ULX Jan Feb 2010


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ULX Jan Feb 2010

  1. 1. ulx Sustainable Makeovers for Existing Buildings ron nyren Over the last several years, has the advantage of reusing con- and Maintenance (LEED-EBOM) in Ten renovation and retrofit sustainable design has become struction materials and the embed- the current version. To achieve this projects transform existing much more prominent in the public ded energy involved in originally last rating may or may not require mind, but it still tends to be associ- transporting them to the site. renovation, because certification buildings into showcases for ated with new buildings. With the Owners wishing to indicate third- measures the building’s operations ongoing recession significantly party verification of sustainable and maintenance, but often owners sustainable strategies. slowing construction and building renovations and retrofits can apply incorporate upgrades to enhance owners and tenants hunting for for certification from the U.S. Green their scores—as well as to save ways to cut operating costs, atten- Building Council’s Leadership in electricity and water costs and to tion is shifting to energy-efficient Energy and Environmental Design exemplify environmental responsi- renovations and retrofits. (LEED) rating system, including bility. Ultimately, sustainability is a Working with existing buildings the categories of LEED for New process that extends over the life involves constraints on certain Construction (LEED-NC) or LEED cycle of an edifice. aspects of sustainability—e.g., it can for Commercial Interiors (LEED-CI), be difficult to change a structure’s as well as LEED for Existing Build- Ron nyRen is a freelance architecture and urban solar orientation or affect its proxim- ings (LEED-EB), now called LEED design writer based in the San Francisco Bay Area. ity to public transportation—but it for Existing Buildings: Operations
  2. 2. 1. 40 Albert Road MeLboUrne, Victoria, aUstraLia Companies devoted to enhancing sustainability in the built environment have a particularly strong reason to incorporate sustainable design in their office spaces to showcase what can be done. Szencorp, which supplies energy and water efficiency services, purchased a typical 1987 office building at 40 Albert Road in Melbourne, Victoria, to remake into its headquarters. Completed in 2005, the four-story edifice now has an integrated occupancy sensor system, with a central interface monitor- ing all zones on each floor, shutting off lighting and heating when not needed as well as controlling security and other automated systems. The design by SJB Architects of Melbourne added a glazed stairwell at the structure’s center and large operable windows to maximize daylight and fresh air, as well as water-conserving plumbing, rainwater harvest- ing, and graywater recycling. Throughout the building there are 59 meters that measure energy use. ©2006 Tony Miller In 2009, the structure achieved energy savings of 65 percent compared to pre-retrofit consumption; water savings are 88 percent, compared to the industry average. The project received a 6 Star rating under the Green Building Council of Australia’s Green Star Rating System.
  3. 3. 2. 901 Fifth Avenue seattLe, Washington The 41-story office building at 901 Fifth Avenue in downtown Seattle, Washington, was among the city’s earliest skyscrapers when it was constructed during the early 1970s as the Union Bank Tower. But it lost its cachet over the years, with undersized lobbies and exterior columns that partially obstructed daylight. Boston-based Beacon Capital Partners purchased the structure in 2004 and initiated a major renovation, trimming column corners to let in more natural light, creating open floor plans, reno- vating lobbies, and introducing energy-efficient mechanical and lighting systems, water-efficient landscaping, a rainwater harvesting system, and a green roof. Currently owned by real estate investment firms RREEF Real Estate, headquar- tered in San Francisco, and Kennedy Wilson, headquartered in Beverly Hills, Califor- nia, the tower has received LEED-EB Silver certification. It is part of a larger project including a new condominium tower and landscaped public plaza on the same block, targeted to achieve LEED Gold. Seattle-based Ruffcorn Mott Hinthorne Stine served as architect on the renovations of 901 Fifth and designed the new tower. rreef/Kennedy WilSon
  4. 4. 3. Alliance Center DenVer, coLoraDo The Alliance for Sustainable Colorado leases offices to nonprofit organizations dedicated to advancing sustainability. To provide space to carry out this mission, it purchased a 1908 five-story brick warehouse in Denver’s Lower Downtown District with the goal of refashioning it into a model of green design strategies. Completed in 2006, the refurbished facility earned both a LEED-EB Gold rating and a LEED-CI Silver rating. Local architecture firm ShearsAdkins reconfigured the interiors with open floor plans to make the most of the building’s large AlliAnce for SuSTAinAble colorAdo windows, extending daylight penetration. Sustainable features include water-efficient plumbing fixtures, energy-efficient lighting, low-water landscaping, highly insulated glazing, and extensive use of renewable and recycled materials—including insulation made from old blue jeans. Digital controls for the mechanical systems allow for customized temperatures and air flow for the building’s 40-plus zones.
  5. 5. 4. Carriage House Children’s Center PittsbUrgh, PennsyLVania The Carriage House Children’s Center (CHCC) is a nonprofit organization that applied green renovation strategies to a historic structure to provide space for nonprofit tenants. In addition, the CHCC uses the building to operate its own early education and preschool program for more than 200 children. Located in Pittsburgh’s Squirrel Hill neighborhood, the Wightman School Community Building was originally erected in 1896 to serve the public school system. Local architecture firm Moshier Studio worked with the CHCC and Jendoco Construction Corporation—also local—to overhaul the heating and cooling system, freeing up more than 2,000 square feet (186 sq m) of program space in the process. Along with added insulation and new lighting, the system lindA Jeub PhoTogrAPhy significantly cuts electricity bills. Low-flow faucets and fixtures and waterless urinals reduce water use, and more than 95 percent of construction waste was diverted from landfills for reuse. Completed in 2007, the project earned a LEED-EB Gold rating.
