KEYBANK AT RAINIER TOWER- 24TH & 25TH FLOORS SEATTLE, WA Green Building Education: Case Study Prepared for KeyBank by Callison LLC 205 KeyCorp
KEYBANK-RAINIER TOWER- 24 & 25 GREEN BUILDING EDUCATION KEYBANK MISSION DEVELOP AN ENERGY EFFICIENT AND ENVIRONMENTALLY SUSTAINABLE CORPORATE OFFICE CAPABLE OF EARNING LEED GOLD CERTIFICATION FOR OUR EMPLOYEES AND CUSTOMERS. The built environment has a profound impact on our natural environment, economy, health, and productivity. - U.S.Green Building Council ( USGBC ) The LEED and the related logo is a registered trademark of the US Green Building Council
KEYBANK-RAINIER TOWER 24 & 25 GREEN BUILDING EDUCATION The KeyBank at Rainier Tower involved downsizing and consolidating its operations at the Rainier Tower in Seattle, WA. KEYBANK GOALS: Consolidate three fl oors to two for greater effi ciency and reduced environmental footprint to maintain a corporate presence within the downtown core of Seattle, WA. Improve comfort and well-being for both employees and visiting clients. Improve facility performance through enhanced commissioning Reduce the impact of construction and operation on the environment The project team utilized LEED for Commercial Interiors to register the project and document targeted credits towards meeting their goal for LEED certifi cation.
KEYBANK-RAINIER TOWER- 24 & 25 GREEN BUILDING EDUCATION 3 2 This project is a remodel of an existing tenant space on the 24th and 25th fl oors of the Rainier Tower, a multi tenant 3 story high-rise in a dense, busy and transit 5 convenient section of downtown Seattle, WA. The scope of work consists of nonstructural partitions, interior stair removal, new ceilings, fi nishes and associated 6 mechanical, electrical and audio visual work. The design places open offi ce, conference 4 rooms and other gathering spaces at the perimeter of the fl oor to take advantage of natural light and territorial views of the 24th Floor Rainier Tower city. Most private offi ces are located near the core with glass offi ce fronts allowing some natural light and views. 2 Major components of the 3 Offi ce layout include: Rainier Tower, Seattle WA Components of the KeyBank Corporate Offi ce Front of House- reception. 6 5 4 2 Typical conference room. 3 Cafe/ Breakroom 4 Typical Open Offi ce 5 Typical Private Offi ce 6 Work Room 25th Floor Rainier Tower
THE LEED PROGRAM KEYBANK KEYBANK-RAINIER TOWER- 24 & 25 GREEN BUILDING EDUCATION LEED, or Leadership in Energy and Environmental Design, provides building owners and operators with a framework for identifying and implementing practical and measurable green building design, construction, operations and maintenance solutions. LEED is an internationally recognized mark of excellence. LEED certifi cation provides independent, third-party verifi cation that a building or interior remodel project is designed and built using strategies aimed at achieving high performance in key areas of human and environmental health: sustainable site development, water savings, energy effi ciency, materials selection, and indoor environmental quality. LEED IS AN INTERNATIONALLY RECOGNIZED MARK OF EXCELLENCE. LEED 2009 for Commercial Interiors KeyBank Rainier Tower 24/25 Project Checklist 4.3.5 5 6 Sustainable Sites Possible Points: 2 6 Indoor Environmental Quality Possible Points: 7 Y? N Y? N 4 Credit Site Selection to 5 Y Prereq Minimum IAQ Performance 6 Credit 2 Development Density and Community Connectivity 6 Y Prereq 2 Environmental Tobacco Smoke (ETS) Control 6 Credit 3. Alternative Transportation Public Transportation Access 6 Credit Outdoor Air Delivery Monitoring 2 Credit 3.2 Alternative Transportation Bicycle Storage and Changing Rooms 2 Credit 2 Increased Ventilation 2 Credit 3.3 Alternative Transportation Parking Availability 2 Credit 3. Construction IAQ Management Plan During Construction Credit 3.2 Construction IAQ Management Plan Before Occupancy Water Efficiency Possible Points: Credit 4. Low-Emitting Materials Adhesives and Sealants Credit 4.2 Low-Emitting Materials Paints and Coatings Y Prereq Water Use Reduction 20% Reduction Credit 4.3 Low-Emitting Materials Flooring Systems Credit Water Use Reduction 6 to Credit 4.4 Low-Emitting Materials Composite Wood and Agrifiber Products Credit 4.5 Low-Emitting Materials Systems Furniture and Seating 4 23 Energy and Atmosphere Possible Points: 37 Credit 5 Indoor Chemical & Pollutant Source