledge of the building is properly transferred to the owner, occupants, and operations staff.

7. Post-Occupancy (Long-Term Building Operation):Ensure longevity of the project through maintenance and operations, measurement and verification, re-commissioning, and buildin performance evaluations.

Commissioning plan Updated roles and responsibilities matrix Updated goals matrix

Bidding, Construction, and Commissioning:

Record drawings of the built project Commissioning reports Operation and maintenance manuals including ongoing commissioning activities

Building Operation (Start-Up):

Training and education materials Measurement and verification data Completed commissioning documentation

Post-Occupancy (Long-Term Building Operation):

Updated building documentation Building performance evaluation results Continuous monitoring Re-commissioning plan Environmental management program


4

STEPSLEED Task Manager

Phases:

Concept:

Discuss sustainable/LEED goals with client.

Identify internal sustainable assistance.

Eco-Charette/LEED Analysis Strategy.

Team Building

Schematics Design:

Allocate Responsibilities

Set specific LEED Target.

Identify Callison LEED Coordinator.

Contact Cindy Davis to get an assigned mentor.

Register the project.

Provide instructions to your team members

Accessing the USGBC website, project files and other pertinent information

Submitting templates, drawings, and other info necessary for certification.

Design Development:

Set up LEED Workbook.

LEED Project Management and Facilitation:7 steps to help organize and track projects’ sustainable features.1. Define Goals: Concept and Schematic Design

Defining goals allows the design to meet client and user sustainable needs; helping the design team prioritize easily accomplished versus hard to achieve goals.

2. Allocate Responsibilities: Schematic DesignAssigning tasks allow people to prioritize their time; helping assure one person is not bearing the large amount of the work.

3. Coordinate with Consultants/Contractors: Schematic DesignAllowing experts from all disciplines to analyze opportunities and constraints of the building site and explore synergies between disciplines and with neighboring sites.

4. Track Progress: Design DevelopmentKeeping up to date on LEED task requirements and issues make the submittal process easier and faster tracking sustainable goals throughout the project.

5. Prepare Documentation: Design DevelopmentWith an organized system, compiling documents and calculations is fast and easy. Double check all required information is provided, ensuring less problems later.

6. Documentation, Construction, Review: Construction Admin.Before submitting before the USGBC review, double check all documents and calculations are there and completed.

7. USGBC Review and Follow-Up: Construction Admin.Ensure the project performs properly and occupants are satisified. Teach the owner, occupants, and operating staff on the building functions.

Set up LEED documentation folders.

Assign credit responsibility.

Start architect design documentation.

Coordinate team design documentation.

Work with TRS on LEED specs. (International very critical)

Construction Documentation:

Provide tracking forms to contractors.

Review, check, and cross reference submittals.

Review Mechanical Specs.

Submit LEED Design Credit application.

Construction Administration:

Conduct LEED Contractor meeting.

Review contractor LEED submittals.

Submit LEED Construction Credit application.

THROUGHOUT PROJECT:

Track status and meeting notes.

Review status at each phase milestone.


5

COSTSLEED Task Manager

Cost of Project:

Average Green Cost Premiums for LEED: Certified: .66%Silver: 2.11%Gold: 1.82%Platinum: 6.50%

Project Cost Factors:1. Starting Budget2. Timing3. Location4. Climate5. Budget6. Design Standards7. Building Size8. Point feasibility9. Intent/Values10. Point synergies11. Design Process12. Procurement

Successful project teams control costs by using an integrated design approach:-Understand cost factors-Identify goals early-Strategize measures and points-Reallocate funds as needed

No statistically significant difference between LEED seeking and non-LEED average costs for similar program types.

Most projects build LEED within available funds.

> 500k sq.ft.50 - 500k sq.ft.

> 500k sq.ft.50 - 500k sq.ft.

USGBC Fees:

Registration:Members: $450.00Non-Members: $600.00

Certification:LEED for: New Construction, Commercial, Interiors, Core and Shell, and Schools:Total (Design and Construction Review):

Members: $1,750.00 $.035/sq.ft. $17,500.00Non-Members: $2,250.00 $.045/sq.ft. $22,500.00

LEED for Existing Buildings:Initial Certification Process:

Members: $1,750.00 $.035/sq.ft. $17,500.00Non-Members: $2,250.00 $.045/sq.ft. $22,500.00

LEED for Core and Shell Precertification: Members: $2500.00Non-Members: $3500.00(not recommended unless for marketing purposes)

LEED for Existing Buildings Recertification:

50% of the Initial Certification Process.

Platinum Certification Rebates:Projects that are awarded LEED Platinum certification will receive a rebate for all certification fees. (Reference USGBC website for eligibility).

< 50k sq.ft.

< 50k sq.ft.

