san francisco public utilities commission headquarters ...€¦ · charu sharma, asla, leed ap...

San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters

““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””

WINNER OF THE 2013 COTE TOP TEN GREEN PROJECTS AWARDSWINNER OF THE 2013 COTE TOP TEN GREEN PROJECTS AWARDS

KMD I STEVENS KMD I STEVENS –– A Joint Venture Partnership ArchitectsA Joint Venture Partnership Architects

Charu Sharma, ASLA, LEED APCharu Sharma, ASLA, LEED AP

Senior Associate, Landscape ArchitectSenior Associate, Landscape Architect

GBC International Conference on Green BuildingsGBC International Conference on Green Buildings

Chennai October 25 2013Chennai October 25 2013 STEVENS + ASSOCIATESSTEVENS + ASSOCIATESSTEVENS + ASSOCIATES

�� Project OverviewProject Overview

�� Project GoalsProject Goals

�� The Urban ContextThe Urban Context

�� Salient Green Building FeaturesSalient Green Building Features

�� Commonsense Ratepayer SavingsCommonsense Ratepayer Savings

�� Unique Seismic Safety FeaturesUnique Seismic Safety Features

�� Employee BenefitsEmployee Benefits

�� LEED Certification ReviewLEED Certification Review

�� In the Indian ContextIn the Indian Context

Project OverviewProject Overview

Project Owner:

City and County of San

Francisco

Public Utilities Commission

Project Owner:Project Owner:

City and County of San City and County of San

FranciscoFrancisco

Public Utilities CommissionPublic Utilities Commission



Project Type:

13 Story Class A Office Building

Houses Over 900 Employees

Project Type:Project Type:

13 Story Class A Office Building13 Story Class A Office Building

Houses Over 900 EmployeesHouses Over 900 Employees

Project Site:

Previously Developed Land

Project Site:Project Site:

Previously Developed LandPreviously Developed Land

Project Setting:

Urban

Project Setting:Project Setting:

UrbanUrban

Building Hours Of Operation:

M-F 8.00 AM to 5.00 PM

Building Hours Of Operation:Building Hours Of Operation:

MM--F 8.00 AM to 5.00 PMF 8.00 AM to 5.00 PM

Building Gross Floor Area:

277,500 square feet

Building Gross Floor Area:Building Gross Floor Area:

277,500 square feet277,500 square feet

Project Completion Date:

June, 2012

Project Completion Date:Project Completion Date:

June, 2012June, 2012

Total Project Costs (including:

moving, design, permitting etc.)

$201.6 Million

Total Project Costs (including:Total Project Costs (including:

moving, design, permitting etc.)moving, design, permitting etc.)

$201.6 Million$201.6 Million

Construction Costs:

$156.5 Million

Construction Costs:Construction Costs:

$156.5 Million$156.5 Million

Location:525 Golden Gate AvenueSan Francisco, CaliforniaUnited States

Location:Location:525 Golden Gate Avenue525 Golden Gate AvenueSan Francisco, CaliforniaSan Francisco, CaliforniaUnited StatesUnited States

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Project GoalsProject Goals

To create “the greenest urban building in the United States”To create To create ““the the greenestgreenest urban building in the United Statesurban building in the United States””



To design an urban building close to mass transit that minimizes

the consumption of natural resources to a high level and

generates on-site a significant amount of renewable energy

To design an urban building close to mass transit that To design an urban building close to mass transit that minimizes minimizes

the consumption of natural resourcesthe consumption of natural resources to a high level and to a high level and

generates ongenerates on--site a significant amount of site a significant amount of renewable energyrenewable energy

To constantly keep the employees in mind in creating the

healthiest, most effective and comfortable work environment

To constantly keep the employees in mind in creating the To constantly keep the employees in mind in creating the

healthiesthealthiest, most effective and , most effective and comfortable work environmentcomfortable work environment

