Building A LEED-Certified Environmental Laboratory

2009 APWA Sustainability Conference

Julie McLelland, P.E.

Charlotte-Mecklenburg Utilities

Background

New facility needed for consolidation of four water/wastewater testing labs

Office/conference wing for Environmental Management, Systems Protection Staff

Building to be “LEED Certified” if possible

Why LEED Certified?

�Supports Charlotte Mecklenburg Utilities’mission to protect the environment

�Emphasis on O & M as well as Capital costs

�Reduce employee turnover and increase productivity

�Improve contractor accountability

�LEED is a measurable, internationally recognized standard of quality

LEED 101

• Developed and administered by the United States Green Building Council

• International non-profit organization composed of design professionals, contractors, building managers and others

• LEED = Leadership in Energy and Environmental Design

• usgbc.org

Certification Process

• Checklist-based, divided into major categories (Sitework, Energy Efficiency, Water Efficiency, etc)

• USGBC review of detailed documentation from Contractor, Architect, Engineer, Commissioning Agent, and Owner upon completion of construction

• The higher the “points” achieved, the higher the certification (Basic to Platinum)

Environmental Services Facility (ESF)

Facility Basics

• 46,000 square feet, 60% of which is lab and field support

• Wooded site in West Charlotte on wastewater treatment plant property

• Lab designed in modular fashion by analysis type to facilitate future changes

• Field support focus on traffic flow, chain of custody, separation from analysis areas

Facility Basics – cont.

• Open office areas to encourage communication, maximum daylight

• 100% outside air in lab area

• Building management system to optimize power usage

• Final completion August 15, 2008

• LEED Gold Certification pending

• $12.2 M construction bid/ $11.9 M final cost

• Gantt Huberman Architects; Beam Construction

Sustainable Features

Environmental Services Facility

Presentation Photos: Tom Kessler Photography

Use of local materialsDaylighting Heat island reduction

Light Pollution Reduction

Reduced development footprintStormwater management

Building recycling program

Contractor recycling – confined site example(ESF – 75%)

Materials and ResourcesCertified wood, rapidly renewable, high recycled content, low-emitting materials

Daylighting and Views

Daylighting and Viewslight shelves

Modular lab designFSC wood Low level lighting

Other green features

• Overall energy reduction of 20%

– Building Management System

– Centrally controlled lighting (energy reduction)

– Building energy modeling based on specified HVAC equipment

– Commissioning process to verify installed performance of system

• Education Program

Other Green Features – cont.

• Water conservation

– 50% reduction – water efficient landscaping

– 20% reduction – water consumption in bldg

• Indoor Air Quality

– dust, moisture control

– Good housekeeping, duct tape and plastic!

– IAQ tested by Commissioning Agent at end of construction (includes VOC’s)

Costs

• Construction premium - 0.5 to 1% (ENR 9/17/08). Depends on features chosen.

• Professional services – varies. On ESF, 1.6% --high due to complexity of lab equipment. Majority is for engineering services.

• USGBC “permitting fees” - $2,850 for ESF

• Payback : varies based on energy cost, percent energy reduction achieved, Owner operation of facility. (ESF at 2% premium: 5.5 years)

Costs – cont.

• Possible additional maintenance costs depending on equipment chosen.

• Will extend construction duration due to commissioning process.

Benefits

• O & M cost savings after payback period throughout the life of the building

• Positive Public Relations:

– Community (citizens and business community)

– Prospective employees

– Other municipalities

• Health and wellness of employees

Benefits – cont.

• Department wide recognition of how to lower operations costs/employee accountability

• Less loading on landfills

• Contractor and supplier accountability

• Support of regional businesses and suppliers

• Fewer community complaints during construction

Benefits

It’s the right thing to do!

How to Create a Mess

• Retrofit green elements after design is substantially completed or later

• Go green exclusively by “add alternate”

• Design around getting “points” from the LEED checklist while disregarding good design practices

• Believe all (or even most) green suppliers (greenwashing)

What Not To Do – cont.

• Avoid setting specific project objectives concerning sustainable design (LEED or other measurable system)

• Fail to plan for post-occupancy operations, monitoring, and maintenance

• Go for flashy features instead of substance

• Select consultants based exclusively on the firm instead of individuals

• Fail to obtain support from building occupants

Sustainable Ideas with Potential Capital Cost Savings

• Don’t clear cut.

• Require mandatory contractor recycling (get receipts for each truckload).

• Specify regional products where possible.

• Protect ductwork during construction.

• Use low flow fixtures.

• Investigate opportunities for permit rebates, grants, etc. in your area.

Zero to Minimal Capital Cost Premiums

• Require low VOC paints, sealants and adhesives.

• Use performance-based specifications for HVAC with penalties for non-performance.

• Use drought-tolerant and native landscaping.

Minimal Capital Costs – cont.

• Use reflective (white) membrane roofing.

• Use intelligent lighting, indoor and outdoor.

• Investigate post-occupancy recycling program opportunities.

Questions?