Soft Costs:

Cost Drivers:1. Experience and Attitude (Design team, Contractor, Owner)2. Design Process3. LEED Target4. Size and complexity of project5. USGBC Fees

Typical Soft Costs:LEED Consultant: Certified: ~ 0.41-0.46 $/gsf Silver: ~ 0.41-0.55 $/gsf Gold: ~ 0.61-0.80 $/gsfExperienced Design Team: Certified: ~ 0.43-0.45 $/gsf Silver: ~ 0.44-0.54 $/gsf Gold: ~ 0.56-0.73 $/gsfEnergy Modeler (EAc1): Progressive Mechanical versus Basic ~ 12,000-30,000, dependent on scope of energy modelerFundamental Commissioning: Hired by owner, not contractor ~ 0.5-1.5% increase ~ 0.30-0.75 $/gsf (largely dependent on the building type and size) not including additional commissioningAdditional Commissioning (EAc3): ~ 3,000-10,000 $/gsf

Incentive Programs:Utility programsNW Energy Efficiency Alliance BetterBricks ProgramEnergy Trust of OregonOregon Business Energy Tax CreditEPACT 2005


6

COSTSLEED Task Manager

Challenging Credit Costs:

1. Alternative Transport: Low-emitting Vehicles (SS 4.3)Reduce pollution and land development impacts from automobile use. Provide transportation amenities such as alternative fuel refueling stations.

2. On-Site Renewable Energy (EA 2)* Most DifficultEncourage and recognize increasing levels of on-site renewable energy self-supply in order to reduce environmental and economic impacts associated with fossil fuel energy use. Assess the project for non-polluting and renewable energy potential including solar, wind, geothermal, low-impact hydro, biomass and bio-gas strategies.

3. Enhanced Commissioning (EA 3)Begin the commissioning process early during the design process and execute additional activities after systems performance verification is completed.

4. Measurement and Verification (EA 5)Provide for the ongoing accountability of building energy consumption over time. Develop a measurement and verification plan to evaluate building and/or energy system performance.

5. Green Power (EA 6)Encourage the development and use of grid-source, renewable energy technologies on a net zero pollution basis. Determine the energy needs of the building and investigate opportunities to engage in a green power contract.

Reference: LEED NC 2.2

Barrier of New Technology:- Renewable Energy- Wastewater Technologies

Extra Service Costs:1. Ecological System Assessment2. Integrated Design Coaching3. LEED Documentation and Process Costs4. Commissioning (.5 - 1.5% of project cost)5. Energy and Daylight modeling6. Moisture Flow Analysis7. Materials Research8. Specification Editing: Green Issues9. Construction Planning


7

RETURNSLEED Task Manager

Financial:

Reduce Operating Costs:Energy and water efficient buildings have been able to reduce their operating costs significantly. Operating energy and water requirements can be cut to less than half of a traditional building employing aggressive and well-integrated green design concepts.

Reduce Project Costs:Green building projects that are well-developed and comprehensive in scope can result in lower or neutral incremental project development cost.

Municipal Economic Advantages:Lower land fill, water supply and treatment infrastructure, and operational and development costs. Reduced environmental protection program costs. Lower transportation development burden (roads) and increase mass transit system economic performance.

Enhance Asset Value & Profits:A high performance environment can yield valuable gains in labor productivity, retail sales, and manufacturing quality and output. Combined with lower operating costs, green, high performance buildings typically sell or lease faster and retain/attract tenants better.

A small improvement in the annual occupant cost of a building can easily pay for the entire building, not just the costs of improvements to the building.

Lifetime Cost of Average Building (30 yrs)

Salaries 92%

Operations and Maintenance 6%

Construction and Land 2%

Summary of Savings Financial Benefits of Green Buildings

CategoryEnergy ValueEmissions ValueWater ValueWaste Value (Construction only) 1-yearCommissioning O&M ValueProductivity and Health Value (Certified and Silver)Productivity and Health Value (Gold and Platinum)

Less Green Cost Premium

Total 20-year NPV (Certified and Silver Buildings)Total 20-year NPV (Gold and Platinum Buildings)

20-year NPV(per sq.ft.)

$5.79$1.18$0.51$0.03$8.47

$36.89$55.33

($4.00)

$50.00$65.00

Source: Capital E analysis


8

Social and Environmental:

• Improved productivity• Reduce liability• Reduced absenteeism• Quicker recovery for patients• Improved customer satisfaction & return rates (hotels)

Public health: (measurable factors) - Suburban sprawl -- high blood pressure, arthritis, headaches, breathing difficulties -- lower life expectancy - Urban density and increased obesity - Effects of green space on Attention Deficit Disorder

Cradle to Cradle effects of building and development.

Long-term effects of land use policies

RETURNSLEED Task Manager

Post-Occupancy Evaluation:

Learning Possibilities.

Post-occupancy evaluations gives us a chance to see how well systems work, evaluate cost effectiveness and human impact on the systems.