To achieve national recognition for leadership in sustainable and

environmentally responsible building design and 30-year life-cycle

performance

To achieve national recognition for leadership in sustainable anTo achieve national recognition for leadership in sustainable and d

environmentally responsible building design and environmentally responsible building design and 3030--year lifeyear life--cycle cycle

performanceperformance

To achieve LEED Platinum rating from the United States Green

Building Council (USGBC) – the highest sustainable certificate that

the US Government’s Green Building Council offers for building

efficiencies

To achieve To achieve LEED Platinum rating LEED Platinum rating from the United States Green from the United States Green

Building Council (USGBC) Building Council (USGBC) –– the highest sustainable certificate that the highest sustainable certificate that

the US Governmentthe US Government’’s Green Building Council offers for building s Green Building Council offers for building

efficienciesefficiencies

22

The Urban ContextThe Urban Context



� Located adjacent to San Francisco’s dense

Civic Center Civic Center

� Designed to respond appropriately to the

urban context by being built at a

dense scaledense scale

� Opens up to the public at street level to

create a gathering space and a large

““urban living roomurban living room””

Civic Center

City HallSFPUC

Building City HallCity Hall

SFPUC

Building

View looking South - East View looking North - West

Map Of San Francisco

Civic Center

33

Salient Green Building Salient Green Building

FeaturesFeatures

SFPUC Headquarters Building consumes 32% less energy than

similarly-sized office buildings

SFPUC Headquarters Building consumes SFPUC Headquarters Building consumes 32% less energy 32% less energy than than

similarlysimilarly--sized office buildings sized office buildings



SFPUC Headquarters Building consumes 60% less water than

similarly sized buildings

SFPUC Headquarters Building consumes SFPUC Headquarters Building consumes 60% less water 60% less water than than

similarly sized buildings similarly sized buildings

SFPUC Headquarters Building‘s carbon footprint is 50% less than


SFPUC Headquarters BuildingSFPUC Headquarters Building‘‘s s carbon footprint is 50% less carbon footprint is 50% less than than


44



� An integrated, photovoltaic solar array photovoltaic solar array and wind turbine wind turbine

installation can generate up to 227,000 kWh/year or 7% of the 7% of the

buildingbuilding’’s energy needs s energy needs

� A statestate--ofof--thethe--art raised flooring system art raised flooring system incorporates the

building’s data and ventilation infrastructure and reduces heating, reduces heating,

cooling and ventilation energy costs by 51%cooling and ventilation energy costs by 51%

� Maximizing daylight harvesting Maximizing daylight harvesting saves electricity and minimizes minimizes

artificial lighting. Light shelves, light exposed concrete, narrartificial lighting. Light shelves, light exposed concrete, narrow ow

building depth allows light into interiorsbuilding depth allows light into interiors

� Lighting and work station equipment shutoff Lighting and work station equipment shutoff automatically

after-hours or when not in use

55

SFPUC Headquarters Building consumes 32% less energy than


SFPUC Headquarters Building SFPUC Headquarters Building consumes 32% less energy consumes 32% less energy than than




Photovoltaic Solar ArrayPhotovoltaic Solar Array

On-site energy generation is achieved

through photovoltaic arrays photovoltaic arrays on rooftops

and wind turbineswind turbines

Solar Panels - Photovoltaic

66

Wind Tower with Wind Turbines



� The north fanorth faççade ade was specifically shaped to respond to the respond to the

prevailing westerly windsprevailing westerly winds onsite to maximize the energy maximize the energy

generation potential generation potential of the integrated wind turbines

� Natural winds have a boundary layer effect: As you go up, the

wind increases. Once you're 200 feet or above, you get strong

winds

� Perhaps the most controversial aspect of wind energy facilities

concerns the incidence — and dangers — of bird strikes.

� Even though birds have incredible vision, they cannot perceive

that turbine blades are turning.

