VIEWS: 5 PAGES: 2 POSTED ON: 9/23/2012
The Tour Key Information: A variety of green products, design strategies, and construction techniques Project Title: 1820 Folsom are showcased in 1820 Folsom. This brochure provides a map to guide you Project Location: Boulder, Colorado through the building as well as additional background information. Signs lo- DOE Building Type: Commercial Office Low-Rise cated at each stop on the tour provide more detail on key features. LEED Status: LEED® for Commercial Interiors, Platinum (pending) Completion Date: 2008 Rentable Square Footage: 12,452 sq. ft. (1,156 sq. m.); ~1990 Usable Square Footage: Main building: 9,600 sq. ft. (891 sq. m.) Cottage: 2,500 sq. ft. (232 sq. m.) Tenant Fit-out Capital Cost: US$301,250 (including furniture/IT) US$24/sq. ft. (US$260/sq. m.) Energy Efficiency Capital Cost: US$70,000 market cost; US$35,000 was the actual cost to RMI thanks to materials discounts and donations (the US$35,000 is included in the total US$301,250 fit-out cost) Energy Efficiency Payback Period: 6 years if RMI had paid market cost; 3 years for actual case Baseline Energy Cost: US$24,440/year (prior tenant’s actual energy cost based on the average of 2 years of utility bills) US$1.96/sq. ft./yr (US$21/sq. m./yr) Baseline Site Energy Use: 107 kBtu/sq. ft./yr (337 kWh/sq. m./yr) Project overview Baseline Site CO2 Emissions: 45 lbs/sq. ft./yr (0.22 metric tons/sq. m.) Having outgrown the Spruce Street Boulder offices, Rocky Mountain Institute Projected Energy Cost: US$12,500/year (50% cost savings over previous tenant) (RMI) recently moved into a new, larger location at 1820 Folsom Street in Boul- US$1/sq. ft. ($10/sq. m.) Projected Site Energy Use: 55 kBtu/sq. ft./yr (173 kWh/sq. m./yr) der. The new property includes a 9,600 sq. ft. (891 sq. m.) main building and a Projected Site CO2 Emissions: 24 lbs/sq. ft./yr (0.11 metric tons/sq. m.) 2,500 sq. ft. (232 sq. m.) adjacent building, affectionately named the “cottage.” Indoor Potable Water Use: 55,900 gallons/yr (211,600 liters/yr) projected The main building is seeking LEED certification under the LEED for Commer- Occupancy: 60 employees cial Interiors Rating System. Rocky Mountain Institute began leasing the 1820 DOE Climate Zone: Zone 2 (6000 HDD and 600 CDD) Folsom Street building from Morgan Creek Ventures in February 2008. Due to plans to demolish the building and redevelop the site in the near future, the lease term is only 3 years in duration. RMI research and consulting teams and members of the administration, finance, development, and communications staff currently occupy the building. Project Team Thanks to our Project Owner: Morgan Creek Ventures Tenant: Rocky Mountain Institute Partners & Donors: • Alpen Energy Group Space Planning: Pear Interior Design • Ciralight, Inc. Space Planning: Oz Architecture PRESENT Sustainability Consultants: RMI Built • • Solatube International, Inc. Haworth, Inc. RMI Environment Team • Herman Miller, Inc. Rocky Mountain Contractor: Pradell Builders • Interface, Inc. Mechanical Engineer: Design Mechanical • Finelite, Inc. Lighting Design: Clanton & Associates • Continental Control Window Spec’s: Alpen Energy Group Institute Systems, Inc. Structural Consulting: JVA, Inc. • Morgan Creek Ventures Civil Consulting: EDAW/AECOM • Pear Interior Design Landscape Consulting: Urban Oasis Design • Oz Architecture Vegetation Consulting: Harlequin’s Gardens • Clanton & Associates Commissioning Agent: Enermodal Engineering • JVA, Inc. Signage: CommARTS • EDAW/AECOME • Urban Oasis Design • Harlequin’s Gardens • Enermodal Engineering The Bottom Line Given that sustainable design and operations are at the core of RMI’s mission, the new Boulder headquarter office was designed and constructed with the in- tention of showcasing tangible and affordable sustainable building strategies. Fit-out with a budget of only $24/sq. ft., (including furniture, IT, security, and Rocky Mountain Institute® (RMI) is an independent, signage) the new facility is expected to cut energy costs in half compared to the energy bills of the previous tenants, saving RMI $35,000 over 3 years. The entrepreneurial, nonprofit organization. We foster the total capital cost of the fit-out and move was $472,650. Of this, approximately efficient and restorative use of resources to make the $35,000 was spent on “green” features, thanks to donations from many prod- world secure, just, prosperous, and life-sustaining. 