Becomes a reality. Able to improve and come up with more efficient buildings that are better suited to the building occupants and environment.

Summary:

Green buildings achieve higher rents.

Green buildings achieve higher occupancy.

Green buildings have lower operating costs.

Green buildings achieve higher prices per square foot.

Non-green buildings are going to become obsolete.

Developing, operating, & leasing green is the right thing to do.


9

PROJECTSLEED Task Manager

Callison LEED Projects:

LEED Core & Shell: Gold: • Marina District - Shams City • Unitech: 32 Milestone** • Unitech: Badshahpur Commercial Complex** • Uniworld: Commercial** • West 8th Office Tower • Westlake/Terry (Complete) Silver: • 2201 Westlake • River Park Office Building • SRO Tower • Tameer Arjan Residential Complex • Tameer Majan Office Tower Certified: • High Street Block 8 (Complete) • Pentagon Centre Building

LEED Commercial Interiors: Gold: • Wachovia Multiple Locations Silver: • Callison New York Certified: • Callison Dallas Relocation • TGP Office*

* To be determined LEED Rating** On hold

LEED New Construction: Platinum: • Shanghai Greenland Luwan Riverfront Gold: • Amazon Phases 4 & 5 • Microsoft Building 37 (Complete) • Microsoft Building 99 (Complete) • Providence System Office Silver: • Capital Health Mixed-Use Hotel and Medical Services Certified: • 23rd and Lovejoy • Hotel Terra (Complete)

LEED Neighborhood Development (Pilot Program) Platinum: • Ever Vail • City Creek Center*

Callison Sustainable Projects:(Not LEED)• Baystreet Emeryville**• Black Rock**• Central Walk (Complete)• CRLL CD24 Tower and Retail Podium• Glorietta Redevelopment • Greenbelt 3 (Complete)• Greenbelt 5• GS Anyang Chuncheon• Hopson Plaza Project• Kona Airport Site• NBC Contant Center• Nike: Bay Street Mall• Nike: Eugene• Nike: Lenox Square Mall• Nike: Mall of America• Nike: Westfarms Mall• Nordstrom City North**• Pearlridge Shopping Center**• Sea-Tac Rental Car Facility• St. Charles Medical Center - Redmond (Complete)• Tustin• Uniworld: SEZ IT-Park• WaMu Slaughter and Brodie• WaMu US 290 & HWY 71• West Elm: Fountains at Roseville• West Elm: King Liberty• West Elm: One Filmore Place• West Elm: Plaza Las Americas• West Elm: The Shops at Centennial Lakes• West Elm: Village at Quarry• Westfield Downtown Plaza**


10

CASE STUDYLEED Task Manager

Westlake/Terry

LEED Core & Shell:

First privately developed commercial project in Seattle achieving LEED Gold status. West office 185,000 sf: east office 134,000 sf; Microsoft offices; Group Health Cooperative HQ will anchor the new buildings; includes 31,000 sf of retail.

Sustainable Features:

Sustainable Sites:• Vulcan selected and remediated an existing urban site, avoiding the development of an existing greenfield.

SSc1: Site SelectionSSc2: Urban RedevelopmentSSc3:Brownfield Redevelopment

• The urban site also provides easy access to public transportation, and bike racks and showers will encourage its use.

SSc4: Alternative Transportation (4.1, 4.2)

• Underground parking avoids adding new impervious surfaces, increasing stormwater run-off. Along with reflective roofing, it also avoids creating an ‘urban heat island.’

SSc6.2: Stormwater ManagementSSc7: Landscape and Exterior Design to Reduce Heat Islands

Water Efficiency:• Native, drought-tolerant landscaping will minimize the need for irrigation water and pesticides, eliminating the need for a permanent irrigation system.

WEc1: Water Efficient Landscaping

• Efficient bathroom and shower fixtures will reduce base building indoor potable water use by more than 40%.

WEc3: Water Use Reduction

Energy & Atmosphere:• Nearly 30% energy cost savings relative to a standard building code, with a demonstrated 25.7% (East) and 21.9% (West) reduction in carbon dioxide emissions.

EAp2: Minimum Energy PerformanceEAc1: Optimize Energy Performance (1.1, 1.2)

• Uses Seattle’s first energy model analysis that combines Seattle City Light and Puget Sound Energy resources. These buildings incorporated a multitude of energy efficiency measures including condensing boilers and water heaters, evaporative cooling, innovative lighting, superior windows and envelope construction, high efficiency water source heat pumps, and other energy saving systems.

EAp1: Fundamentatl Building CommissioningEAc3: Additional Commissioning

• Non-ozone depleting HVAC system to protect local eco-system. EAp3: CFC Reduction in HVAC&R EquipmentEAc4: Ozone Depletion

Materials and Resources:• Recycled building materials such as insulation, gypsum, concrete and steel.

