LEED by Example

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2 3 2 N o r t h T h i r d S t r e e t _ D e s i g n S t u d y

overview

Completed in March 2008, the improvements of this third fl oor tenant space began with

a complete renovation of an existing four-story building. After peeling back many layers of exterior cladding and interior wall structure, what was left was a beautiful, raw shell of century-old bricks and heavy wood framing searching for a new purpose. That purpose included the interior build-out of a commercial offi ce space highlighting the achievement of urban renewal and the implementation of a new environmental design approach.

The 6,600 SF interior, adaptive-reuse project presented a reasonable amount of obstacles, as well as found opportunities that both challenged and aided the overall design directives. Developed as a part of the U.S. Green Building Council’s LEED for Commercial Interiors certifi cation program, the driving factors of the built space were to preserve and maintain a great deal of the existing components while adapting it to a new user group. Some of the key features that were infl uenced by the specifi c environmental and construction guidelines include the highly effi cient lighting, updated mechanical systems, and the selection of sustainable fi nishes and furnishings. Added to this was the preservation of many elements relative to the set parameters of the existing building, such as exposed wood ceilings and tables fabricated out of salvaged heavy timber beams.

Starting with a good foundation is key - the existingtimber columns and brick walls create a stunning framework for the newer design elements.

There is a lot of fl exibility in the allocation of space. Lower partition walls clad with rapidly renewable materials off er both privacy and interest.

OFFICE PLAN1. Reception/Lobby 8. Resource Library

2. Conference Room 9. Print Room

3. Offi ce 10. Group Meeting

4. Marketing 11. Restrooms

5. Accounting 12. Kitchen

6. Work Room 13. Sever Room

7. Fax/Copy Area 14. Open Offi ce

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From the initial site selection to the fi nal collection of materials for the fi nished interior environment, the design process was an unpredictable time of mastering the ability to take on multiple roles. Meyers + Associates began improvements to the 232 North Third building in August 2007 after the former warehouse location was purchased and slated for Meyers’ new offi ce. Following the selection of a general contractor, the core and shell spaces were updated with a required elevator, enclosed stairwells, rest rooms, and newly replaced windows to create an appropriate shell for the future offi ce build-out, as well as a range of other commercial tenant possibilities.

Upon completion of several schematic concepts and programming exercises, the third fl oor space was chosen for the new home of Meyers + Associates Architecture. With the inception of LEED (Leadership in Energy & Environmental Design) requirements for the offi ce, an alternate checklist was created to ensure proper design practices were adhered to from idea conception through the demanding construction phase. In order to satisfy these requirements, a more hands-on approach was implemented as sub-contractors were directly hired by M+A to complete the interior mechanical, electrical, plumbing, and entire fi nish process, including custom casework and furniture. Although challenging at times, the benefi t of acting as contractor and construction manager on such a detailed project was seeing all of the proposed design efforts realized to the exact specifi cations as intended along with the various opportunities to improve upon those moments during the progression.

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View from Third Street: The energetic streetscape brings vitality to the newly renovated exterior. Much of the original detail was exposed revealing the exiisting brick facade and decorative moldings.

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LEED initiative

LEED for Commercial Interiors is the green benchmark for the tenant improvement market. It is the recognized system for certifying high-performance green interiors that are healthy, productive places to work; are less costly to operate and maintain; and have a reduced environmental footprint. LEED for Commercial Interiors gives the power to make sustainable choices to tenants and designers, who do not always have control over whole building operations.

In the case of the third fl oor build-out, Meyers + Associates had the advantage of acting as both tenant and designer during the process. We were well aware of the sustainable impact of our design, from its conception through the carefully planned construction phase. The result: our project was awarded LEED Silver certifi cation at the beginning of 2009, recognizing Meyers + Associates as the fi rst architecture fi rm to receive this title in the state of Ohio.

The improvements to the third fl oor began by studying the open fl oor plan to maximize space and allow for plenty of natural light.

Effectually, the impact of Meyers + Associates offi ce centered on highlighting our design and development capabilities. Of course, what better opportunity to preach the importance of sustainable design than to incorporate those building practices into our new surroundings - a living model of what it means to work ‘green’.

This understanding would guide our decisions for all design aspects following the LEED certifi cation program. What is LEED®? The Leadership in Energy and Environmental Design (LEED) Green Building Rating System™ encourages and accelerates global adoption of sustainable green building and development practices through the creation and implementation of universally understood and accepted tools and performance criteria.

LEED Facts®

Meyers + Associates ArchitectureColumbus, Ohio

LEED for Commercial InteriorsCertifi cation awarded

Sustainable Sites

Silver 27

Water Effi ciency

Energy & Atmosphere

Materials & Resources

Indoor EnvironmentalQuality

Innovation & Design

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* Out of a possible 59 points

3/7

2/2

2/14

5/14

11/17

4/5

‘ When I talk to a client, I want to tell them about the success of our own LEED project, not because of a plaque on the wall, but because our own space demonstrates our passion for how our buildings impact the environment.’ Principal Architect Christopher Meyers, AIA, LEED AP

WATER EFFICIENCYThe original basis of design for this project called for a water reduction of 20% based on tenant occupancy requirements. Our fi nished design achieved a wastewater generation reduction of 51.5% as compared to baseline standards, which also contributed to an innovation credit for the signifi cant amount of reduction. The main strategies for achieving this level was primarily in the selection of low-fl ow water closets, sensored faucets, and the installation of high-effi ciency fi xtures such as a waterless urinal.