Control Credit 6. Controllability of Systems Lighting Y Prereq Fundamental Commissioning of Building Energy Systems Credit 6.2 Controllability of Systems Thermal Comfort Y Prereq 2 Minimum Energy Performance Credit 7. Thermal Comfort Design Y Prereq 3 Fundamental Refrigerant Management Credit 7.2 Thermal Comfort Verification 4 Credit. Optimize Energy Performance Lighting Power to 5 2 Credit 8. Daylight and Views Daylight to 2 2 Credit.2 Optimize Energy Performance Lighting Controls to 3 Credit 8.2 Daylight and Views Views for Seated Spaces 0 Credit.3 Optimize Energy Performance HVAC 5 to 0 4 Credit.4 Optimize Energy Performance Equipment and Appliances to 4 6 Innovation and Design Process Possible Points: 6 5 Credit 2 Enhanced Commissioning 5 5 Credit 3 Measurement and Verification 2 to 5 Credit. Innovation in Design: SSc2 Development Density 5 Credit 4 Green Power 5 Credit.2 Innovation in Design: SSc3. Public Transp Access Credit.3 Innovation in Design: Low Mercury Lighting 5 8 Materials and Resources Possible Points: 4 Credit.4 Innovation in Design:00% Energy Star Equipment Credit.5 Innovation in Design: Green Bldg Education or Alternate Y Prereq Storage and Collection of Recyclables Credit 2 LEED Accredited Professional Credit. Tenant Space Long-Term Commitment 2 Credit.2 Building Reuse to 2 2 2 Regional Priority Credits Possible Points: 4 2 Credit 2 Construction Waste Management to 2 2 Credit 3. Materials Reuse to 2 Credit. Regional Priority: EAc.2 Occupancy Sensors 75% LPD Credit 3.2 Materials Reuse Furniture and Furnishings Credit.2 Regional Priority: SSc3.2 Bicycle Storage/Showers Credit 4 Recycled Content to 2 Credit.3 Regional Priority: SSc3.3 Parking Availability 2 Credit 5 Regional Materials to 2 Credit.4 Regional Priority: Daylight Sensors for 50% LPD Credit 6 Rapidly Renewable Materials Credit 7 Certified Wood 64 45 Total Possible Points: 0 Certified 40 to 49 points Silver 50 to 59 points Gold 60 to 79 points Platinum 80 to 0 KEYBANK PRIVATE BANKING AT RAINIER TOWER LEED SCORECARD: POINTS TARGETED 5 Points - Sustainable Sites Points - Water Effi ciency 4 Points - Energy & Atmosphere 5-6 Points - Materials & Resources Points - Indoor Environmental Quality 6 Points - Innovation & Design 2 Points - Regional Priority 64 POINTS TOTAL (Gold certifi cation = 60 to 79 Points)
SUSTAINABLE SITES Building context: Offi ce remodel within an existing high-rise offi ce building. SITE SELECTION- DEVELOPMENT DENSITY Located within the Rainier Tower in Downtown Seattle, an existing high rise mix-use offi ce building with retail on the street level, the site is located in a dense part of Seattle offering many amenities including residential, work shopping and cultural opportunities and easy connectivity via bus, light rail and a growing bicycle lane network. It is also adjacent to public roof decks, parks and plazas such as West Lake Plaza, Harbor Steps and Freeway park. which provide access to light, air and outdoor recreation within the urban fabric. In addition, all of the parking is under ground and includes ample parking for bicycles. ALTERNATIVE TRANSPORTATION- PUBLIC TRANSPORTATION ACCESS Seattle has an extensive local and regional bus network, and the site is located within one block of three different major bus stops, each serving between four and fi fteen routes. In addition, the site is two blocks from the transit tunnel which is served by multiple bus routes and the Link-Light rail and four blocks to the South Lake Union Trolley which serves the increasingly dense residential and business oriented neighborhood of South Lake Union. All routes offer multiple stops an hour and serve both Seattle neighborhoods and regional bedroom communties, including the airport,and the ferry terminal connecting to communities across Puget Sound. All buses,and light rail have access for bicycles and encourage users to take advantage of the growing bicycle lane network to increase the effi ciency and options of their commute. ALTERNATIVE TRANSPORTATION - BICYCLE PARKING AND CHANGING ROOMS The Rainier Tower currently has a secure bike cage in the garage with lockers and spots for 50+ bikes. In addition there are two locker rooms with lockers and 3+ showers each and an on-site private gym with memberships starting at $35/ month. 2 MILLION ACRES OF OPEN FARMLAND IS DISAPPEARING EACH YEAR IN THE U.S. DUE TO BUILDING DEVELOPMENT, AN AREA 2X THE SIZE OF RHODE ISLAND.
