ManagingGreen August 2006 -

LEED for Existing Buildings® has become the rating system against which to measure effective green facility management. This is the first of a series of articles about successful LEED-EB projects, the challenges they face, the way they deal with these challenges, and their experiences with the LEED-EB process. The following is an interview with Theresa Townsend, Senior Architect for the State of California and the California Department of Education building project. The project was chosen for LEED-EB Certification after Governor Schwarzenegger signed an Executive Order specifying green building certification in government buildings, and the project earned Platinum Certification.

About the Building
California Department of Education Building
1430 N Street, Sacramento, California
4 year old Office Building with Childcare Center and Small Retail Area
Theresa Townsend, A.I.A., Senior Architect

Unveiling ceremony and reception, July 27, 2006
Left to Right: State & Consumer Services Agency Secretary Rosario Marin
celebrates attainment of LEED-Existing Building Platinum certification for the
Department of Education Building with Roy McBrayer of the DGS Green Team;
Ron Joseph, DGS Director; and Peter Templeton, US Green Building Council.
Not shown: Education Secretary Alan Bersin.

Arny: Were there any major maintenance and equipment upgrades made before the LEED-EB registration and certification process?

Townsend: This building had earned certification under LEED for New Construction with a Gold rating, so many enhancements in metering and tracking were already in place. Additionally, the second to the sixth floors have an under-floor air distribution system.

Arny: What building improvements made during the LEED-EB certification process were most important to your LEED-EB certification?

Townsend: The development of the California Best Practices Manual, Better Buildings for a Better Tomorrow was the most important addition to maintaining and operating the building. The manual serves as a guide to the LEED-EB process, including facility management and maintenance policies.

Arny: What are the 4 or 5 sustainable achievements in your building and site are you are most proud of and why?

Alternative Transportation: The building is sited near a light rail station and bus stops, and the State offers strong incentives to promote use of mass transit, bicycles, and alternative-fuel vehicles.
Thermal Comfort: This is the only state-owned building in California featuring an under-floor air distribution system and serves as a test site for this system. The UC Berkeley Center for the Built Environment is studying the effects of this unique system.
Green Cleaning: Use of non-toxic clean supplies by custodial staff helps improve indoor air quality and has been in effect in all DGS buildings since 2001.
Energy Star Rating of 95: This facility is the greenest building in our State-owned portfolio.
Innovation Credit for Education Outreach Program: There are regular pubic tours featuring the building’s green element, and a childcare campaign has been initiated to teach energy conservation at an early age. The building’s green features have received considerable media attention.

Arny: How much did building upgrades and LEED-EB Certification cost for the building, both building upgrades and application process?

Townsend: The most significant expense was labor for application preparation, an estimated cost of $328,000, based on applying for 73 credits and 40 hours per credit. The project team had no LEED-EB experience prior to starting the Education Building Project, and the cost of future projects will be considerably lower because the team is more experienced and templates and the Best Practices Manual have been created. Facility upgrade costs included $300 for a new water meter and $24,000 for renewable energy for the building. In addition, LEED-EB Registration and Application fees cost $7150.

Arny: How did incorporating sustainable policies and practices into this building get started and who were key advocates along the way?

Townsend: Executive Order S-20-04 signed by Governor Schwarzenegger in December of 2004 was the catalyst to go forward with LEED-EB in California. The Education Building was already the greenest DGS-owned and operated building in the portfolio, so we started there and strived for Platinum in order to learn as many credits possible for future LEED-EB efforts.

Arny: What advice would you give other facility managers on implementing LEED-EB for their buildings?

Townsend: Review all the credits and make a first evaluation of the credits that the building can obtain. Then begin with the prerequisites to evaluate the sustainability of the building and to baseline the building. Other related credits will follow along. The California Best Practices Manual, Better Buildings for a Better Tomorrow, is also a great resources to use as a basis to start credits that require management plans.

Townsend: The management plans and policies required by LEED-EB provide a built-in structure for the management of the buildings. California’s Best Practices Manual, Better Buildings for a Better Tomorrow, was produced for this building and will be applied again to all the future buildings owned and operated by the DGS portfolio, and will be offered as a template for all other state agencies to use as well. A draft of the manual is scheduled to be available in 2007.