� The way this concern was addressed was to avoid horizontalavoid horizontal--

axis turbines.axis turbines. The vertical axis design does not affect avian life,

because it's like part of a building, and birds don't fly into

buildings

� While it's true that San Francisco's pedestrian-level ground

winds are higher than in most cities — all cities have the ability to

use wind-energy devices on high-rises. A tremendous world A tremendous world

market could be developedmarket could be developed.

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Wind Turbines on Wind TowerWind Turbines on Wind Tower



Sculpted facade channels Sculpted facade channels wind towards wind turbines

housed on the platforms between the facade and wind

tower

Ned Kahn’s Firefly art installation on

the face of the wind tower further

celebrates the potential of wind as a potential of wind as a

natural resourcenatural resource as clear polycarbonate

panels flicker in the wind and trigger

the flickering of tiny LED lights at night

88

Wind Turbines & Wind EnergyWind Turbines & Wind Energy



Raised flooring system Raised flooring system

incorporates the building’s

data, cables and ventilation

infrastructure and reduces

heating, cooling and

ventilation energy costs by

51% by putting conditional

air near occupants

99

StateState--ofof--thethe--Art raised flooring systemArt raised flooring system



� By using this strategy, the building requires 45% less 45% less

energyenergy to illuminate the interior compared to a typical

Class A office building.

� Extensive thought was given to each area of the

building interior as well as the exterior, in terms of the

appropriate fixtures appropriate fixtures and the amount of light amount of light to provide a

natural, comfortable and the most efficient workplace.natural, comfortable and the most efficient workplace.

� The lighting design for the building includes daylight daylight

sensorssensors highhigh performance, energy efficient fixtures that performance, energy efficient fixtures that

automatically turn off when there is adequate lighting.automatically turn off when there is adequate lighting.

� Daylighting strategies include open office spaces,open office spaces,

exposed concrete design with high Solar Reflectance exposed concrete design with high Solar Reflectance

Index to reduce lighting loads. Narrow building depth Index to reduce lighting loads. Narrow building depth

allows daylight to reach all interior areas.

� Active exterior sunshades reduce glare and heat gain Active exterior sunshades reduce glare and heat gain

and operable windows reduce HVAC needs in temperate and operable windows reduce HVAC needs in temperate

climate.climate.

� The south façade captures and manages daylight

through the use of light shelves light shelves to bounce daylight even

further into the interior and reduce glare and heat gainreduce glare and heat gain.

1010

Daylight Harvesting & Sun ShadingDaylight Harvesting & Sun Shading

Operable

windows

Active

Exterior

Sunshades

Light

Shelves

Light

Shelves



Open floor work space Open floor work space

allows for the most natural

lighting possible. General General

staff work stations are staff work stations are

located at periphery of the located at periphery of the

buildingbuilding (vs. managerial

staff as done in most

buildings) to receive more

light and improve overall improve overall

work efficiencywork efficiency

Dimmable LED fixturesDimmable LED fixtures, , a recurring recurring

themetheme throughout the building

used for the monumental

communicating stairs to provide

appropriate light levels appropriate light levels when

occupied and reduced light levelsreduced light levels

when unoccupied

Entry Lobby

maintained with

lots of natural natural

light.light. Metal halide Metal halide

and LED accent LED accent

lighting provide

multiple light

levels depending

on the use

1111

Daylighting StrategiesDaylighting Strategies

SFPUC Headquarters Building consumes 60% less water than

similarly sized buildings

SFPUC Headquarters Building consumes SFPUC Headquarters Building consumes 60% less water 60% less water than than

similarly sized buildings similarly sized buildings



� One of the first buildings in the nation with onsite treatment of onsite treatment of

gray and black water. gray and black water.

� An onsite wetland based system called the ““Living MachineLiving Machine””

reclaims and treats all of the building’s wastewater to satisfy 100%

of the water demand for the building’s lowlow--flow toilets, urinals and flow toilets, urinals and

irrigation systemirrigation system.

