Commuting habits affect the LEED-EB score, so employees were surveyed about how they come to work.

Achieving success in our quest for LEED-EB Gold certification goes beyond physical upgrades to the headquarters building and grounds. A good percentage of points under the USGBC standard involves encouraging more sustainable habits and practices from the people who work in and service our facility.

Within the building, we’ve surveyed employees on their sustainable behaviors such as commuting habits and their sense of building comfort. We’ve encouraged more and proper recycling, in concert with the relabeling of waste and recycling bins. We’ve taken great steps in establishing and implementing a sustainable purchasing policy for everything from catered food to toilet paper. We’ll share details on that in an upcoming blog entry.

Of course, for this to work effectively as sustainable practice, everyone needs to be “on board.” A case in point was our recycling process. Although it appeared that employees were increasing their efforts to recycle, our recycling to trash ratio at the disposal end remained unchanged.  We discovered that even though our recycling had gone up and trash disposal down, our hauler had not been instructed to change to a pickup schedule that matched our new recycling vs. trash output.  At our urging they have refined their methods.

Sustainability is as much about interrelationships as it is about hardware changes. As we work toward achieving LEED certification, we are learning about both. We welcome any similar experiences, thoughts, or questions you have in the comments below.

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Tags: Conservation, LEED Credits, Occupant Habits, sustainability

New mixed-recycling bins have been paired with wastebaskets relabeled “Trash for the Landfill.”

To be more responsible environmental stewards and to satisfy LEED-EB Gold requirements, ASCE staff have adopted an updated, more effective sorting of trash and recycling, via a campaign launched by the ASCE Foundation, headquarters building manager.

Going into the campaign, some 90 percent of ASCE’s disposal costs were for solid waste, with a mere 10 percent for recycling services. Yet a quick analysis showed that most of what was disposed of as solid waste was composed of recyclable materials.

Preparations included an August tour of the single-stream recycling center where all headquarters recycling is delivered. Foundation Executive Vice President Christine Williams and the rest of ASCE’s Sustainable Solutions Team became familiar with the process to be better able to promote its benefits to ASCE staff. Click to view a video explaining and demonstrating single-stream recycling. The plan involved:

• Labeling everyone’s desk wastebaskets to clearly ID them as “Trash for the Landfill”
• Providing a small, separate corrugated cardboard bin labeled “Mixed Recycling” that accommodates everything recyclable under the single-stream process
• An education campaign

It launched in mid-October with an email from Christine to all ASCE headquarters staff. “We need your help more than ever … We need to recycle more,” she wrote, explaining how vital it is to responsible waste management and to LEED certification. Foundation staff produced a short instructional video on the basics of trash and recycling management. Our mailroom staff re-labeled wastebaskets and distributed recycling bins across the building.

Early results have been very encouraging. Have you had any experience in implementing office recycling programs? What challenges did you encounter? Any successful techniques or strategies?

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Tags: ASCE Foundation, LEED, LEED Credits, LEED-EB Gold, recycling, sustainability

A new plaque in the lobby of ASCE headquarters honors the building’s Energy Star efficiency status.

On the road to qualify our building for LEED-EB Gold, we recently passed a significant milestone – Energy Star certification. We’re justifiably proud that our headquarters now meets the standards for efficiency that qualify it for Energy Star status.

Now, how does that fit into LEED certification? An Energy Star rating of 69 is a prerequisite for points in the LEED Energy & Atmosphere category. As many as 18 points can be earned for Credit 1, Optimize Energy Efficiency Performance, in the category. To get the maximum, we would have needed to achieve an Energy Star rating of 89. When we started out, the building was rated at 68, which was better than the estimated national average score of 50 for similar facilities. We decided a realistic goal was to boost that to 81, the equivalent of 10 LEED points. Ultimately, our efforts reduced our energy use by more than 190,918 kWh/year and achieved a rating of 76, which should give us eight LEED points in the category.

