GBF2007 - Greening the Workplace - Richard Williams HOK

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GBF2007 - Greening the Workplace - Richard Williams HOK

  1. 1. Welcome Design for Living: Greening the Workplace Richard Williams, VP Practice Leader, Architecture 1 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  2. 2. Agenda Awareness Workplace Opportunities Case Studies •Jean Canfield Building •Powerstream Headquarters •HOK Toronto Studio 2 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  3. 3. Awareness… NASA 1979 Source: CaGBC 3 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  4. 4. Awareness… NASA 2003 Source: CaGBC 4 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  5. 5. Awareness… 5 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  6. 6. The Contribution of Buildings • 17% of fresh water flow • 25% of wood harvested • 50% of CFC production • 40% of energy flow • 33% of total CO2 emissions • 40% of landfill material 30% of U.S. buildings suffer from “Sick Building Syndrome” source USGBC 6 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  7. 7. Workplace Impact 140 130 120 100 Annual* $/sq.ft 80 60 40 21 20 1.81 1.53 1.37 0 Salaries Rent Total Electricity O&M Energy * 1991 Source: BOMA, EPRI, Statistical Abstract in RMI "Greening the Building and the Bottom Line, 1994 7 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  8. 8. Workplace Impact BUILDING PERFORMANCE: Relative costs of life cycle elements Productivity gains of only 3.7% can pay for all facility costs over a 30 year period. $/work space after 30 years $2.9 million First cost 3.7% = $107.3K Operating cost (energy, tax, cleaning) Maintenance & Repair Payroll Cost $49K + $9.8K + $48.5K = $107.3K Source: U.S. Secretary of Defense ATHENA™ Institute Source: CaGBC 8 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  9. 9. Workplace Impact Real Cost + Realized Opportunity = Real Value + Employee Productivity & Satisfaction Construction Cost + Employee Recruitment & Retention Time to Build + Reduced Churn Time + Increased Residual Value Operating Cost + Environmental Benefit to Community Maintenance Cost + Environmental Benefit to Planet + Model for Future Development 9 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  10. 10. Improved IAQ & Productivity Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance & Diagnostics 10 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  11. 11. Improved IAQ & Productivity Productivity Increases 0.48 -11% Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance & Diagnostics 11 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  12. 12. Daylight and Productivity Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance & Diagnostics 12 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  13. 13. Daylight and Productivity Productivity Increases 0.4-18% Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance & Diagnostics 13 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  14. 14. Daylight and Health Benefits Comparison between Window Proximity and Health Complaints (Forrestal and Germantown) PERCENTAGE (ALMOST DAILY/SEVERAL TIMES A WEEK) 45 40 35 30 25 20 15 10 5 0 SLEEPLESSENSS IRRITABILITY EYE STRAIN TIREDNESS LOWERBACK BLURRING SHOULDERS IRRITATIONS SORE NECK GENERAL HEADACHES IRRITATION VISION NOSE AND FEELING OF COUGHS THROAT IGENERAL SORE PAIN EYE STRESS NEAR EXTERIOR WINDOW MIDDLE OF THE OFFICE SPACE NEAR INTERIOR CORE OF BUILDING Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance & Diagnostics 14 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  15. 15. What it means for Business 2007 Canadian Office Tenant Survey •90% - important for landlords and developers to green their portfolio Tenants: •91% would give preference to green building •94% sustainability - good business practice Features for attraction and retention: •proximity to public transit; IAQ/thermal comfort; high levels of natural light New premises: •63% prepared to pay a premium for green (14% willing to pay over 10% extra) •52% familiar with LEED Source: Colliers International 15 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  16. 16. Today’s Workplace Demands … People Process & Flexibility Tools Return on Investment Productivity Attraction + Retention Place Collaborative Culture 16 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  17. 17. Today’s Workplace Demands … Flexibility Return on Investment Productivity Attraction + Retention Collaborative Culture Oh Yeah… We want to be Green ! 17 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  18. 18. Sustainable “Basics” for Workplace Planning Principles Quality Indoor Environment Use Less / Waste Less Occupant Comfort Environmental Policy 18 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  19. 