� The “Living Machine” system treats 5,000 gallons of wastewater

per day and reduces per person water consumption from 12 reduces per person water consumption from 12

gallons (normal office building) to 5 gallons. gallons (normal office building) to 5 gallons.

� The building’s 25,000 gallon rainwater harvesting system rainwater harvesting system

provides water for irrigation uses around the building.

1212



� PlantersPlanters inside and outside the building filter the filter the

buildingbuilding’’s wastewaters wastewater through a process similar to that

employed naturally in a wetland.

MetricsMetrics

� Percentage reduction of regular potable water: 40%40%

� Is potable water used for irrigation: No No

� Percentage of rainwater from maximum anticipated 24

hour, 2-year storm event that can be managed onsite: 100%100%

Artwork Rainwall at stairs Artwork Rainwall at stairs used for

the rainwater harvesting system

exposition

1313

Water Conservation StrategiesWater Conservation Strategies



� Green concrete fly ash and slag mixture Green concrete fly ash and slag mixture using

environmentally friendly materials

� Parking is limited to four spaces for electric vehicles to

promote alternativealternative transportationtransportation and lower greenhouse lower greenhouse

gas gas emissions as part of SF’s Transit First policy

� Extensive use of recycled materials recycled materials throughout the

building

1414

SFPUC Headquarters Building ‘s carbon footprint is 50% less than


SFPUC Headquarters Building SFPUC Headquarters Building ‘‘s s carbon footprint is 50% carbon footprint is 50% less than less than




� This project has earned an innovation credit for the concrete mix design innovation credit for the concrete mix design under the LEED rating

system

� Following extensive design coordination, which included collaboration with a local concrete

supplier, the design team created six different lowcreated six different low--cement concrete specifications cement concrete specifications for the project

� Portland-cement replacements ranged from 40 to 70 percent, with slagslag and flyashflyash as the green

cementitious replacement materials

� This decreased the project's carbon footprint decreased the project's carbon footprint by 7.4 million pounds of carbon dioxide emissions

compared to conventional concrete mixes

� Relatively light colored concrete light colored concrete produced by the use of slag allowed the design team to specify a

minimum reflectance minimum reflectance for the slab mix design

� As a result, the largely exposed underside of the floor slabs allowed the lighting designer to

further reduce electric lighting levelsreduce electric lighting levels

1515

Green Concrete Mixture Green Concrete Mixture



Recycled Material Recycled Material

� Much of the façade is clad with local local ““Sierra White Sierra White

Granite,Granite,”” a regional, sustainable quarried stone. a regional, sustainable quarried stone.

� 95% of the demolition material demolition material from the building

that previously occupied the site was diverted from

landfills, as was 82% of the overall project wasteoverall project waste.

� LowLow--emitting materials emitting materials were used throughout the

project, and a significant effort was made to remove remove

PVC and related vinyl products PVC and related vinyl products from the project in

support of the City’s environmentally preferable

purchasing policy.

1616

Local , Recycled, & Healthy MaterialsLocal , Recycled, & Healthy Materials

Commonsense Ratepayer Commonsense Ratepayer

SavingsSavings



The new SFPUC Headquarters building is designed to be cost

neutral for ratepayers over the next 30 years

The new SFPUC Headquarters building is designed to be The new SFPUC Headquarters building is designed to be cost cost

neutral for ratepayers over the next 30 yearsneutral for ratepayers over the next 30 years

Within the anticipated 100-year lifespan of the building, our

ratepayers will save approximately $3.7 billion through the

combination of rental savings, energy efficiencies, and asset

ownership. (Approximately $500 million in 2011 dollars)

Within the anticipated 100Within the anticipated 100--year lifespan of the building, our year lifespan of the building, our

ratepayers will save approximately $3.7 billion ratepayers will save approximately $3.7 billion through the through the

combination of rental savings, energy efficiencies, and asset combination of rental savings, energy efficiencies, and asset

ownership. (Approximately $500 million in 2011 dollars)ownership. (Approximately $500 million in 2011 dollars)

