Presentation on theme: "Accomplishing a LEED Designation"— Presentation transcript:
1Accomplishing a LEED Designation BOMA LEED and Beyond SeminarJune 9, 2009Accomplishing a LEED DesignationPresented by, Jodi Talentino, RPAProperty ManagerConstellation Place, LLC / JMB Realty Corp.
2Case StudyMGM Tower10250 Constellation Blvd.Los Angeles, California
3Building InformationClass A, 775,037 rentable square foot, 35-story office buildingConstruction completed 2003Situated on six acres at the western edge of Century City98.6% leasedOccupied by 27 tenants27 single-tenant floors and 8 multi-tenant floorsPrestigious tenant roster includes Metro-Goldwyn Mayer Inc., International Creative Management (ICM), International Lease Finance Corporation (ILFC), Barclays Capital, The Royal Bank of Scotland
4LEED EB Certification Process Feasibility Study performed in May 2007Certification Process began in July 2007Certification Process completed in March 2008LEED EB Silver certification received in June 2008MGM Tower is the first office building in Los Angeles to achieve the LEED EB certification!
6Certification Process Neogard Elasta-Gard roof system to deflect heat from the buildingRestroom aerator replacement w/lower GPM aerator80% of the landscape irrigation system replaced with a drip system to reduce water usage and prevent run offExisting building commissioningEnergy Star rating – 91%Purchase of renewable energy creditsStaff Education
7Certification Process Building systems maintenance programMaterial purchases and use of alternate materials (high recycle content products, Energy Star equipment, water filtration system to replace plastic water bottles, low VOC paint products, coreless toilet paper)Extensive recycling program (desk side boxes, containers located in common areas, year round battery recycling program, quarterly electronic waste drives, lamp and ballast recycling, construction waste recycling)High MERV rating on HVAC filters to remove high levels of particulates and improve indoor air quality
8Certification Process Construction IAQ Management PlanLow Environmental Impact Cleaning Policy (green products, chemical mixing station, equipment replacement, ongoing staff training)Landscaping – use of mulch in all planter beds to retain water by slowing evaporation and repel weeds and insects thereby reducing the need for chemicalsTransportation Efforts – reserved spaces for carpool and vanpool riders as well as for green vehicles (hybrid and alternative fuel), bicycle racks located at two of the parking structure entrances, shower and locker room facilities for building occupants
9Successes First LEED EB certified office building in Los Angeles! Reduced operating expensesLower utility usageLower trash hauling costs due to significant reduction of solid waste/increase in quantity of recycle materials leaving the buildingLower restroom paper supply costs
10Successes Increased tenant participation in greening programs RecyclingInstallation of water filtration systems to reduce plastic bottlesEnergy conservation (lights, HVAC)Ongoing Greening Efforts
11Challenges Time factor Expense Staff Participation Buy InTenant ParticipationDissemination of information to employeesRecycling EffortsConstruction PoliciesEnergy ConservationSubstitution of Traditional ProductsLamps with reduced mercury contentGreen cleaning productsPaint products – need for more than one coat with low and no VOC products
12Ongoing Greening Efforts Looking at any energy savings projects with a 3-4 year paybackAnalyzing energy efficiency of all major building systems (central plant, cooling tower, lighting, etc.)Staff Education – ongoing staff educationTenant Education – promotion of MGM Tower’s Greening Program/Efforts through the monthly tenant newsletter and annual Earth Day Event
13Ongoing Greening Efforts Solar System Installation completed December 20081,408 solar panels covering more than one acre3rd largest solar panel field in Los AngelesSystem designed to generate 570,095 kwh annually, or enough energy to offset over 12% of annual energy usage and reduce daytime demand by up to 29% through the connected meter
14Ongoing Greening Efforts Stairwell Lighting Fixture Retrofit –completed May 2009Replacement of 204 fixtures with motion sensor activated fixtures. One 15 watt lamp remains on at all times. Two other lamps are activated by the motion sensor. Payback period – approx. 3 years. LADWP Rebate - $7,230Lighting Control System – completed May 2009Upgrade of existing lighting control system to control all building lighting via preset schedules. After-hours requests are programmed through the after-hours HVAC/Lighting Control System. Payback period – approx. 1.5 years.Urinal Replacement – anticipate completion July 2009Replacement of existing 1.5 GPF urinals with .5 GPF urinals. LADWP Rebate - $250/urinal
15Ongoing Greening Efforts Toilet Flush Valve Replacement – anticipate completion July 2009Replacement of existing flush valves on toilets in women’s restrooms with Sloan dual flush valves. Upward flush for liquid waste – 1 GPF / downward flush for solid waste – 1.6 GPF. LADWP Rebate – may qualify under the creative/custom rebate programParking Structure Lighting Retrofit Project – anticipate completion August 2009