19. Connecting the dots … Flexibility Planning Principles Return on Investment Quality Indoor Environment Productivity Use Less / Waste Less Attraction + Retention Occupant Comfort Collaborative Culture Environmental Policy 19 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  20. 20. What it means for Design… New considerations of: • Process • Community • Technology 20 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  21. 21. Process The Integrated TEAM A new process from Day 1 … and throughout construction & commissioning 21 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  22. 22. Process – commitments After Occupancy Area Selection & Documentation Programming Construction Commitment Negotiations Occupancy Schematic Extended Selection Building Prior to Design Design Lease Sustainable Sites Water Efficiency Energy and Atmosphere Materials and Resources Indoor Environmental Quality Goal Setting Major Time Commitment Key Decision Points Medium Time Commitment 22 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  23. 23. Process - Timelines Typical Tenant Construction Process Dirty Construction Touch-ups Paint Carpet Furniture Move-in Overlapping schedule activities often based on delivery / availability ( OR who screams the loudest) 23 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  24. 24. Process - Timelines Sustainable Workplace Construction Process Grey Time for off- gassing, commissioning Dirty Construction Touch-ups Paint Process planning with Carpet all Trades + 3rd parties Furniture Move-in Ongoing - MSDS Process, Documentation, Waste Mgmnt, Clean Site Expect an additional 2-3 weeks over a 16 week schedule ! 24 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  25. 25. Community Expectation for workplace Changing demographic Quality of life quality of workplace Collaboration Mentorship Connecting environmental issues to work environment 25 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  26. 26. Technology Active vs Passive Approaches: • Turn up the heat or put on a sweater ACTIVE Advantages: • Lower operating cost • Transferred capital cost • Extended building life span PASSIVE 26 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  27. 27. Jean Canfield Building Federal Government Office Building 186,260 Square Feet Multi-tenant federal departments 500 – 600 employees Charlottetown, PEI 27 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  28. 28. Key Federal Initiatives • Sustainable Design - to minimize adverse impacts upon the environment, short-term and long-term • Supportive Work Environment – to allow government employees to be comfortable, effective, and efficient • Connectivity – to increase efficiency and make service to Canadians more accessible 28 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  29. 29. Process - Integration 29 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  30. 30. Process - Integration Sustainable Design Supportive Work Environment Connectivity 30 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  31. 31. Workplace strategy 31 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  32. 32. Atrium – Workplace Community Clarity Security Accommodation Accessibility 32 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  33. 33. Sustainable Strategies… Daylight Harvesting Clear day analysis allows daylighting to be the primary light source during the work day. Additional controls for south wing and atrium Ambient/task lighting strategy Summer Winter 33 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  34. 34. Sustainable Strategies… Water Strategy Lo-flow dual flush fixtures & waterless urinals Rainwater harvesting for grey water use in building 34 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  35. 35. Sustainable Strategies… Heating/Cooling Strategy Optimized envelope Structure thermal mass “Chilled slab” hydronic in-slab piping District heating system High-efficiency chiller 35 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  36. 36. Sustainable Strategies… Ventilation strategy Underfloor air system Outdoor air to min. 75% Personalized volume control Natural Ventilation 36 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  37. 37. The Results… • Projected energy consumption – 55% savings over MNECB • 80% less potable water use than typical comparable building • 130 kW Photovoltaic system • Projected annual GHG (Greenhouse Gas) savings of 400,000 kg • LEED Gold target 37 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  38. 38. Headquarters Workplace Headquarters for regional business 100,000 Square Feet Design/Build Purpose Built Facility Greater Toronto Area 38 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  39. 