  6. 6. ulx 5. FBI Chicago Building chicago, iLLinois Even a highly green building can become significantly greener. USAA Real Estate Company, headquartered in San Antonio, Texas, used an 11-story structure in Chi- cago, built in 2006 for the U.S. General Services Admin- istration to accommodate regional offices of the Federal Bureau of Investigation, to serve as a pilot project for the LEED for Existing Buildings: Operations and Main- tenance (EBOM) rating system. On the 1-to-100 scale of the U.S. Environmental Protection Agency’s Energy dAvid b. Seide/defined SPAce ArchiTecTurAl PhoTogrAPhy Star program, the facility already scored 78. By performing retro-commissioning of the mechani- cal, lighting, and building automation systems, intro- ducing continuous commissioning, and installing submeters to better track energy use, property manag- ers were able to tweak operations and earn an Energy Star rating of 95—placing it among the top 5 percent in energy efficiency compared to office buildings nation- wide. Installing water-efficient plumbing and replacing nonnative plants with low-water native plantings cut water use significantly. The facility garnered a LEED- EBOM Platinum rating.
  7. 7. 6. Garden Street Lofts hoboken, neW Jersey In 2007, after renovating a 100-year-old Hostess cupcake plant in Hoboken into a commercial build- ing, Teaneck, New Jersey–based developer Bijou Properties set its sights on the old warehouse next door, where the cupcake company once stored coconuts for its products. Completed in 2009, that structure now contains commercial space as well as 30 one- to three-bedroom condominium units. SHoP Architects of New York City preserved the architecture of the original five-story brick ware- house while adding a modern, zinc-clad addition that folds around and above it. A new vegetated roof, planted with sedum, insulates the building and absorbs rainwater. Paints and other finishes emit little or no toxic chemicals, and the energy-efficient mechanical system relies on fresh air. Renewable and recycled materials include bamboo flooring and denim insulation. More than 80 percent of construction waste was recycled. ©Seong KWon
  8. 8. 7. Marks & Spencer boUrneMoUth, Dorset, U.k. One of the U.K.’s largest retailers, Marks & Spencer, headquartered in London, kicked off a plan to green all of its stores with the retrofit of its 70-year-old store in Bournemouth, England. London-based archi- tecture firm 3DReid redesigned the entrance lobbies with two sets of doors to keep heat from escaping, replaced display windows with thermally efficient glazing, and added energy-efficient lighting, refrig- eration, heating, and ventilation systems. The air-conditioning system relies on chilled posts that cool the air only to head height. New dual-flush toilets and automatic shutoff faucets conserve water. Carpeting and tiling with low or no hazardous con- tents were specified, and even some of the display equipment derives from recycled plastic. Completed in 2007, the renovation of the 51,000-square-foot (4,738-sq-m) facility also involved recycling or reusing MArKS & SPencer 80 percent of construction waste.
  9. 9. PAul richer PAul richer 8. Scowcroft Building ogDen, Utah The Scowcroft Building, erected in downtown Ogden, Utah, around Developer Cottonwood Partners and Cooper Roberts Simonsen Architec- 1900 to house a dry-goods wholesaler, shut its doors during the ture, both of Salt Lake City, restored the exterior, inserted two full-height late 1950s. After nearly 50 years of vacancy and neglect, the four- atriums to bring in natural light, added reflective roofing, and installed a story brick structure has found new life as office space for the U.S. high-performance heating and cooling system that relies on under-floor air General Services Administration. The building offered inherent sus- distribution. Low-flow plumbing fixtures and native and low-water plants tainable elements, with thick walls and adjacency to a new public reduce water consumption. Completed in 2004 using historic preservation transit center. tax credits, the renovation earned a LEED Silver rating.
  10. 10. ulx 9. Woodfields kingsLey, haMPshire, U.k. As part of a wider effort to retrofit the U.K.’s existing social housing stock, charitable housing association Drum Housing Association, based in Petersfield, Hampshire, worked with London-based climate change and sustainable develop- ment consultant Energy for Sustainable Development (now Camco) to substantially upgrade the energy efficiency of six two- and three-bedroom houses in Kingsley, Hampshire. The goal was to reduce the carbon emissions of the 1950s-era dwellings by at least 60 percent against their baseline. Completed in 2007, the energy-saving measures included insulating cavity walls and loft spaces and adding double- glazed windows, energy-efficient mechanical ventilation with heat recovery, and wastewater heat recovery. New ground source heat pumps and roof-mounted photovoltaic panels druM houSing ASSociATion provide renewable energy. At present, Drum Housing is refurbishing 20 existing precast concrete homes in Peters- field using a similar set of strategies.
  11. 11. chriSTiAn richTerS chriSTiAn richTerS 10. World Wildlife Fund Headquarters Zeist, the netherLanDs Birds breed in nesting boxes built into the facades; bats have access to Extensive glazing allows natural light to permeate floor plates, while parts of the basement. The rest of the Dutch headquarters of the World horizontal wooden fins block solar heat gain. Mud plaster lines all Wildlife Fund in Zeist is for humans. Located within a nature reserve, the interior walls and ceilings. A biodegradable, readily available insulat- 40,580-square-foot (3,770-sq-m) facility was once an agricultural labora- ing material, this mud covers a network of fine tubing that pumps tory, constructed during the 1950s. Amsterdam-based architecture firm water from below-ground reservoirs, warming the interiors in winter RAU kept the bar-shaped building’s concrete structure and inserted a and cooling them in summer. Rooftop solar cells and solar thermal bloblike form at the center to house public functions such as reception collectors provide electricity and hot water. The headquarters was and meeting rooms. completed in 2006. UL