Among the big contributors to achieving the Energy Star was our major lighting project, which we detailed here some months ago. The other significant project that helped us garner points was the installation of a sub-meter to track energy usage in ASCE’s computer server rooms. These rooms demand their own power source and AC unit, which require monitoring. Installing the sub-meter allows us to track the energy usage of our servers and other equipment.

We won’t know for certain if we achieved those eight LEED points until our application is reviewed by USGBC, but we feel hopeful. LEED-EB Gold certification requires 60-79 points, and we expect all of our efforts to total about 65 points.

Our energy efficiency efforts in pursuit of LEED have had a great fringe benefit: a fat rebate from our local electric utility. Dominion sent us a check for $23,462, 64 percent more than the $15,000 we anticipated.

Got any questions about our Energy Star achievement and how we did it? Have you worked on a similar project? Share your views in the comments.

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Back in the first post to this blog, we told you about the new toilet assemblies bought and installed to reduce water usage at ASCE’s headquarters and satisfy LEED requirements. Since then, things have come almost full circle, with several unexpected and challenging decisions along the way.

Zurn HydroAdvantage self-generating 1.28 gallons-per-flush assemblies were chosen to eliminate the old models’ dependence on batteries. Although the initial cost was higher, the savings on batteries and labor over the years made them seem a better choice. However, about two months after installation, a major setback occurred – the original Kohler 3.8gpf toilets would not flush properly with the new assemblies.

The decision was made to replace the toilets with a new model expected to work better with the new self-generating assemblies. A Kohler1.6gpf toilet matched the wall footprint and height requirement, and was chosen to replace all 44 toilets, which accomplished the goal of compatibility with the Zurn assemblies.

Yet, after changing all 44 toilets and flush valves, instead of success, another setback: the Zurn assemblies required constant monitoring and adjustment to function properly. The building manager underwent special training on the new toilet valves adjustments, including how to program them via computer.

Repeated follow-ups with the manufacturer’s representative were required as the building’s maintenance staff tried to keep the new self-generating assemblies working properly. In some cases replacements were required. Eventually the manufacturer offered to provide a battery-operated model at no charge, pending further testing and refinement of their self-generating valves. At a later date, the manufacturer would reinstall the self-generating assemblies at no charge.

The decision was made not to return to the self-generating assemblies, since so much time had already been expended on this component of the LEED project. Even given the warranties that came with the assemblies, further necessary adjustments and repairs were seen as likely.

A full refund was negotiated with Zurn for the HydroAdvantage self-generating 1.28gpf assemblies, with a plan to reevaluate such assemblies in five years if/when seeking LEED recertification.

Despite some challenges, we did end up with a high performance/efficient product, Zurn HydroAdvantage battery-operated 1.6 gallons-per-flush assemblies with a Kohler 1.6gpf toilet. These are considered low flow and meet our LEED requirements.

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Tags: LEED Credits, plumbing, toilet

One of the most critical components of upgrading an older building to be LEED compliant is replacing older, ozone-destroying refrigerants in the building’s HVAC (heating, ventilation and air conditioning) system with refrigerants that are safer for the environment. Not only is it necessary for LEED certification, an international agreement signed in 1987 mandates the phaseout of all uses of HCFC-22 refrigerant (also known as R-22) by 2020. In the U.S., that agreement is carried out and enforced by the EPA.

In planning the replacement of the harmful chlorofluorocarbon refrigerants with safer CFCs at ASCE headquarters, the following qualifications were laid out in the phaseout plan put together last fall:

• The characteristics of various CFC substitutes will be considered when selecting replacement or conversion equipment since refrigerants have varying applications, lifetimes, ozone-depleting potential (ODP) and global warming potential (GWP).  To date, no ideal CFC has been developed and some alternatives are not suitable for retrofits.
• Refrigerants with short environmental lifetimes, small ODP and GWP values will be chosen.
• Only natural refrigerants such as water, carbon dioxide, and ammonia will be chosen.  These compounds have a much lower potential for atmospheric damage.
• Any new refrigerants selected for use in base building HVAC equipment will comply with [a] formula [that] sets a maximum threshold for the combined contributions to ozone depletion and global warming potential.