39. Procurement to Process Sustainability in Design/Build context • Support for initial goal-setting • Established LEED targets • Follow-thru as part of team for workplace design 39 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  40. 40. Planning Principles Perimeter Distances minimized Built-out spaces located at Core 40 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  41. 41. Planning Principles Lower Furniture Panels 41 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  42. 42. Planning Principles High Volume Printing Enclosed Copy Rooms + Copying enclosed Direct Exhaust Reduce Airborne Pollutants 42 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  43. 43. Design Elements Demountable Systems Use Demountable system for maximum “RE- USE” potential Construct on to Raised floor (continue the use of components) Minimize Construction Waste 43 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  44. 44. Design Elements Raised Floor HVAC Systems Convention Air Distribution Raised Floor Air Distribution 44 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  45. 45. Design Elements Raised Floor HVAC Systems Reduce HVAC system power consumption Reduce Cabling Cost by 25 – 40% (Cable Length) No System furniture power components Significant Churn Benefits 45 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  46. 46. Cost Considerations First Costs Life Cycle Costs Raised Floor System Raised Slabs n/a Modular Plug and Play devices Elimination of overhead ductwork n/a Downsized HVAC equipment Structural Costs (floor loading) Façade Changes Additional Code Requirements n/a Fees n/a Potential increase in costs over conventional system Increase in costs over conventional system Decrease In costs over conventional system 46 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  47. 47. Can you afford to ? Churn 50 w/s per year @ $1,500 < 4 yrs. $ 75,000 / yr RAISED ESAT - Cost to replace FLOOR VS. INVESTMENT 6 New Employee / year < 2.5 yrs @ 60k (Capital) $ 120,000 / yr Productivity – 5% Increase pp w/ 60 k < 1.5 yrs salary x 350 Add $ 260,000 / yr 47 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  48. 48. HOK Toronto Studio HOK Toronto Studio 720 King Street West 20,695 s.f. (33,168 s.f.) Initial Occupancy December 2004 (April 2007) 165 people (250 people) 48 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  49. 49. Our Goal “Walk the Talk” - HOK Executive Committee Global Mandate A Showcase for Sustainable Design — But must not “Look Sustainable” No compromises on Design Solution — Must be a Design Studio Flexible for 10 year Lease Vehicle for Learning Overall Goal: LEED CI Gold 49 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  50. 50. No Pressure… let’s get started “Walk the talk” - HOK Executive Committee Global Mandate A Showcase for Sustainable Design — But must not “Look Sustainable” No compromises on Design Solution — Must be a Design Studio Flexible for 10 year Lease Vehicle for Learning Overall Goal: LEED CI Gold 50 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  51. 51. Process / Community Fringe of Business Core ( $ + Image) Must have Amenities – a Short Walk TTC / Transit Accessible - 82% take transit/ walk/ bike to work We Looked at over 16 sites – Picky Designers − LEED requirements − Willing Landlord − Ticking Clock 51 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  52. 52. Process - How to get there ? Design Optimization - Scorecard • Continuous use of scorecard in all team meetings. • Initial team meetings involved intense discussions: • Identifying environmental strategies • Identifying synergies + areas of concern 52 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  53. 53. Planning Principles N North Exposure for Studio - Dictates Plan 53 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  54. 54. Planning Principles Minimize Distances from Perimeter to Core 54 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  55. 55. Planning Principles Maximize Daylight = No perimeter Build-out 55 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  56. 56. Lighting Strategy Optimize Energy Performance, Lighting Power • Lighting Power - 32% reduction over that allowed by ASHRAE/IESNA 90.1 (0.88 watts/ sq ft) Optimize Energy Performance - Lighting Controls • General lighting operated by occupancy sensors - for rooms and open studio − Daylight strategy - controls for lighting within 15’ of windows, fixtures are off 4-5 hours a day 56 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  57. 57. Lighting Strategy Indirect lighting placed 17’ apart 57 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  58. 58. Lighting Strategy Daylight sensors 58 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  59. 