WATER EFFICIENCY WATER USE REDUCTION The KeyBank suite at the Rainier Tower uses low-fl ow faucets and low-fl ush urinals and toilets, high effi ciency appliances and point of use water heaters to reduce potable water use by 40.23% or 72,770 gallons annually. Even though the Northwest is known for its rain, it increasingly depends on snowpack for its water and in recent years with climate change that snowpack has been less reliable. With continuing trends towards increased population growth within the Seattle Metro area, conservation of water is becoming an essential part of daily life. IN THE UNITED STATES ALONE, BUILDINGS ACCOUNT FOR 4% OF POTABLE WATER CONSUMPTION. -USGBC THE KEYBANK AT RAINIER TOWER REDUCES WATER USE BY 72,770 GALLONS A YEAR (40.23%).
ENERGY & ATMOSPHERE Reducing greenhouse gas emissions & energy conservation OPTIMIZE ENERGY Offi ces are energy intensive spaces, drawing a lot of power for lighting, computers, copiers and other equipment in addition to the loads required for heating and cooling and break room appliances. Improving thermal effi ciency of the envelope was not an option as the project occupies two fl oors of an existing high-rise offi ce tower, so the team focused on the following attainable energy conservation options: Optimization of the lighting layout to provide adequate lighting levels without excessive lighting Mechanical/Plumbing Systems: Service water heating was reduced through a 99% energy effi cient point of use electric water heating equipment and low-fl ow faucets. COMMISSIONING Both Fundatmental and Enhanced commisioning were performed as part of the deisgn and construction process. Major systems and controls were thoroughly tested and corrected as required to ensure the building was functioning at optimal performance as the design intended. Occupancy sensors are used in all open and private offi ces to maximize lighting effi ciency. Private offi ces have two switches to provide maximum fl exibility of overhead lighting. IN THE UNITED STATES ALONE, BUILDINGS ACCOUNT FOR 72% OF ELECTRICITY CONSUMPTION. - USGBC Lighting power density (LPD) was reduced by placing open offi ce areas, conference rooms and public gathering spaces where the majority of people would be most of time at the perimeter GREEN POWER KeyBank purchased Green-E Certifi ed Renewable Energy Credits for 50% of the offi ce suite s power for this facility. near windows to take advantage of daylighting and views. Private offi ces, storage and work rooms are placed near the core. All lamps are either fl uorescent or LED and Occupancy sensors are used throughout the facility Point of use hot water unit under the rest room and pantry sinks reduce energy required for hot water, and wait time for water consumption. Open offi ce areas take advantage of daylight and views by locating those areas near perimeter windows, and utilizing task lighting for fl exibility in lighting conditions. reducing the interior lighting power by 3.26% or 0,907 watts per year.