Based on those requirements, it was decided to go with R-410A as the new refrigerant, installed in new heat pump units that also are more efficient and quieter. A five-year plan is in place to replace all of the existing core HVAC units with new units that use the R-410A refrigerant or a newer refrigerant that is also environmentally friendly. The older R-22 perimeter heat pump units are being replaced with at least five new PHPUs per year. As the need increases, so will the allotment.

The CFC replacement – and qualifying for the LEED credit – applies only to the base-building HVAC system. Small HVAC units, standard refrigerators, small water coolers, and any other equipment with less than 0.5 lbs. of refrigerant do not qualify.

Do you find the idea of having to swap out the refrigerant in your building’s HVAC a bit daunting? Have you had experience in switching to comply with the new standards? Share your concerns and stories in the comments below.

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More than a ton and a half of obsolete, broken or spent technology – 3,592 pounds, to be exact – was brought in for recycling this month by the staff of ASCE and fellow building tenants the American Institute of Aeronautics and Astronautics, showing that employees are definitely embracing the sustainability spirit of LEED certification.

The effort went well beyond disposing of office equipment; employees were encouraged to bring in items from home. Because much of the old technology contained poisonous materials, including lead and mercury, a company specializing in e-repurposing and recycling disposed of the toxic electronics responsibly, so none of it ended up in traditional landfills. Many devices are disassembled, and the parts with practical reuse value are resold on the online market. Reusing electronics by selling the usable parts can save 5-20 times more energy than recycling alone.

LEED is more than just making building facilities more sustainable, it’s also about encouraging building occupants – typically employees of the tenant – to adopt sustainable practices. The employee transportation survey detailed in our December 22 post was part of that effort, as was this latest e-cycling campaign by ASCE and headquarters building manager, Akridge.

If you’re pursuing LEED-EB certification, consider including e-cycling campaigns. If you have had such efforts, what was your experience? Did you learn any lessons to share from their success or failure?

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Making changes to qualify for LEED-EB gold certification has had an impact on many of the buildings operations here at ASCE headquarters – including the way we clean.   ASCE created a green cleaning policy that applies to the entire building, encouraging the use of only green cleaning practices and products.  The over goal is to reduce building occupants exposure to potentially hazardous chemicals and improve the overall indoor environmental quality. 

Included in the policy are requirements that state all cleaning products and equipment meet LEED standards, and that all cleaning personnel receive at least eight hours of training related to cleaning procedures. The training covers hazardous use, maintenance, disposal and recycling of cleaning chemicals, as well as dispensing equipment and packaging. 

The health and welfare of all building occupants is always a top priority.  Only hand soaps with anti-microbial agents are used within the building.  In addition, ASCE and our property management company Akridge our working together to develop strategies for promoting and improving hand hygiene that includes information on hand washing and the use of alcohol-based waterless hand sanitizers.

Has your company made the switch to green clean supplies?  Did you notice any difference?

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Tags: American Society of Civil Engineers, ASCE, ASCE Foundation, Green claning policy, Green Cleaning, LEED Cleaning, LEED Credits

While the ASCE Foundation has made great strides in reducing the use of energy and water in the ASCE headquarters building , reducing employees’ carbon footprint from commuting to and from work is another important step in achieving LEED-EB Gold certification.  In order for the Foundation to follow the guidelines outlined in the LEED standards, it needed more information on employees’ usage patterns.

The first step was to develop a commuter survey to map the transportation habits of building employees. The survey evaluated employee commuter habits over five consecutive work days from Oct. 31 – Nov.  4; it included not only ASCE employees but also the building’s fifth-floor tenants, the American Institute of Aeronautics and Astronautics.  Combining staff from both organizations, a total of 338 people took the survey for a 93.8 percent response rate, exceeding expectations.

