buildboston 2010 designing and engineering profits seminar

A53 Build Boston 2010: Designing and Engineering Profits

Welcome!

The Boston Society of Architects/AIA is a Registered Provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-AIA members are available on request.

This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

Learning Objectives

Objective 1: Attendees will learn about the benefits of collaboration between client, architect, engineers, and contractors (IDP)

Objective 2: Attendees will learn about how to synthesize auditing information and interpret it into vehicles that will meet a clients marketing and corporate culture goals.

Objective 3: Attendees will learn about integrated strategies not readily quantifiable that can lead to energy savings, health, & occupant comfort benefits.

Objective 4: Attendees will learn an approach to engaging employees and clients in a discussion about the energy resources they use on a daily basis - AND, how they can make an impact that benefits them and their company environmentally and fiscally

athenahealth is a leading provider of internet-based business services for physician practices. The company, which was founded in 1997, has experienced tremendous growth and is positioned to continue that trend in a rapidly evolving healthcare industry.

PROJECT TEAM: Client:

Chapman Construction/Design Founded in 1984, Chapman is a construction management firm specializing in sustainable interiors, building performance and renewable energy projects. Chapman strives to help all their clients take advantage of the diverse energy-saving and sustainable opportunities available to them. Nearly 50% of our staff is LEED accredited and Chapman both designed and built its own offices to be a showcase of green strategies, including a 47 kW photovoltaic array that generates 90% of the company's electrical power.

RDK Engineers has specialized in providing high-quality HVAC, Electrical, Plumbing, Tel Data, Fire Protection and Energy Engineering Services for over 100 years. Today, RDK has a staff of 190 multi-disciplined engineers and administrative professionals located in Andover, Amherst, and Boston, MA, as well as Durham and Charlotte, NC. RDK delivers total building solutions to leading businesses and institutions nationwide.

map-lab specializes in creating spaces where people interact - for work, enjoyment, and inspiration. Through our unique combination of our urban design, architectural and project management experience, we continually explore ways to create these spaces by balancing each owner's unique program with the appropriate design solution

Analysis Team:

m a n a g e m e n t

a r c h i t e c t u r e

p l a n n i n g

with: Richard Christiano, Independent Sustainability Consultant & Project Manager

Mike Travers of:

Guy Compagnone of:

Stephen Moore of:

Richard Christiano is a faculty member in the Facilities Planning and Management program at Wentworth Institute of Technology. Richard has been in Facilities Management for his entire professional career and spent 24 years at Harvard University in a variety of Facility Management positions, the last 10 of which were as the Director of Facilities and Administration for Harvard Business Publishing.

athenahealthʼs Request For Proposal

What Was athenahealth Looking To Do?

•  All opportunities for energy reduction that will not have a negative impact on the day to day operations of the company.

•  Estimates of the investment for each recommendation, emphasizing the most cost effective solutions first.

•  Alternative solutions for current operational procedures that could result in appreciable cost savings.

•  Feasibility of the improvement both in practical application (how much of an impact could it have on the day to day operation) and in potential cost savings on an annual basis.

The areas of concern are: Lighting, Mechanical systems, Building Controls, Operational scheduling, Management of electronic devices (computers, copiers, printers etc.), and the Watertown Data Center

Integrated Proposal

Being “green” AND saving “green” are not mutually exclusive.

Cost of Business – Where Can We Look To Save?

Areas of Costs for Businesses:

•  Employee Salaries & Benefits (Retainage) •  Office Lease (Building Ownership) & Maintenance •  Utility bills •  Principle & Interest Payments on Start-up Loans •  Trade Association fees •  Accounting/Banking services •  Professional Indemnity Insurance •  Operational Support (i.e. office supplies, IT) •  Marketing (i.e. website, mailings, advertising)

athenahealth – Sustainably Proactive

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I, _________, pledge to ride my bike at least:

____days to work this month or

____days or miles before/after work.

In the name of

Strength and Sustainability,

x________________

Informing Staff: “In addition to improving mechanical infrastructure such as temperature, electrical and lighting systems, we’ve chosen to adopt a comprehensive analysis that recognizes the “triple bottom line” of people, planet and profit.”

Engaged Management

Engaged Employees Engaged Space

Engaged Facilities

The Standard Energy Audit (Level 1)

AREAS OF MEASURE: •  Paper (minimize use) •  Energy (reduce & procure renewables) •  Water (minimize & reuse where available) •  Waste (3 R’s + compost) •  Purchasing (recycled content, low-VOC) •  Travel (use public trans & CO2 offsets) •  Employee Benefits & Engagement

The Triple Bottom Line - “Sustainability” Audit

ACTION PLAN: 1. Waste Reduction Plan 2. Develop Employee Engagement & Education 3. Develop & Implement Corporate Policies 5. Introduce Tracking Methods 6. Evolve Programs

SUSTAINABILITY REPORT (AUDIT)

Corporate Social Responsibility (CSR) & Investor Credentials

Our COMPREHENSIVE Audit

Benefits of Integrated Approach – Previous Experience

Freezing was a result of ESCO company recommending energy conservation measures (condensing boiler)with NO direction from an engineer, architect or general contractor