ENERGY & ATMOSPHERE Photovoltaic cells being installed on a roof in Seattle, WA Wind Turbines in Eastern Washignton
MATERIALS & RESOURCES: Implementing positive resource practices & addressing waste concerns RECYCLING To encourage recycling within the offi ce, each work room (6 total ) as well as one pantry per fl oor has bins for recycling. Within each bin is a cabinet for recycling or trash. One cabinet houses recycling for paper, one for REGIONAL MATERIALS The intent of using products whose contents are harvested and manufactured within a 500-mile radius of the project is twofold: support the local economy by using products that are extracted and of endangered or old growth timber. The team set a goal of using FSC-Certifi ed wood products for a minimum 50% of the purchase of all new wood products. 50% of the new wood used in the project was FSC certifi ed.. IN THE UNITED STATES ALONE, BUILDINGS ACCOUNT FOR 40% OF RAW MATERIALS USE AND 30% OF WASTE OUTPUT. -USGBC other recyclables (plastic, cans, glass etc.) manufactured locally, and reduce greenhouse and the third is for trash. Containers are gas emissions in the transport of materials. generally 35.5 gallon square rigid liners by 00% of the casework for this project was Rubbermaid. In addition, each work station manufactured locally as part of a total of and private offi ce has a paper recycling bin. almost % manufactured regionally. RECYCLED CONTENT Giving preference to products with recycled content (both post consumer and pre consumer) reduces the impact of resource depletion on virgin materials. The KeyBank at Rainier Tower was able to achieve a recycled content of over 2% with some CERTIFIED WOOD Irresponsible forest practices have negative environmental impacts including forest destruction, loss of wildlife habitat, soil erosion, stream sedimentation, water and air pollution, and waste generation. By promoting the purchase of wood products from 50% OF OUR LANDFILLS ARE FILLED WITH CONSTRUCTION WASTE - 36 MILLION TONS ANNUALLY. -USGBC materials, such as casework furniture and environmentally-responsible forests certifi ed other materials contributing to this total. by the Forest Stewardship Council (FSC), the team is reducing these impacts while also preventing resource depletion and the harvest
KEYBANK-RAINIER TOWER 24 & 25 GREEN BUILDING EDUCATION REGIONAL MATERIALS We have found that this category is particularly challenging due to the fact that one of the largest cost categories in the project is furniture and so much of the furniture, carpeting and other fi nishes are manufactured in the Midwest, south and east coast states. In spite of this challenge, we were still able to achieve almost 0% regional materials almost exclusively through locally supplied casework. OUR PROJECT GIVES PREFERENCE TO PRODUCTS WITH BOTH PRECONSUMER AND POSTCONSUMER RECYCLED CONTENT. KeyBank at Rainier Tower uses products manufactured locally wherever possible, supporting the local economy and reducing greenhouse gas emissions from the transport of materials.
INDOOR ENVIRONMENTAL QUALITY: Commitment to occupant comfort & well-being MINIMUM IAQ / INCREASED VENTILATION Meeting the minimum requirement for indoor air quality performance improves occupancy comfort and productivity compared with buildings with poor IAQ performance. Under-ventilated buildings can be stuffy, odorous, uncomfortable, and/ or unhealthy for occupants. In the case KeyBank at Rainier Tower the system uses 00% outside air with no critical zones. It fully exceeds sections 4 through 7 of ASHRAE Standard 62.-2007, by providing 30% more fresh air than the standard. ENVIRONMENTAL TOBACCO SMOKE CONTROL The Rainier Tower is a non-smoking facility. In addition, Washington State law prohibits smoking within 25 feet of a building entrance or exit, operable windows and building air intakes. INDOOR CHEMICAL POLLUTANT SOURCE CONTROL Several measures have been designed and installed in the building at Rainier TowerCenter to reduce occupant exposure to pollutants and particulates. A walk-off mat has been provided in the main entrance to trap and collect debris from occupants entering the building. The janitor s closet is designed and separately exhausted to prevent volatile organic compounds (VOC) from escaping. Storage and mixing of cleaning products will only occur in this location. MERV 3 fi ltration media for the AHU s has been installed before occupancy. INDOOR IAQ MANAGEMENT PLAN, DURING CONSTRUCTION Good construction practices entail a clean construction site that reduces exposure to harmful chemicals and VOC s, improves air quality by protecting ducts and HVAC systems from dust and particulates, and protects new materials from water damage and potential for mold and mildew. The construction team implemented a daily checklist to ensure these requirements were met throughout the construction phase. THERMAL COMFORT DESIGN Thermal comfort of occupants ultimately affects their productivity and well-being in the space. The existing mechanical ventilation systems were balanced and optimized to maintain the thermal comfort of the offi ce occupants by addressing environmental conditions (air temperature, radiant temperature, humidity, and air speed) and personal factors (metabolic rate, clothing, and preference) to develop a strategy that meets the ASHRAE Standard 55 for thermal comfort and their specifi c conditions. LOW-EMITTING MATERIALS The team pursued all fi ve credits for lowemitting materials to continue to mitigate occupant exposure to dangerous off-gassing of VOC s. This specifi cally addresses products in the following categories: adhesives and sealants; paints and coatings; fl ooring systems and composite wood and agrifi ber products and systems furniture and seating. All products for these AMERICANS SPEND AN AVERAGE OF 90% OF THEIR TIME INDOORS, SO THE QUALITY OF THE INDOOR ENVIRONMENT IS VITAL. four categories were carefully specifi ed to not exceed their designated thresholds of VOCs and/or contain no added urea formaldehyde, particularly for the fl ooring systems and wood products. The contractor team adhered to the architectural specifi cations and validated that these products met the LEED criteria and various industry standards for measuring VOCs.