MRc4: Recycled Content

• Use of local building materials reduced energy consumption and pollution associated with transportation.

MRc5: Local/Regional Materials

Indoor Environmental Quality:• Use of Low-VOC interior products, including adhesives, sealants, paints, and carpet, during core and shell construction protects the health of both workers and occupants.

IEQp1: Carbon Dioxide (CO2) MonitoringIEQc3: Construction IAQ ManagementIEQc4: Low-Emitting MaterialsIEQc5: Indoor Chemical & Pollutant Source Control

• More natural daylight than traditional office buildings. IEQc8: Daylight & Views

Innovation and Design:• The building interior will be maintained in accordance with LEED compliant green housekeeping guidelines.

IDc1.1: Green Housekeeping

• Landscaping will be maintained in accordance with integrated pest management and organic landscaping guidelines.

IDc1.2: Organic Landscaping / IPM


11

CASE STUDYLEED Task Manager

Wachovia

LEED Commercial Interiors:

LEED for Retail CI Pilot prototype is 3,500 SF; LEED for Retail NC Pilot prototype is 3,988 SF. Constructing approximately 20 locations in 2008 with a total of 70,000 SF for client.

Sustainable Features:

Sustainable Sites:• The Prototype has been developed to cover a number of credit opportunities; each site is chosen to adapt to these options on a site-by-site basis.

SSc2: Development Density and Community ConnectivitySSc3: Alternative Transportation: (3.1, 3.3, 3.4, 3.8)

Water Efficiency:• Strategies have resulted in 44% reduction in water consumption on average (~34,000-gallons/year/site).

WEc1: Water Use Reduction: 20-30% Reduction

Energy and Atmosphere:• Commissioning Firm trains Regional Construction Managers to perform Commissioning Role.

EAp1: Fundamental CommissioningEAc2: Enhanced Commissioning

• Strategies have resulted in 35% reduction below ASHRAE 90.1-2004 standards (Lighting Power Density).

EAp2: Minimum Energy PerformanceEAc1: Optimize Energy Performance

• All California locations signed 2 year contracts for 100% green power, offsetting power usage and boosting investment in renewable energy.

EAc4: Green PowerIDc1.4: Green Power 100%

• Other energy saving measures: EAp3: CFC Reduction in HVAC&R EquipmentEAc3: Energy Use, Measurement & Payment Accountability

Materials and Resources:• Recycling and construction waste management used on every project.

MRp1: Storage and Collection of RecyclablesMRc1: Tenant Space, Long Term commitmentMRc2: Construction Waste Management: Divert 50%-75% from landfillMRc4: Recycled Content: 10%-20%

Indoor Environmental Quality:• Credits Achieved:

IEQp1: Minimum IAQ PerformanceIEQp2: Environmental Tobacco Smoke (ETS) ControlIEQc3: Construction IAQ Management PlanIEQc4: Low-Emitting Materials (4.2, 4.3, 4.5, 4.6)IEQc7: Thermal Comfort

Innovation & Design Process:• Educational displays promoting green design and construction at each branch.

• For New Construction projects: Walls constructed with agrifiber board, contributing to savings and eliminating heat transfer between air-conditioned interior and outdoor environment. The agrifiber board replaces steel superstructure saving capital expense and construction time.

IEQc4: Low-Emitting Materials (4.1, 4.4)


12

QUICK FIXESLEED Task Manager

Accomplishing LEED Certification in late design phases:Green washing:

Easy steps:Easy Credits to accomplish:


13

RESOURCESLEED Task Manager

USGBC:http://www.usgbc.org/

Indegrated Design Process:P:\Sustainability at Callison\Design Strategies\Integrated Design Process (IDP)Better Bricks:http://www.betterbricks.com/graphics/assets/documents/BB_Web_integrated_design.pdf

Callison Matrix:http://in.callison.com/projinfo/sustainability/matrix/index.cfm

References:Costs and Benefits of Green/Sustainable Development: Selected References. Washington, D.C.: ULI-the Urban Land Institute, 2005.

Roadmap for the Integrated Design Process: Busby Perkins + Will, Stantx Consulting, 2007.

Frej, Anne B, editor. Green Office Buildings: A Practical Guide to Development. Washington, D.C.: ULI-the Urban Land Institute, 2005.

USGBC. LEED NC Reference Guide

USGBC. LEED CI Reference Guide

USGBC. LEED CS Reference Guide

USGBC. Understanding LEED Project Costs and Benefits. 2005.

USGBC. Managing LEED Documentation. 2007Yudelson, Jerry. The Insider’s Guide to Marketing Green Buildings. Green Building Marketing: Portland OR, 2004.

Yudelson, Jerry. Developing Green: Strategies for Success. Narional Association of Industrial and Office Properties: Herdon Va, 2006.


14