Result of a lack of understanding the technology and the effects over a single heating (oxidation on stack due to the stack cap)

Equipment location &

Lighting Coordination

Benefits of Integrated Approach – At Athena

Overlit Storage area

The Starting Point: Existing Conditions

Tenant/ Landlord Relationship

•  Lease Terms

•  Multiple tenants

•  Varied tenant uses

•  Non-adjacent space

Existing Building – Envelope & Structure

FOUND ISSUES: •  Fully Built–out: Costly to Change •  Multiple Buildings •  Envelope Issues •  R-Value Control •  Glazing – Heat Gain & Loss

FOUND ASSETS: •  Masonry Envelope = Thermal Mass •  Glazing – Daylighting •  Desired Aesthetic •  Existing Building = Green Building

FOUND ISSUES: •  Fully Built–out: Costly to Change •  Spatial challenges (Non-adjacent) •  Programmatic Challenges (dis-continuity of departments) •  Large volume spaces (HVAC) •  Energy Intensive Spaces (Data Room) •  Overlit Storage Areas

FOUND ASSETS: •  Fully Built–out: Controlled Scope •  Large Windows- Daylighting •  Modular/Flexible layouts •  Energy-Star Appliances/Vending

Existing Building – Tenant Space

Existing Building – Base Building Systems

FOUND ISSUES: •  Tenant Limited •  Spatial challenges (Non-adjacent) •  Programmatic Challenges (dis-continuity of departments) •  Large volume spaces (HVAC) •  Energy Intensive Spaces (Data Room) •  no VFDs

FOUND ASSETS: •  PV on roof •  CHP •  Over-sized Mechanical (flexibility/capacity) •  Use schedule/BAS

Process

Establishing the Energy Baseline

•  Gather Building data •  Utility bills •  Energy Star Benchmark •  Create Baseline •  Tangible Data Presentation

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WALK-THROUGH ANALYSIS

1.  Perform a brief walk-through survey of the facility to become familiar with its construction, equipment, operation, and maintenance.

2.  Meet with owner/operator and occupants to learn of special problems or needs of the facility. Determine if any maintenance problems and/or practices may affect efficiency.

3.  Perform a space function analysis, guided by the forms in the “Walk-Through Data” section. Determine if efficiency may be affected by functions that differ from the original functional intent of the building.

4.  Perform a rough estimate to determine the approximate breakdown of energy use for significant end-use categories, including weather and non-weather related uses.

5.  Identify low-cost/no-cost changes to the facility or to operating and maintenance procedures, and determine the savings that will result from these changes.

6.  Identify potential capital improvements for further study, and provide an initial estimate of potential costs and savings.

Building Systems Audit – Beyond Level ONE

What We Heard – The Departmental Interviews

In addition to workflow was how well employees were aware of Athena’s stance on sustainability and other aspects of employee life there. Issues like: •  Awareness (or lack of) Athena “sustainability-related” policies •  Not knowing where/what recycling bins were was common •  Thermal comfort (drafts from HVAC) •  Opportunities to engage sustainable policies – Competitions & Intranet Departmental Tracking

Learning Workflow Needs was required to better understand where areas of opportunity were.

•  Two monitors/desk were common. •  Needed? (HVAC + Plug Load)

•  Often CPU’s not shut down fully. •  How many needed remote access? (Plug Load)

•  Space heaters were also common. •  Why? (HVAC + Plug Load)

What We Saw – Typical Employee Workstation: Plug Loads

Dual monitors

Underdesk Heaters

Overloaded Powerstrips

Additional Equipment

What We Saw - Typical Employee Workstation: HVAC Loads

Thermal image of that Employee workstation

Employee workstation with modest Equipment Allocation

Our Team’s Iterative Process

Integrated Audit

Infrared Thermography

Engineering Review

Establish Baseline

Constructability Review

Existing Conditions

Departmental Interviews

Cost Analysis

Corporate Structure & Culture

Being Nimble and Responsive

What did we find?

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The Team estimated that implementing all recommended ECMs will cost approximately $162,000 and create more than $127,000 of annual operating savings potential. This results in an estimated aggregate simple payback of 1.5 years.

Based on our investigations, the Team has identified a prioritized list of 15 Energy Conservation Measures (ECM). The estimated construction costs, energy savings and simple financial payback for each ECM are summarized in Table 1.

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ECM 4 - Data Server Room Equipment

Anticipated Savings: The re-distribution of air is difficult to quantify but based on our past experiences, it does work to lower operating costs. Increasing the temperature set-point to at least 75 deg F will save approximately 180,386 kWh and $39,684.00 annually.

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ECM 5 - Plug Loads & Intangibles

Employee Energy Signage

Interactive Powerstrips

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Cumulative Strategies & Analysis

Additional Insight

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Applying Metrics – Where Did athenahealth Stand?

Engaging The Employee – Desk by Desk (Data Management)

Page 1 of 1

3/16/2010http://www.24-7pressrelease.com/attachments/033669/EcostripIllustration.jpg

:what can I do?