INNOVATION & DESIGN: Innovative features and practices PUBLIC TRANSPORTATION ACCESS The KeyBank at Rainier Tower earned an Exemplary Performance point for SSc3. - Alternative Transportation- Public Transportation Access due to the location within the downtown core and it s access to light rail, streetcar and multiple bus routes within a few blocks of the offi ce. This provides employees and clients with the ability to travel to and from the offi ce, as well as around Seattle and adjacent suburbs using public transportation. DEVELOPMENT DENSITY- EXEMPLARY PERFORMANCE This innovation is an exemplary performance achieved through site selection of an offi ce space within a dense urban core. The location within downtown Seattle is OPTIMIZE ENERGY PERFORMANCE- ENERGY STAR EQUIPMENT EAc.4- KeyBank policy is to use energy star rated equipment and appliances for all new equipment installed and that was achieved on this project. LOW MERCURY LIGHTING The lighting design for the KeyBank at Rainier Tower uses energy effi cient fi xtures and lamps with low mercury content and LED lighting. The team followed CIR 5500 to achieve a target average of less than 80 picograms or less of mercury for all lighting installed. The actual amount installed in the project 36.86 picograms of mercury per lumen hour of lighting (during peak performance), which is well below the targeted amount. and effort to educate others about the energy conservation and environmental measures incorporated into this facility. KeyBank will also devote a section of their website to educate both present and future customers/occupants, the community, and the general public about the green building attributes of the KeyBank Rainier Tower offi ce in Seattle, WA in hopes of encouraging others to do the same. THIS CATEGORY REWARDS PROJECTS FOR INNOVATIVE BUILDING FEATURES AND SUSTAINABLE BUILDING PRACTICES AND/OR EXEMPLARY PERFORMANCE ON LEED CREDITS. adjacent to a host of services including multiple transit options, bike infrastructure, restaurants, shops, offi ces, residential, arts and cultural opportunities. GREEN BUILDING EDUCATION This case study is a demonstration of the KeyBank s commitment to green building
KEYBANK-RAINIER TOWER 24 & 25 GREEN BUILDING EDUCATION THE LIGHTING DESIGN INCORPORATES BOTH LED LIGHTING AND LOW MERCURY LAMPS WITH A REDUCED MERCURY CONTENT OF LESS THAN 36 PICOGRAMS OF MERCURY PER LUMEN HOUR, FAR LESS THAN THE 80 PICOGRAMS REQUIRED TO MEET THIS CREDIT. To reduce hazardous materials in the workplace, KeyBank at Rainier Tower has committed to continue to purchase low mercury replacement lamps for the entire offi ce suite.
KEYBANK-RAINIER TOWER- 24 & 25 GREEN BUILDING EDUCATION KEYBANK AT RAINIER TOWER SEATTLE, WA Green Building Education: Case Study KEYBANK - PRIVATE BANKING Owner & Developer Cleveland, Ohio HARGIS Mechanical, Electrical Plumbing Engineers Seattle, WA FACILITIES MANAGEMENT SOLUTIONS Commissioning Agent TURNER CONSTRUCTION CO. Seattle, WA CALLISON ARCHITECTS, LLC Architect & LEED Administration Seattle, Washington