1820 Folsom Street uct suppliers and service providers. In addition to targeting energy savings, healthy, regional, reused, and recycled-content materials were incorporated Building Tour along with exemplary daylighting strategies to create a comfortable and pro- ductive work environment. 1. ENERGY: Exterior Lighting All exterior lighting consists of full cut-off fixtures to minimize light pollution and allow for better viewing of the Floor Plan 12. MATERIALS: Recycling & Composting All employees participate in recycling paper, cardboard, plastic, glass, and aluminum as well as compost organic waste. Western Disposal, the local night sky. Prior to occupancy by RMI, most existing exterior lighting used 60-watt incandescent bulbs. All full waste servicer, collects all waste, recycling, and compost. The compost cut-off lamps (bollards, wall mounted, or cans) were replaced with either 15- or 26- watt CFL’s while all uplights is sent to a local Boulder facility, ends up in Western’s “Green ‘N Grow” were removed (as it was determined there was adequate night lighting without any uplighting). compost, and is then available for purchase. 2. ENERGY: Alpen Windows 18 19 13. ENERGY: Energy Star Equipment Can you tell the difference between the r-6.3 Alpen window and the r-2.1 double paned window? Ninety percent Equipment including refrigerators, dishwashers, computers, printers, and external screens are mostly Office ENERGY STAR rated. The total estimated rated connected plug power density in 1820 Folsom is just of the windows in the main building were replaced with high performance windows. Alpenglass’ suspended, Workspace over 1 watt per square foot. Measurement and verification will help determine the actual peak plug wavelength-selective technology provides a powerful combination of transparency and infrared reflection, block- load power demand (likely less than half of the rated plug power density). ing summer heat, retaining winter warmth, and maximizing the passage of natural daylight. The performance of RMI’s windows was further improved through the use of high performance glass (Cardinal 366 and Starphire) 14. MATERIALS: Green Furniture with low-e coatings and the injection of krypton or xenon gases to minimize convection currents (and the result- While much of the furniture from RMI’s former Boulder location was reused, growth demanded the ing heat transfer). Make sure you check out the r-15.3 (center of glass) fiberglass framed sliding door in Greg purchase of new furniture. RMI partnered with Pear Interior Design and Haworth, Inc. to design the Franta’s office. layout of new flexible workstations. The Haworth “Unigroup Too” furniture line is GreenGuard certi- 16 17 fied (meaning it meets minimum emission requirements for VOC’s, formaldehyde, aldehydes, and 4-phenylcyclohexene) and contains 14 percent post-consumer and 31 percent pre-consumer recycled 3. ENERGY: Indoor Lighting content. Herman Miller “Mirra” chairs are also GreenGuard certified and contain 31 percent post- Fixtures, lamps, ballasts, and controls all contribute to a lighting system. The easiest way to reduce consumer and 11 percent pre-consumer recycled content. lighting energy use is to use more efficient lamps (light bulbs). The lighting in this hallway, now 5-watt compact fluorescent bulbs (CFLs), used to be 35-watt incandescent lamps. Pendant and 15. MATERIALS: InterfaceFLOR Carpet If you look closely at the carpet, you’ll notice it’s not uniform in pattern or type. Instead of replacing wall-mounted fixtures located elsewhere in the office used to contain six 32-watt lamps, though all the carpet in the building with new carpet, only worn spots were replaced. InterfaceFLOR GlasBac now only have four lamps supplemented by daylight and individual 3- or 6-watt Finelite LED task carpet tiles, which contain 40 percent pre-consumer recycled content, were used to fill in the damaged lights. Providing less ambient electric light layered with daylight and task lighting is the most ef- areas. This not only saved materials, but also saved material and labor costs. This carpet, as well as ficient approach to lighting design. The connected lighting load at 1820 Folsom is 41 percent less Office any other carpet you might need to get rid of, can be recycled through Interface’s “ReEntry” program. than ASHRAE requirements. 