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NeoCon_Green_Every_Day

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									Designing Green Every Day

                           A Presentation for

                             NeoCon 2009


                              Presented by




 sustainable hospitality                        Designing Green Every Day
                          Penny Bonda, FASID, LEED AP
                                    Eco-Editor
                            Interior Design Magazine

             Clifford Tuttle, ASID, NEWH, LEED AP
                      Senior Vice President
                         ForrestPerkins

                          Lisa Zangerle, IIDA, LEED AP
                             Director of Interior Design
                                 SERA Architects



sustainable hospitality                                    Designing Green Every Day
                          1. Tools and Techniques

                          2. What is Greenwash?

                          3. Case Study – The Nines

                          4. Case Study – The Courtyard




sustainable hospitality                    Designing Green Every Day
1. Tools and Techniques




sustainable hospitality   Designing Green Every Day
                     A Paradigm Shift…
                 BOX                       SMART BOX
          Artificial lighting                    Natural day lighting
         Energy consumer                            Energy creator
       No operable windows           Operable windows, controlled by occupants
    Unhealthy indoor air quality              Healthy indoor air quality
      Sick building syndrome                      Productive people
   Lack of connection with nature    Visual and physical connections with nature
Human made environment dominates             Natural materials throughout
       Isolating environment            Independently controlled environment
        Automobile oriented                        Transit oriented
     Wouldn’t want to live there                     Warm/inviting
             Sterile/cold                  Consumes renewable resources
Consumes non-renewable resources                 Material from nearby
  Material from all over the world        Uses the right resources, sparingly
  Indiscriminate use of resources                 Toxins minimized
      Concentration of toxins                      Restores habitat
          Destroys habitat




    sustainable hospitality                                  Designing Green Every Day
What are the
project’s green
goals?
                                      LEED

                                 Energy Star

                                  Green Seal

                             Earth Advantage

                    Green Communities



   sustainable hospitality                     Designing Green Every Day
                                 Opportunity
                                        MR-7: certified wood
                                                                   EQ-4:
                                                                   low emitting
                                                                   materials (no UF)

 MR-5: local and regional materials




                          MR-6:
                          rapidly renewable
                                                               MR-4: recycled content

                     MR-3: salvaged materials




sustainable hospitality                                                    Designing Green Every Day
Integrated Design Process




sustainable hospitality   Designing Green Every Day
                          Eco-Charrette




sustainable hospitality                   Designing Green Every Day
Certification Levels:

    First Party Certifications:
      not necessarily verifiable

Second Party Certifications:
       assessments made by
   interested outside parties,
  such as trade organizations

  Third Party Certifications:
      no direct or in-direct ties
      to any interested parties



      sustainable hospitality       Designing Green Every Day
Digging deeper: Life Cycle Analysis
      Extraction             Manufacturing   Transportation




    End of Life               Product         Assembly


   sustainable hospitality                      Designing Green Every Day
The Pharo’s Project


  The Nutrition Label:
  • Comprehensive
  • Transparent
  • User Driven




   sustainable hospitality   Designing Green Every Day
The Pharo’s Project


  The Filters:
  • Health - Pollution
  • Social - Community
  • Environment - Resource




  www.pharosproject.net

    sustainable hospitality   Designing Green Every Day
sustainable hospitality   Designing Green Every Day
Looking Beyond the Environment:
        The Natural Step




  sustainable hospitality   Designing Green Every Day
                          Greenwash




sustainable hospitality               Designing Green Every Day
                          The Concise Oxford English Dictionary defines
                                   Greenwashing
                                   as
    "disinformation disseminated by an organization so as to present
              an environmentally responsible public image.“




sustainable hospitality                                                   Designing Green Every Day
           The Hidden Trade-off




sustainable hospitality      Designing Green Every Day
                          Vagueness




sustainable hospitality               Designing Green Every Day
                          Irrelevance




sustainable hospitality                 Designing Green Every Day
                          The Sham…



                                        Our Restoration
                                        Services are
                                        Green Certified!




sustainable hospitality               Designing Green Every Day
   The Lesser of Two Evils




sustainable hospitality   Designing Green Every Day
                          What to do?




sustainable hospitality                 Designing Green Every Day
sustainable hospitality   Designing Green Every Day
                      www.newhsustainablehospitality.org




                              www.sustainablehospitality.org


sustainable hospitality                                        Designing Green Every Day
    Ask Tough Questions of
        Manufacturers




sustainable hospitality   Designing Green Every Day
1. Where did it come from?




   sustainable hospitality   Designing Green Every Day
1. Where did it come from?
2. What is it made of?




  sustainable hospitality    Designing Green Every Day
1. Where did it come from?
2. What is it made of?
3. How is it made?