59. Technology - Energy Additional commissioning Measurement & Verification 50% Green power Mechanical Strategies • HVAC time-of-day settings • Ambient temperature – wider range of settings • Fresh Air through operable windows • Local area environmental control 59 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  60. 60. Technology - Materials Resource Reuse 21% (10% req’d) salvaged from old office or purchased used Reuse Furniture 48.92% (30% req’d) salvaged from old office Recycled Content 34.49% (15% req’d) manufactured from recycled materials, not including furnishings Regional Materials 35.05% manufactured regionally Construction Waste Management 85% recycled/reused 60 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  61. 61. Technology - IEQ Carbon Dioxide Monitoring Indoor Chemical & Pollutant Source Control – Plotter/Copier/Mail/Fax Rooms built slab-to-slab, exhausted to exterior IAQ Management Plan – during construction IAQ Management Plan – after construction Low Emitting materials Design Optimization - furniture 61 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  62. 62. Mother Earth is happier … What about HOK? 62 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  63. 63. What Did We Gain ? Mnth Avge 41,500 kwh Mnth Avge 29,000 kwh J F M A M J J A S O N 63 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  64. 64. What Did We Gain ? Mnth Avge 41,500 kwh 30% Reduction in Energy Consumption from Lighting + HVAC controls only Mnth Avge 29,000 kwh 40-50% Overall Lower Energy Consumption than typical tenant office spaces J F M A M J J A S O N 64 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  65. 65. What Did We Gain ? Improved Work Environment for Occupants Reduction in Allergy / Illness Occurances Improved Quality of Light = Less Fatigue Fresh Air with User Control Daylight for 90% of Occupants Reduced Toxins in Air = long term benefits 65 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  66. 66. What it means for Business LEED CI is Good for Business Gained Positive Attention + Activity Attraction + Retention (Future) Investor Confidence (Client Confidence) We are one of the FIRST Productivity Increases (at least on par with LEED NC Studies) 66 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  67. 67. What Did it Cost to Implement ? Total Project Cost $1,980 k $ 79.80 psf Capital Investment (ADD) 204 k 8.22 psf 10.3% - Capital Reductions (SAVINGS) 121 k 4.87 psf 6.1% Total for HOK’s LEED CI GOLD 83 k 3.35 psf 4.2% 67 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  68. 68. Can you afford not to ? 2 % increase in Productivity 160 < 6 Mths employees $ 180,000 / yr $ 83,000.00 Cost to replace 4 New VS. Employee / year @ 60k 1.2 Yrs $ 8,300 / yr $ 72,000 / yr 25,000 kwh per month 300,000 kwh per year < 3 Yrs $ 26,000 / yr Add 68 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  69. 69. Success ! IMAGE of Award Add 69 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  70. 70. Then Guess What Happened ? Add 70 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  71. 71. Expansion Add 71 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  72. 72. Expansion IMAGE of Award Add 72 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  73. 73. What’s new ? 1. Encelium ECS system – All occupancy sensors – All lighting Ballasts – All Photo Cells – Motorized Window Shades 2. Automated Window coverings — Controls tied into Encelium System — Solarfective shades at 3% O.C. (open) — Radio transmitter receives signal from photo cell Add 73 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  74. 74. So, what did we Learn ? Low-Hanging Fruit (LEED CI checklist) Start as soon as possible (w/ Real Estate) Assemble Informed team Engage Landlord in Goals Research and Documentation is Crucial Engage Contractors/Trades Early Schedule – Critical Path and IEQ 74 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  75. 75. What can go Wrong ? Pitfalls and Perils Chasing “Points” vs. Results Poor Communication of Process + GOALS Broken Promises (Greenwashing) get validation in writing Poor Documentation (MSDS, Logs) Be Realistic with Expectations then stay the course 75 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  76. 76. What’s HOK doing now ? Post Project Considerations Ramp up the Recycling program (larger bins, more bins) Reviewing cleaning products with Landlord for eco friendly options Buy in Bulk program – waste reduction Secure print mode – reduce waste printing Employee subsidy for public transportation VOC free adhesives on site (sample boards etc) 76 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007
  77. 77. Thank You… Questions ? • www.hoksustainabledesign.com • www.hokcanada.ca • www.cagbc.org 77 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

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