15 16. ENERGY: Ciralight Skylights Ciralights are active skylights designed to capitalize on natural daylight throughout the day. The Sun 4. ENERGY: HVAC Ductwork Tracker One follows the sun from 10 degrees above the horizon as it rises to 10 degrees above the Minimizing bends in HVAC ductwork reduces static pressure and subsequently the fan power needed to push horizon as it sets and its light is reflected and diffused into the space in order to almost completely heated or cooled air into a space. Though not of great impact in such a small space, duct or pipe designed this way 20 eliminate the need to electric lighting during work hours even in the winter. The tracking device uses throughout an entire building or central chiller plant can have an enormous impact on equipment sizing – think a small photovoltaic cell; thus, no electricity is required for operation. In addition to replacing the “compounding savings.” 14 Office existing nine skylights with Ciralights, another three Ciralights were added. A photocell sensor coor- dinates electric light levels with daylight levels in open areas and spaces adjacent to windows. 5. ENERGY: Lighting Controls 22 21 17. INDOOR ENVIRONMENT: Daylighting & Views The photosensor (Douglas WPC-5700) located in the center of the open office area monitors light levels and The combination of white ceilings, reflective materials, interior glazing, low partitions, open office triggers dimming of electric light when adequate daylight is available. Manual occupant controls can override 13 spaces, skylights, and high-performance windows creates a comfortable, evenly lit space. Adding the daylight-responsive sensors if necessary. Offices (not within 15 feet of a window) have occupancy sensors diffusers under skylights as well as interior light shelves and blinds could help to better control glare. installed as opposed to daylight dimming controls. The use of tools including CHHAYA, Google Sketch-up, SPOT, and AGI-32 helped to model the space and create a better understanding of lighting in the space. Results from a SPOT (Sensor Placement and Optimization Tool) analysis show that the RMI Boulder office is nearly 100 percent daylight autono- 6. ENERGY: Appropriate Surface Colors and Reflectivity mous, with electric lights turned on an average of only 18 percent of annual work hours. As the first step in appropriate daylight design, mo st surfaces, including the grey concrete ceiling, were painted white to maximize the reflection and diffusion of natural and artificial 18. ENERGY: Solatubes light. Light-colored furniture was selected (when new items were purchased), low partitions Conference Peek out the garage door and look at the roof of the cottage to view two were specified for open workspaces, and interior glazing was used in conference rooms, Room 12 Solatubes skylights. Solatubes collect low-angle light from the sun through a specially designed dome and then direct that light through a highly reflective closed offices, and doors. tube to the indoor space. Solatubes contains two lenses, an Effect lens to soften or warm the light coming in and a Diffuser lens to control the amount of light 7. WATER: Women’s Restroom Efficient Fixtures entering the space. The Solatubes in the cottage include dimming systems, as One restroom fixture, Western Pottery’s “Wrangler,” uses only 1gpf, saving 0.6 gallons per flush over the required Kitchen 1 the quantity of light is often overpowering. Feel free to talk a quick walk over 1.6 gpf. An enclosed sealed flush tank within the filled toilet tank relies upon pressure from the water supply line 3 to the other building to check them out! to flush with more force, therefore reducing the quantity of water required. A second fixture, Western Pottery’s Restroom 19. ENERGY: Transportation “Environmental” water closet system, is a dual flush system that uses either 1.6gpf or 1.1gpf depending upon Entry Way The building features secure, outdoor