Where do I recycle?What goes in the bin?

…recycles

:what can I do?

Examples of Cultural Integration Signage:

What happens to this carpet?

What’s in this oor?

Why is it so bright in here?

What makes a material sustainable?Recycled content (we can reuse it?)Renewable content (we can grow more?)Sustainable manufacturing processes (no toxics or environmental harm)Low VOC emitting (volatile organic compounds cause cancer, create pollution, and accelerate climate change)Manufactured locally (minimizes transportation emissions and costs)

Signage for Carpeting(embedded in the oor itself)

Signage for Resilient Flooring(embedded in the oor itself)

Signage for Light Switches(located next to switches)

we actively participate in the Carpet Amer-ica Recovery Effort, CARE, with the objec-tive of diverting 40% of the Post Consumer carpet from the land lls in the USA by the year 2012. Per the CARE statistics you will help save 440 gallons of oil, 10,000,000 BTU of energy and divert 4,500 lbs from land lls for every 1,000 square yards of carpet that is recycled.

together we can help save between 15-25% on energy-use just by turning me off when the light in the of ce is suf cient to work with.

But be courteous, ask your neighbors if the lights may be turned off. If your the last one out, please turn me off if you nd I have been turned on.

Thanks,Light Switch.

Signage for Dual-Flush toilets(embedded in the tile itself)

•  Environmental “Wayfinding” •  Learning Signage •  Use of Intranet For Information •  Departmental Competitions

Ideas for the Message Delivery – For ALL Audiences

:what can I do?

Examples of Cultural Integration Signage:

What happens to this carpet?

What’s in this oor?

Why is it so bright in here?

What makes a material sustainable?Recycled content (we can reuse it?)Renewable content (we can grow more?)Sustainable manufacturing processes (no toxics or environmental harm)Low VOC emitting (volatile organic compounds cause cancer, create pollution, and accelerate climate change)Manufactured locally (minimizes transportation emissions and costs)

Signage for Carpeting(embedded in the oor itself)

Signage for Resilient Flooring(embedded in the oor itself)

Signage for Light Switches(located next to switches)

we actively participate in the Carpet Amer-ica Recovery Effort, CARE, with the objec-tive of diverting 40% of the Post Consumer carpet from the land lls in the USA by the year 2012. Per the CARE statistics you will help save 440 gallons of oil, 10,000,000 BTU of energy and divert 4,500 lbs from land lls for every 1,000 square yards of carpet that is recycled.

together we can help save between 15-25% on energy-use just by turning me off when the light in the of ce is suf cient to work with.

But be courteous, ask your neighbors if the lights may be turned off. If your the last one out, please turn me off if you nd I have been turned on.

Thanks,Light Switch.

Signage for Dual-Flush toilets(embedded in the tile itself)

:what can I do?

Outside the box:

Revolving Door/Energy Generator

Light Shelves

Vegetated Facades

Related to Chapter V, Section D, the door gen-erates around 4600 kwh of energy each year, which may not sound like much - but every little bit helps. To enhance the designers decided to include a transparent ceiling to show how the system works, and LEDs display the amount of energy that it is generated each time someone walks in the door.

Also from ECM #8, - The use of a light shelf along the win-dows of the south side may allow for increased daylighting while also allowing the users to use the shades for glare control, as seen in this photo.

From Chapter V, Section F, Despite the notion that this is a “new technology”, vegetated facades have been around for hundreds of years. The reputation that ivy is an invasive plant (getting into brick mortar) is a misnomer, fueled by poor choices in plant spieces. Virginia Creeper, for example, is a non-invasive and beautiful vine (turning deep red in the au-tumn). Vegetation keeps the building shaded in the summer months and creates micro-climates reducing cooling needs. When trained properly around winindows it can also create shading for south facing of ce windows to reduce glare.

Credit:Generator Door designed by Fluxxlab. Fluxxlab’s work to date has been focused on sustainable energy harvesting, speci cally in the form of converting small amounts of hu-man energy into electricity.

:what can I do?

Outside the box:


Light Shelves

Vegetated Facades





Thinking Outside the Box

:what can I do?

Outside the box:


Light Shelves

Vegetated Facades





:what can I do?

Outside the box:


Light Shelves

Vegetated Facades





:what can I do?

Outside the box:


Light Shelves

Vegetated Facades





Benefits to the Integrated Process & Next steps

Where Are We Now?

WE ARE HERE

Team collaboration benefits…

•  Ability to act/ implement on the spot •  Ability to perform suggested missives •  Framework for long term/ master

planning •  Positive perception/ internal relations •  List of immediate action items •  List of short–term strategies •  Understanding of whole building issues •  Understanding of systems overlap •  “Implementation Team” in place •  Awareness of issues previously un-

detected •  Ability to develop a roadmap •  Report of all potential building issues

and/or efficiency measures, regardless of ability to implement (landlord/tenant issues, cost, constructability, feasibility, etc.)

Benefits of Our Team (Integrated) Approach

Questions

This concludes The American Institute of Architects Continuing Education Systems

program.

QUESTIONS?

Thank you!

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