The survey findings showed that on average, the majority of employees (78.8 percent) chose to drive alone to work during the time period surveyed.  Other transportation options included carpool, vanpool, public transit/metro/bus, motorcycle, bicycle, walking and telecommuting.  Drivers were also asked which types of vehicles they drove to work during this time period, to determine how many employees are driving conventional gas-powered vehicles versus low emitting fuel-efficient vehicles.  According to the survey, 5 percent drove hybrid electric vehicles and 20 percent drove vehicles that meet LEED standards for low emitting fuel efficient vehicles.

The Foundation added a question to the end of the survey, asking employees what would motivate them to use an alternative commuting method.  The top two responses were telecommuting and completion of the Dulles Corridor Metrorail.  Due to the building’s close proximity to one of the planned Metro stops (less than five miles), completion of the Metro extension has the potential to decrease our carbon footprint as more employees choose public transportation as their main method of commuting in the future.

Overall, the survey findings will help the Foundation track employee trends to determine if adjustments should be made in the future to further reduce the environmental impact of employee commutes.

Has your company instituted a telecommuting program such as “Green Friday” or bought carbon offsets? Do you think that these efforts have had a positive environmental impact?

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This past Monday morning, a newly designated smoking area greeted ASCE staff as they entered the headquarters parking lot.  Creating a designated smoking area is another item to cross off the ASCE Foundation’s LEED-EB Gold certification checklist.

LEED-EB requirements state that for Gold certification, ASCE must prohibit on-property smoking within 25 feet of entries, outdoor intakes and operable windows. This requirement serves to prevent or minimize the exposure of staff, visitors, as well as indoor surfaces and systems to tobacco smoke.

While smokers might have to walk a bit farther before they light up, the new smoking area is located in an area of the parking lot that is easily accessible from one of the building’s main entrances, and includes an enclosed structure to shield them from the elements.  This small change will not only impact the Foundation’s certification efforts, but will also improve the overall air quality for ASCE staff and visitors.

Does your company or organization have a designated smoking area? If so, do you find it helps reduce the air pollution caused by tobacco smoke? How has it been received by your employees?

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As the ASCE Foundation moves closer to achieving its goal of LEED Gold certification for the Society’s headquarters in Reston, Va., the building’s lighting system is the latest area to receive a LEED makeover. In late October ASCE and the office building management team from Akridge began the process of replacing all existing T12 lighting tubes and non-electric ballasts with T8 tubes with electric ballasts. This is a crucial step in achieving certification because LEED standards require ASCE to track and further decrease its energy footprint over time.

Throughout the building, the new lighting tubes have been placed on sensors. This has made turning off the office lights one less thing for staff members to check off their to-do lists before heading home after a busy day. Each of the ceiling-mounted sensors had to be engineered to fit their individual locations. Occupancy and hallway sensors had to be engineered to match conditions in the individual spaces. Through some trial and error, the team found that several offices needed a dual function sensor and ceiling-mounted sensor.

During the replacement process the installation team also paid special attention to lighting colors, so that the new tubes would comply with existing color range standards. Once all old tubes were removed, they were recycled to meet the remaining LEED requirements.

The only significant issue the team faced during this project, according to Akridge projects manager Steve Philips, was that the contractors hired to help ASCE meet its deadline installed ceiling sensors in the ASCE conference center and in select classrooms. As anyone who has attended a conference session knows, there isn’t a steady stream of movement throughout the event. This occasional lack of movement caused the sensors to turn off the lights without warning. To correct this, sensors were removed in those particular areas.

The Foundation, ASCE and Akridge are eagerly anticipating the next monthly electric bill so that the team can begin to document the savings the new lighting system will bring.

Has your company or building management made the switch over to a more energy efficient lighting system? If so, what was your experience? What challenges did you encounter?

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