This means the debt service (ie the mortgage) on the building is

projected to be equal or less than rental payments, had the SFPUC

continued to rent

This means the debt service (ie the mortgage) on the building isThis means the debt service (ie the mortgage) on the building is

projected to be projected to be equal or less than rental payments, equal or less than rental payments, had the SFPUC had the SFPUC

continued to rent continued to rent

Building ownership insulates ratepayers from the expensive, and

often, unpredictable San Francisco office-space rental market

Building Building ownership insulates ratepayers ownership insulates ratepayers from the expensive, and from the expensive, and

often, unpredictable San Francisco officeoften, unpredictable San Francisco office--space rental market space rental market

Once the fixed rate debt is repaid in 30 years, the building will be

a valuable SFPUC asset, and will yield savings to future

generations of tax payers

Once the fixed rate Once the fixed rate debt is repaid in 30 years, debt is repaid in 30 years, the building will be the building will be

a valuable SFPUC asset, and will yield savings to future a valuable SFPUC asset, and will yield savings to future

generations of tax payers generations of tax payers

1717

Unique Seismic Safety Unique Seismic Safety

FeaturesFeatures



525 Golden Gate is one of the safest buildings in San Francisco525 Golden Gate is one of the 525 Golden Gate is one of the safest buildings safest buildings in San Franciscoin San Francisco

The building’s core contains innovative post tension systems that

allow the entire structure to move and absorb energy during a

seismic event, much like a suspension bridge

The buildingThe building’’s core contains s core contains innovative post tension systems innovative post tension systems that that

allow the entire structure to move and absorb energy during a allow the entire structure to move and absorb energy during a

seismic event, much like a suspension bridge seismic event, much like a suspension bridge

Not only is 525 Golden Gate immediately available for occupancy

after an earthquake, but because of the unique concrete shear

walls running vertically through the building, any damage should

be negligible

Not only is 525 Golden Gate immediately available for occupancy Not only is 525 Golden Gate immediately available for occupancy

after an earthquake, but because of the unique concrete after an earthquake, but because of the unique concrete shearshear

walls running vertically walls running vertically through the building, any damage should through the building, any damage should

be negligible be negligible

1818



The building will utilize an innovative structural innovative structural

system with post tensioned vertical (flexural) system with post tensioned vertical (flexural)

corescores that will provide the highest asset

preservation for the building. The building also

has standard horizontal post-tensioned floors

CoreCore--wall rebar installation:wall rebar installation: reinforcing at

the boundary columns were prefabricated

with verticals and ties in two-story lifts.

The distributed horizontal and vertical

bars were field installed

1919

Employee BenefitsEmployee Benefits



Individual air comfort controls at workstations Individual air comfortIndividual air comfort controls at workstations controls at workstations

Onsite childcare center and café to support workforce needs Onsite childcare center Onsite childcare center and and cafcaféé to support workforce needs to support workforce needs

Onsite bicycle parking, locker rooms and electric vehicle charge

stations

Onsite bicycle parking, locker rooms Onsite bicycle parking, locker rooms and and electric vehicle charge electric vehicle charge

stations stations

2020

Daylighting and views improve workers mindset and productivity Daylighting and views Daylighting and views improve workers mindset and productivity improve workers mindset and productivity



Views from

workstations improve

employees mindset

and productivity

Enlarged café to

support workforce

needs and visitor

interaction

Interactive PUC

Educational display on

lobby walls

Bicycle storage room

provided for

convenience of

employees

2121

Employee BenefitsEmployee Benefits

Leed CertificationLeed Certification

ReviewReview



Sustainable SitesPoints Earned: 25 of 26

Sustainable SitesSustainable SitesPoints Earned: 25 of 26Points Earned: 25 of 26

2222

Water EfficiencyPoints Earned: 10 of 10

Water EfficiencyWater EfficiencyPoints Earned: 10 of 10Points Earned: 10 of 10

Energy And Atmosphere Points Earned: 18 of 35

Energy And Atmosphere Energy And Atmosphere Points Earned: 18 of 35Points Earned: 18 of 35