  sustainable hospitality    Designing Green Every Day
1.    Where did it come from?
2.    What is it made of?
3.    How is it made?
4.    How is it maintained?




     sustainable hospitality    Designing Green Every Day
1.    Where did it come from?
2.    What is it made of?
3.    How is it made?
4.    How is it maintained?
5.    How much energy does it use?




     sustainable hospitality         Designing Green Every Day
1.    Where did it come from?
2.    What is it made of?
3.    How is it made?
4.    How is it maintained?
5.    How much energy does it use?
6.    What happens to it at the end of its life?




     sustainable hospitality                       Designing Green Every Day
1.    Where did it come from?
2.    What is it made of?
3.    How is it made?
4.    How is it maintained?
5.    How much energy does it use?
6.    What happens to it at the end of its life?
7.    How does it affect the well-being of the
      building occupants?




     sustainable hospitality                       Designing Green Every Day
1. Where did it come from?
2. What is it made of?
3. How is it made?
4. How is it maintained?
5. How much energy does it use?
6. What happens to it at the end of its life?
7. How does it affect the well-being of the
   building occupants?
8. How do I know your are telling me
   the truth?




     sustainable hospitality                    Designing Green Every Day
   Leadership in Energy & Environmental
          Design and the Nines

                                          a Sustainable Hospitality Case Study




The Nines, Portland, OR




                sustainable hospitality                                          Designing Green Every Day
Business
Traveler                            40%
Demand                                    Business
                                          travelers
                                     willing to pay
                                                                        38%
                                        more for a            Business travelers
                                      green hotel               actively seeking
                                                           information on green
            71%                                                           hotels

                  Hotel industry
                               is
                   “somewhat”
                           green                      Worried about hotels
                                                          “greenwashing”




                                        43%
                                                                     Deloitte 2008

     sustainable hospitality                                      Designing Green Every Day
sustainable hospitality   Designing Green Every Day
Existing Building
 • Meier & Frank Department Store (now
   Macy’s) once the center of Portland’s
   downtown shopping district.

 • Terra Cotta exterior skin listed on
   National Historic Register.

 • Bulk of building built in 3 phases in
   1908, 1915, and 1938 with various
   roof top additions.




        sustainable hospitality            Designing Green Every Day
Design Approach
• Cut Atrium into building

• Creates appropriate dimension for
  double loaded corridor of guestrooms

• Creates location for 7,000sf ballroom

• Enclose atrium with skylight to make
  central interior public space

• Create small entry lobby on Morrison
  connect with vertical circulation




         sustainable hospitality          Designing Green Every Day
                          The Exterior Façade was maintained and restored as
                                mandated by the National Park Service


sustainable hospitality                                                        Designing Green Every Day
   Connection to the local              Lighting Design is integrated with both
   community through the hotel’s        decorative as well as low energy
   stunning array of art commissioned   architectural lighting solutions
   through local Portland artists



sustainable hospitality                                            Designing Green Every Day
                          LOW VOC Finishes & FSC Certified Woods


sustainable hospitality                                            Designing Green Every Day
                  Daylight and Views increased through creative window covering solutions


sustainable hospitality                                                          Designing Green Every Day
                          Increased Natural Daylight through the Atrium


sustainable hospitality                                                   Designing Green Every Day
The Urban Farmer Restaurant utilizes locally farmed organic produce, poultry, fish & meats


sustainable hospitality                                                      Designing Green Every Day
      Recycled Solution Dyed Nylon Carpeting & Low VOC Finishes in all Guestrooms
       Large expanses of windows were utilized to capture natural daylight and views

sustainable hospitality                                                     Designing Green Every Day
                          Bathrooms feature
                          low flow plumbing fixtures
                          and dual flush toilets




sustainable hospitality                            Designing Green Every Day
The Presidential Suite with Low VOC finishes and large expanses of windows to capture daylight & views


       sustainable hospitality                                                    Designing Green Every Day
sustainable hospitality   Designing Green Every Day
        LEED Cost Case Study

PARAMETERS



•      LEED Silver Target

•      Base Case vs. Design Case

•      Establish cost premium above typical

•      Include Soft Costs and Hard Costs

•      Account for incentives and operational savings




sustainable hospitality                                 Designing Green Every Day
    Cost for LEED/Sustainability
         Benefits Analysis
The Nines, A Starwood Luxury Collection Property, Portland, OR - LEED Silver Target
*Preliminary Numbers - Values specific to the Pacific NW