ENERGY + ATMOSPHEREGreen buildings can address the growing issues of energy over-consumption by simply reducing the amount of energy required. Specifi cally, our overall lighting design has reduced power needs by 20% below the standards of ASHRAE 90.1-2004. This was achieved by implementing daylight-responsive controls which were installed in all regularly occupied spaces in the form of step-dimming control, continuous dimming control, and occupancy sensors. Additionally, we were able to optimize energy performance by using all LCD monitor screens for our computers and ENERGY STAR® appliances and equipment, such as printers, refrigerators, and televisions.

MATERIALS + RESOURCESAs the most visible element of LEED requirements, the selection of materials was critical in adhering to the sustainable guidelines. Rapidly renewable building materials and products (derived from plants harvested within a ten-year cycle) were implemented for over 5% of the total materials used in our project. Specifying fi nishes, such as bamboo plywood and linoleum fl ooring among others, not only promoted the use of renewable resources, but it exhibited to our clients the potential for aesthetic qualities through these applications. We have also chosen products available regionally when possible which equates to over 22% of the total material cost used for the project.

To make the process more manageable, each potential LEED credit was evaluated separately among the six categories - Sustainable Sites (SS), Water Effi ciency (WE), Energy + Atmosphere (EA), Materials + Resources (MR), Indoor Environmental Quality (EQ), and Innovation + Design (ID). For each category, the percentage of points is illustrated above. Although not all credits were attainable in this particular project, the administration of the LEED system greatly demonstrated the potential for inclusion in future practices.

SUSTAINABLE SITESA building’s location can signifi cantly affect ecosystems in a variety of ways, so preference was given to buildings with high performance characteristics in locations that enhance existing neighborhoods, transportation networks, and urban infrastructures. The decision for Meyers + Associates to remain downtown was highly infl uenced by this notion as we chose a site with good proximity to public transportation and several basic community services to maintain our urban connectivity. Subsequently, with no additional parking established, the incentive to walk or bike has increased as an alternate method of travel.

Point Distribution Comparison

Key: SS WE EA MR EQ ID

41%

7%

15%

19%

11%7%

URBAN RENEWALComplimentary to the newly constructed LEED-designed tenant space was the addition of a rooftop terrace. The terrace, easily accessible by elevator and stairway, includes an interior common vestibule, ample deck area, and a spectacular city-wide view. The native grass plants and deck furniture made from recycled milk cartons complete this unexpected oasis with a true feeling of the relaxing outdoors. This extension of the third fl oor serves as both a supplemental gathering space and a constant connection to the surrounding urban landscape core.

LEED-certifi ed buildings:

Lower operating costs and increased asset • value

Reduce waste sent to landfi lls. •

Conserve energy and water•

Provide healthier and safer enironments • for occupants

Reduce harmful greenhouse gas emissions•

Q ualify for tax rebates, zoning • allowances and other incentives in hundreds of cities.

Demonstrate an owner’s commitment • to environmental stewardship and social responsibility

Existing heavy timber beams were salvaged and re-purposed to fabricate several furniture pieces throughout the offi ce, including this kitchen table

Re-use also played a major role in our resource allocation. By dedicating the majority of our space to an open fl oor plan, we were able to maintain over 40% of the existing building’s non-structural components. The absence of several enclosed spaces also reduced the need for virgin materials and eliminated much of the overall construction waste for the project. Another area for salvaging was being able to reuse over 42% of our furniture and furnishings for the new offi ce which, in turn created a greater savings of overall costs.

Lastly, the development of an inner-offi ce recycling program was quickly put into place upon moving in. This system includes the collection of all recyclables, including paper, glass, plastics, metals, and cardboard. Employees are directly aware of their ability to contribute through a highly visible recycling center designed to be an integral part of the open offi ce area.

INDOOR ENVIRONMENTAL QUALITYKnowing that the majority of time for most people is spent indoors where visibility can be diminished, we have chosen an existing warehouse building with large south, southeast, and southwest facing windows. New Low-E coated, insulated, operable windows have been installed to replace older units and provide all employees access to natural ventilation. In addition to providing increased ventilation options, the new window units enhance thermal qualities and provide day-lighting deep into the offi ce space. Integral task lighting for all employees allows the user maximum light control for focused tasks, as a supplement to the indirect daylight harvesting system provided.

Another practical way to prevent IEQ problems from arising is to specify materials that release fewer and less harmful chemical compounds. All adhesives, sealants, paints, and carpet backings in the project were selected for low emission of Volatile Organic Compounds (VOCs) to ensure no occupant exposure to potentially irritating off-gases.

INNOVATION + DESIGNThe purpose of this LEED category is to recognize projects for innovative building features and sustainable building knowledge. In addition to our effi cient water design that has allowed innovation credits, we have used fl ooring products with a Cradle to Cradle status which are designed for maximum recycled content and the greater ability to recycle the components after use. Furthermore, we have recycled heavy timber beams into constructed furniture for high visual exposure areas of the offi ce to educate clients and employees, serve as a discussion piece, and avoid the disposal of valuable existing wood structure to a landfi ll.

The entire renovation process was an exercise in attentive preservation with a commitment

to detailed interior construction practices and sustainable initiatives. With the ability to visually showcase our design efforts, the offi ce is extremely effi cient in its layout and has transformed the way in which we view the typical offi ce space. In addition, this project is a valuable addition to the urban fabric through its encouragement of downtown revitalization and development and its promotion of current and future environmental considerations for the commercial design industry.

Located in Columbus Ohio, Meyers + Associates Architecture is privately owned by principal architect, Christopher Meyers. The fi rm consists of talented individuals including several licensed architects, certifi ed interior designers and LEED accredited professionals.

Meyers + Associates offers an extensive range of architectural and interior design services for both public and privately held organizations. We operate in a variety of markets including adaptive re-use, offi ce, sports & fi tness, health & wellness, hospitality, student housing, corporate campus, industrial, single & multi-family residential and retail. Our practice is focused on design quality through attention to detail in all aspects of our work while being environmentally conscious.