If you are interested in learning more about this project and other green building initiatives for the State of California, visit www.green.ca.gov.

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Please let me know if you have any comments or suggestions:
Michael Arny, President, Leonardo Academy
michaelarny@leonardoacademy.org

About the Author:
Michael Arny is frequently called the "Father of LEED-EB." He founded the Leonardo Academy in 1997 and has guided the continued growth and accelerating impact of this organization. He has worked on energy and environmental issues his entire career. After earning a BS and MS in mechanical engineering and a BA in Psychology and Russian language at the University of Wisconsin, Michael was on the Wisconsin Public Service Commission staff for 14 years. He was the chair of the State of Wisconsin committee that developed the State of Wisconsin Greenhouse Gas emissions inventory; emission reduction cost analysis and the economic benefits analysis for emissions reductions. He is a registered professional engineer in the State of Wisconsin and a LEED® Accredited Professional, was the Chair of the U.S. Green Building Council (USGBC) LEED for Existing Buildings (LEED-EB) Committee from 2001-2005 and continues to serve on this committee.


An Inside Look at a LEED for Existing Buildings Project Interview with Theresa Townsend
	By Michael Arny, President, Leonardo Academy LEED for Existing Buildings® has become the rating system against which to measure effective green facility management. This is the first of a series of articles about successful LEED-EB projects, the challenges they face, the way they deal with these challenges, and their experiences with the LEED-EB process. The following is an interview with Theresa Townsend, Senior Architect for the State of California and the California Department of Education building project. The project was chosen for LEED-EB Certification after Governor Schwarzenegger signed an Executive Order specifying green building certification in government buildings, and the project earned Platinum Certification. About the Building California Department of Education Building 1430 N Street, Sacramento, California 4 year old Office Building with Childcare Center and Small Retail Area Theresa Townsend, A.I.A., Senior Architect Date of Registration: April 18, 2006 Date of Application Submittal: May 15, 2006 Date of Certification: June 30, 2006 Score and Rating: 65 points, Platinum Unveiling ceremony and reception, July 27, 2006 Left to Right: State & Consumer Services Agency Secretary Rosario Marin celebrates attainment of LEED-Existing Building Platinum certification for the Department of Education Building with Roy McBrayer of the DGS Green Team; Ron Joseph, DGS Director; and Peter Templeton, US Green Building Council. Not shown: Education Secretary Alan Bersin. Interview with Theresa Townsend: Arny: Were there any major maintenance and equipment upgrades made before the LEED-EB registration and certification process? Townsend: This building had earned certification under LEED for New Construction with a Gold rating, so many enhancements in metering and tracking were already in place. Additionally, the second to the sixth floors have an under-floor air distribution system. Arny: What building improvements made during the LEED-EB certification process were most important to your LEED-EB certification? Townsend: The development of the California Best Practices Manual, Better Buildings for a Better Tomorrow was the most important addition to maintaining and operating the building. The manual serves as a guide to the LEED-EB process, including facility management and maintenance policies. Arny: What are the 4 or 5 sustainable achievements in your building and site are you are most proud of and why? Townsend: Alternative Transportation: The building is sited near a light rail station and bus stops, and the State offers strong incentives to promote use of mass transit, bicycles, and alternative-fuel vehicles. Thermal Comfort: This is the only state-owned building in California featuring an under-floor air distribution system and serves as a test site for this system. The UC Berkeley Center for the Built Environment is studying the effects of this unique system. Green Cleaning: Use of non-toxic clean supplies by custodial staff helps improve indoor air quality and has been in effect in all DGS buildings since 2001. Energy Star Rating of 95: This facility is the greenest building in our State-owned portfolio. Innovation Credit for Education Outreach Program: There are regular pubic tours featuring the building’s green element, and a childcare campaign has been initiated to teach energy conservation at an early age. The building’s