parking for 16 bikes, and limited space which button you press. The lavatory is a TOTO “EcoPower” electric faucet that uses only 0.5gpm. The battery 8 10 11 indoors. On the average summer day, 10-15 employees (approximately 20 per- for the sensor is charged by a small hydropower turbine, making this faucet water and energy efficient. cent of staff) ride their bikes to work. On bike to work day (June 25, 2008), nearly 65 percent of employees rode their bikes to work, and an additional 20 percent walked, took the bus, 8. WATER: Men’s Restroom Efficient Fixtures or telecommuted. In addition to encouraging staff to bike to work, preferred parking is provided for The Sloan “Waterfree” urinal in the men’s restroom can save 15,300 gallons of water per year – the equivalent of 7 hybrid and fuel-efficient vehicles, as well as for carpools. over 57,000 liter bottles of water! TOTO’s “EcoDrake” siphon jet flush technology for toilets uses only 1.28 gpf, 9 2 Restroom 20. MATERIALS: Wall Construction saving 2,448 gallons of water per year; that’s the equivalent of 250 house-sized aquariums! The 0.5gpm Sloan Wood studs procured from Resource 2000 (a Boulder organization that sells used “Solis” lavatory has small photovoltaic panels that charge the battery with ambient light, making it water and construction materials) provide the structural integrity of this wall. It is filled energy efficient. with GreenFiber insulation, which contains 85 percent post-consumer recycled Office content. Instead of wood sheathing or sheetrock, homasote board, which contains 95 percent post-consumer recycled content and helps to absorb sound, was used 9. WATER: Efficient Showerhead as exterior paneling. The wall was painted with Envirokote paint (0g/L VOC Conventional showerheads use 2.5 – 3gpm. The Symmons “Super” luxery showerhead uses content) while the trim, base, and case are “Extira” wood (no added urea-formal- only 1.5gpm saving over 6,000 gallons per year – the equivalent of over 45,000 glasses of dehyde). The door and glass paneling come from a nearby building demolished water! by the contractor. To cut down on landfill waste when this building is demolished, Office 6 this wall can be easily deconstructed (due to the use of screws, not nails), and various components can 10. WATER: Kitchen Aerator be reused or recycled. The kitchen faucet has a 1.5gpm aerator saving 1 gallon for every minute it runs (kitchen 5 21. ENERGY: Skylight diffusers faucets are typically 2.5gpm). This is the cheapest upgrade you can make to any kitchen faucet! Desk As shown in the photo, prior to moving in, large white diffusers were located under hanging light 4 Space fixtures. These diffusers were removed to create the impression of a more open space and several of 11. MATERIALS: Local Food Purchasing Conference them were later reused to provide shading under these skylights (on the mezzanine). Office RMI is a member of a Community Supported Agriculture (CSA) farm, Abbondanza Organic Seeds Room and Produce, that provides staff with locally-grown fruit and vegetables. Community Supported 22. ENERGY: M&V Equipment “You can’t manage what you don’t measure” is an often-cited statement in the energy management Agriculture is a strategy that combines cooperative risk-sharing and local agriculture to allow field. Approximately 15 temperature sensors, current transducers, and monitors are placed inside small organic farms to compete with industrialized food producers. Additionally, CSAs give and outside the building on HVAC equipment, in office spaces, and in the electrical panels to record people the opportunity to connect socially with those who produce their food. RMI is able to sup- data in 5-minute increments. The objective of the M&V program is to track energy consumption by port local farms while reducing a negative impact on the environment due to transportation of food Office end-use, month by month, to ensure that the building’s energy-savings features function as designed. – and, healthy lunches result in happier, healthier employees! Office End-uses monitored include indoor lighting, outdoor lighting, plug loads, domestic hot water, heat- ing, cooling and ventilation.
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