Soft Costs
Incentive Registration                               $ 3,000
LEED Registration Fee                                $ 9,000
Commissioning                                        $ 56,660
Energy model                                         $ 30,720
LEED credit calculation                              $ 55,880
LEED process management                              $ 55,000
              Total Soft Costs                       $ 210,260




            sustainable hospitality                                                   Designing Green Every Day
Cost for LEED/Sustainability Benefits Analysis
 The Nines, A Starwood Luxury Collection Property, Portland, OR - LEED Silver Target
 *Preliminary Numbers - Values specific to the Pacific NW


 Soft Costs
 Incentive Registration                                     $ 3,000
 LEED Registration Fee                                      $ 9,000
 Commissioning                                              $ 56,660
 Energy model                                               $ 30,720
 LEED credit calculation                                    $ 55,880
 LEED process management                                    $ 55,000
               Total Soft Costs                             $ 210,260

 Hard Cost Premiums above typical to achieve sustainability goals
 Sustainable Sites                             $ 59,660
 Water Efficiency                              $ 32,300
 Energy & Atmosphere                           $ 291,750
 Materials & Resources                         $ 100,000
 Indoor Environmental Quality                  $ 32,000
 Innovation & Design                           $ 4,000
               Total Premiums                  $ 519,710

 Soft & Hard Cost Premium 1.2% of cons.                     $ 729,970




              sustainable hospitality                                                  Designing Green Every Day
Cost for LEED/Sustainability Benefits Analysis
  The Nines, A Starwood Luxury Collection Property, Portland, OR - LEED Silver Target
  *Preliminary Numbers - Values specific to the Pacific NW


  Soft Costs                                                             Incentives
  Incentive Registration                                     $ 3,000     State Grant Incentives                       $ 101,104
  LEED Registration Fee                                      $ 9,000     State Tax Credit Incentives (pass through)   $ 216,104
  Commissioning                                              $ 56,660    Reduced City Development Charges             $ 280,963
  Energy model                                               $ 30,720                  Total Incentives               $ 598,171
  LEED credit calculation                                    $ 55,880
  LEED process management                                    $ 55,000    Costs Premium Less Incentives                $131,799
                Total Soft Costs                             $ 210,260   0.2% of construction



  Hard Cost Premiums above typical to achieve sustainability goals
  Sustainable Sites                             $ 59,660
  Water Efficiency                              $ 32,300
  Energy & Atmosphere                           $ 291,750
  Materials & Resources                         $ 100,000
  Indoor Environmental Quality                  $ 32,000
  Innovation & Design                           $ 4,000
                Total Premiums                  $ 519,710

  Soft & Hard Cost Premium 1.2% of cons.                     $ 729,970


           Nationwide Resource for Incentives: Database of Incentives for Renewables & Efficiency   www.dsireusa.org


             sustainable hospitality                                                                        Designing Green Every Day
Cost for LEED/Sustainability Benefits Analysis
  The Nines, A Starwood Luxury Collection Property, Portland, OR - LEED Silver Target
  *Preliminary Numbers - Values specific to the Pacific NW


  Soft Costs                                                             Incentives
  Incentive Registration                                     $ 3,000     State Grant Incentives                       $ 101,104
  LEED Registration Fee                                      $ 9,000     State Tax Credit Incentives (pass through)   $ 216,104
  Commissioning                                              $ 56,660    Reduced City Development Charges             $ 280,963
  Energy model                                               $ 30,720                  Total Incentives               $ 598,171
  LEED credit calculation                                    $ 55,880
  LEED process management                                    $ 55,000    Costs Premium Less Incentives                $131,799
                                                                         0.2% of construction
                Total Soft Costs                             $ 210,260

  Hard Cost Premiums above typical to achieve sustainability goals       Utility Cost Pay Backs & Operating Expenses
  Sustainable Sites                             $ 59,660                 Energy Cost Savings per year                 $ 101,924
  Water Efficiency                              $ 32,300                 Water & Sewage Cost Savings per year $ 7,854
  Energy & Atmosphere                           $ 291,750                Additional Ops Costs per year                $ 3,200
  Materials & Resources                         $ 100,000                Green Power cost per year (2yrs)             $ 11,646
  Indoor Environmental Quality                  $ 32,000                    ROI per years 1&2                         $ 101,924
  Innovation & Design                           $ 4,000                     ROI per year 3 >                          $ 106,263
                Total Premiums                  $ 519,710                   ROI 10 years w/2% utility cost escalation $ 992,880

  Soft & Hard Cost Premium 1.2% of cons.                     $ 729,970   Pay Back Period to Cover Premium             18 Months