green features have received considerable media attention. Arny: How much did building upgrades and LEED-EB Certification cost for the building, both building upgrades and application process? Townsend: The most significant expense was labor for application preparation, an estimated cost of $328,000, based on applying for 73 credits and 40 hours per credit. The project team had no LEED-EB experience prior to starting the Education Building Project, and the cost of future projects will be considerably lower because the team is more experienced and templates and the Best Practices Manual have been created. Facility upgrade costs included $300 for a new water meter and $24,000 for renewable energy for the building. In addition, LEED-EB Registration and Application fees cost $7150. Arny: How did incorporating sustainable policies and practices into this building get started and who were key advocates along the way? Townsend: Executive Order S-20-04 signed by Governor Schwarzenegger in December of 2004 was the catalyst to go forward with LEED-EB in California. The Education Building was already the greenest DGS-owned and operated building in the portfolio, so we started there and strived for Platinum in order to learn as many credits possible for future LEED-EB efforts. Arny: What advice would you give other facility managers on implementing LEED-EB for their buildings? Townsend: Review all the credits and make a first evaluation of the credits that the building can obtain. Then begin with the prerequisites to evaluate the sustainability of the building and to baseline the building. Other related credits will follow along. The California Best Practices Manual, Better Buildings for a Better Tomorrow, is also a great resources to use as a basis to start credits that require management plans. Arny: How has LEED-EB implementation helped you as a facility manager? Townsend: The management plans and policies required by LEED-EB provide a built-in structure for the management of the buildings. California’s Best Practices Manual, Better Buildings for a Better Tomorrow, was produced for this building and will be applied again to all the future buildings owned and operated by the DGS portfolio, and will be offered as a template for all other state agencies to use as well. A draft of the manual is scheduled to be available in 2007. If you are interested in learning more about this project and other green building initiatives for the State of California, visit www.green.ca.gov. Sed et lectus in massa imperdiet tincidunt. Praesent neque tortor, sollicitudin non, euismod a, adipiscing a, est. Mauris diam metus, varius nec, faucibus at, faucibus sollicitudin, lectus. Nam posuere felis ac urna. Vestibulum tempor vestibulum urna. Nullam metus. Vivamus ac purus. Nullam interdum ullamcorper libero. Morbi vehicula imperdiet justo. Etiam mollis fringilla ante. Donec et dui. Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos hymenaeos. Etiam mi libero, luctus nec, blandit ac, rutrum ac, lectus. Morbi consequat felis vitae enim. Nunc nec lacus. Vestibulum odio. Morbi egestas, urna et mollis bibendum, enim tellus posuere justo, eget elementum purus urna nec lacus. Nullam in nulla. Praesent ac lorem. Donec metus risus, accumsan ut, mollis non, porttitor eget, mi. Aliquam aliquet, tortor a elementum aliquam, erat odio sodales eros, suscipit blandit lectus dolor sit amet elit. In eros wisi, mollis vitae, tincidunt in, suscipit id, nibh. Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos hymenaeos. Phasellus ornare. Suspendisse potenti. Mauris convallis. Vestibulum nec mauris in augue porta mollis. Proin ut nunc. Mauris aliquam dui eget purus. Please let me know if you have any comments or suggestions: Michael Arny, President, Leonardo Academy michaelarny@leonardoacademy.org About the Author: Michael Arny is frequently called the "Father of LEED-EB." He founded the Leonardo Academy in 1997 and has guided the continued growth and accelerating impact of this organization. He has worked on energy and environmental issues his entire career. After earning a BS and MS in mechanical engineering and a BA in Psychology and Russian language at the University of Wisconsin, Michael was on the Wisconsin Public Service Commission staff for 14 years. He was the chair of the State of Wisconsin committee that developed the State of Wisconsin Greenhouse Gas emissions inventory; emission reduction cost analysis and the economic benefits analysis for emissions reductions. He is a registered professional engineer in the State of Wisconsin and a LEED® Accredited Professional, was the Chair of the U.S. Green Building Council (USGBC) LEED for Existing Buildings (LEED-EB) Committee from 2001-2005 and continues to serve on this committee.