Materials And Resources Points Earned: 7 of 14

Materials And Resources Materials And Resources Points Earned: 7 of 14Points Earned: 7 of 14

Indoor Environmental QualityPoints Earned: 12 of 15

Indoor Environmental QualityIndoor Environmental QualityPoints Earned: 12 of 15Points Earned: 12 of 15

Innovation Of DesignPoints Earned: 6 of 6

Innovation Of DesignInnovation Of DesignPoints Earned: 6 of 6Points Earned: 6 of 6

Regional Priority Credits Points Earned: 4 of 4

Regional Priority Credits Regional Priority Credits Points Earned: 4 of 4Points Earned: 4 of 4

Total Points Earned: 82 of 110Total Points Earned: 82 of 110Total Points Earned: 82 of 110

LEED FOR NEW CONSTRUCTION & MAJOR RENOVATIONS (v2009) Points Attempted: 76, Denied:3, Pending: 0, Awarded: 82 of 110

LEED FOR NEW CONSTRUCTION & MAJOR RENOVATIONS (v2009) LEED FOR NEW CONSTRUCTION & MAJOR RENOVATIONS (v2009) Points Attempted: 76, Denied:3, Pending: 0, Points Attempted: 76, Denied:3, Pending: 0, Awarded: 82 of 110Awarded: 82 of 110

In The Indian ContextIn The Indian Context



Performance goals: Look at the long run i.e. Life Cycle cost of the

Building not just the Initial Cost

Performance goals: Look at the Performance goals: Look at the long run i.e. Life Cycle cost long run i.e. Life Cycle cost of the of the

Building not just the Initial Cost Building not just the Initial Cost

Reduce Operating Costs of the Building Reduce Operating CostsReduce Operating Costs of the Building of the Building

Renewable Energy – Sustainability Operations RenewableRenewable EnergyEnergy –– Sustainability Operations Sustainability Operations

Ownership vs. Leasing: Net Savings OwnershipOwnership vs. Leasing: Net Savings vs. Leasing: Net Savings

Increased Staff Performance Increased Increased Staff Performance Staff Performance

2323



Building Site:

� Reduce East West Exposure

� Shield Southern exposures

� Utilize prevailing winds

Building Site:Building Site:

�� Reduce East West ExposureReduce East West Exposure

�� Shield Southern exposuresShield Southern exposures

�� Utilize prevailing windsUtilize prevailing winds

Enhanced Seismic Performance:

� Structural Innovations – Vertical Core Post Tensioning

� Vertical and horizontal loads – Post Tensioning

� Core rods

� Green Concrete

Enhanced Seismic Performance:Enhanced Seismic Performance:

�� Structural Innovations Structural Innovations –– Vertical Core Post TensioningVertical Core Post Tensioning

�� Vertical and horizontal loads Vertical and horizontal loads –– Post TensioningPost Tensioning

�� Core rodsCore rods

�� Green ConcreteGreen Concrete

Enhanced Mechanical Performance:

� ASHRAE Standards Exceeded

� Narrow Foot Print – for better daylighting and ventilation

� Daylighting Enhancements

Enhanced Mechanical Performance:Enhanced Mechanical Performance:

�� ASHRAE Standards ExceededASHRAE Standards Exceeded

�� Narrow Foot Print Narrow Foot Print –– for better daylighting and ventilationfor better daylighting and ventilation

�� Daylighting EnhancementsDaylighting Enhancements

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san francisco public utilities commission headquarters ...€¦ · charu sharma, asla, leed ap...

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