            Nationwide Resource for Incentives: Database of Incentives for Renewables & Efficiency www.dsireusa.org

             sustainable hospitality                                                                        Designing Green Every Day
     Leadership in Energy &
      Environmental Design
                 Courtyard by Marriott – Portland City Center
                              Opened May 27, 2009




sustainable hospitality                                    Designing Green Every Day
            75% of the waste produced during the construction process was recycled



sustainable hospitality                                                       Designing Green Every Day
                          Project has been designed to meet LEED Gold …



sustainable hospitality                                                   Designing Green Every Day
         Seating fabrics are recyclable and carpets throughout are Green Label Plus…



sustainable hospitality                                                      Designing Green Every Day
                          Energy consumption is reduced by 28% …



sustainable hospitality                                            Designing Green Every Day
                          Property draws 100% of its electricity from renewable sources…



sustainable hospitality                                                               Designing Green Every Day
                          Daylight and views in 90% of the spaces ….



sustainable hospitality                                                Designing Green Every Day
            All guestroom wall covering is PVC free and all low VOC finishes were used…



sustainable hospitality                                                       Designing Green Every Day
                      Reduced water consumption of 26% mainly through the use of
                                dual flush toilets in the guestrooms ...

sustainable hospitality                                                            Designing Green Every Day
                        Understanding Costs
Case Study: Courtyard by Marriott Portland City Center, Portland, OR - LEED Gold Target Opening Spring 2009
Values specific to the Pacific NW


Soft Costs                                                                    Incentives
Incentive Registration                           $ 1,822                      State Grant Incentives                        $ 57,686
LEED Registration Fee                            $ 6,820                      State Tax Credit Incentives (pass through)    $ 189,120
Commissioning                                    $ 90,000                     Reduced City Development Charges              $ 124,176
Energy model                                     $ 23,850                                   Total Incentives                $ 371,522
LEED credit calculation                          $ 43,000
LEED process management                          $ 50,400                     Costs Premium Less Incentives                 $ 98,411
              Total Soft Costs                   $ 215,892                    0.25% of construction



Hard Cost Premiums above typical to achieve sustainability goals              Utility Cost Pay Backs & Operating Expenses
Sustainable Sites                            $ 2,400                          Energy Cost Savings per year                $ 58,035
Water Efficiency                             $ 16,240                         Water & Sewage Cost Savings per year $ 5,880
Energy & Atmosphere                          $ 184,800                        Additional Ops Costs per year               $     800
Materials & Resources                        $             0                  Green Power & cost per year (2yrs)          $ 8,360
Indoor Environmental Quality                 $ 46,610                         Fuel Efficient Vehicle cost per year (2yrs) $ 2,400
Innovation & Design                          $ 4,000                                         ROI per years 1&2            $ 52,355
              Total Premiums                 $ 254,041                                       ROI per year 3 >             $ 63,115
                                                                                             TOTAL ROI 10 years           $ 617,653
Soft & Hard Cost Premium 1.2% of cons.           $ 469,933                    Pay Back Period to Cover Premium              18 Months

                  Nationwide Resource for Incentives: Database of Incentives for Renewables & Efficiency www.dsireusa.org

            sustainable hospitality                                                                                Designing Green Every Day
So, where are we headed…?




 sustainable hospitality   Designing Green Every Day
                          Shades of Green




sustainable hospitality                     Designing Green Every Day
                          Shades of Green




sustainable hospitality                     Designing Green Every Day
                          Shades of Green




sustainable hospitality                     Designing Green Every Day
                          Shades of Green




sustainable hospitality                     Designing Green Every Day
The Living Building

The metaphor of the flower…

• Harvests all its own energy and water

• Adapted to climate and site

• Operates pollution free

• Promotes health and well-being

• Comprised of Integrated Systems

• Is Beautiful




        sustainable hospitality           Designing Green Every Day
The Living Building




    sustainable hospitality   Designing Green Every Day
 Sustainable Suite
Design Competition

         Sponsored by:




   sustainable hospitality   Designing Green Every Day
 The winner’s vision for the Sustainable Suite will come to life!



sustainable hospitality                                 Designing Green Every Day
The model guestroom, which will represent                     The winning design will serve as an
market-leading sustainable hotel interior                     educational    showcase     of    sustainable
design, will be constructed as a 20” x 20”                    hospitality design that will be seen and
educational exhibit and will debut at the                     experienced by everyone, from the general
HDExpo in May 2010.                                           public to seasoned industry professionals


                              The winning design will be announced by October 2009!



    sustainable hospitality                                                           Designing Green Every Day
                          Questions?




sustainable hospitality                Designing Green Every Day
                          Thank you!
                          Penny Bonda, FASID, LEED AP
                                    Eco-Editor
                            Interior Design Magazine

             Clifford Tuttle, ASID, NEWH, LEED AP
                      Senior Vice President
                         ForrestPerkins

                          Lisa Zangerle, IIDA, LEED AP
                             Director of Interior Design
                                 SERA Architects



sustainable hospitality                                    Designing Green Every Day

								
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