BlueCross BlueShield of Tennessee Gateway Building Sustainable Case Study

Transcription

1 Overview Location: 401 W. ML King Blvd. Chattanooga, TN Building type(s): Office Building Major Renovation: 180,000 SF Project scope: 4-story building Completion date: 2011 Rating: U.S. Green Building Council LEED-NC Gold Certification Project Team: Owner Blue Cross Blue Shields of Tennessee Project Manager Jones Lang LaSalle Contractor The Strauss Company Architect Artech Design Group Engineer Advanced Energy Engineering & Design Blue Cross Blue Shields of Tennessee (BCBST) is the largest health benefit plan company in the state of Tennessee, headquartered in Chattanooga with 5,300 employees and more than 3.2 million members. The $6.5 million Gateway project was a 180,000SF major renovation of an existing 4-story office building. The primary function of the building renovation was to reorganize multiple departments within the existing building for better efficiency while accommodating several remote departments relocating to the facility. The renovated facility includes open offices, private offices, mail processing, printing facilities maintenance/loading dock, training and sales offices. The project achieved the goal of consolidating multiple BCBST offices that were distributed throughout downtown Chattanooga collaboration and productivity is greatly enhanced by team members working together at the same location. BCBST undertook the renovation with sustainability and innovation goals in mind. In promoting sustainability and employee well being, BCBST strives to achieve the U.S. Green Building Council s LEED standards. BCBST received its official award of LEED Gold status in September, This is in addition to the LEED Gold certification that BCBST received on its headquarters buildings Cameron Hill. Environmental Aspects The project includes dedicated parking spaces for fuel-efficient vehicles as well as a hybrid shuttle service for employees to move between Gateway building, Cameron Hill and downtown Chattanooga. The hybrid shuttle is 30% more efficient than a regular shuttle and is able to negotiate the steeper roads of Cameron Hill than a regular shuttle. The project features low-flow toilets, low-flush urinals, and lavatory faucets reducing water consumption by 35% resulting in 226,000 gallons of potable water savings per year and generating substantial savings on operating expense. 4/19/2012 1

2 The project team incorporated efficient heating, ventilating, and air-conditioning equipment, along with exceptional building insulation, state-of-art controls, and lighting fixtures to reduce the project's energy demand by 35%, compared with a comparable building designed in minimal compliance with ASHRAE The project team committed to re-using 96% of existing building walls, floors and roof along with over 57% of existing interior elements. This drastically reduced the amount of construction debris that would go to the landfill. The team also selected all interior adhesives, sealants, carpets, paints, coatings for their low chemical emissions in order to enhance the indoor air quality. Owner & Occupancy Owned and occupied by BlueCross BlueShield of Tennessee Typically occupied by 350 people and 230 visitors per week Expected Building Service Life: 30 years Design & Construction The owners project manager, contractor and architect/engineering team formed an early partnership to obtain the BCBST s sustainable goals and initiatives for the project. The BSBST was very committed to sustainability and set a goal to pursue LEED certification, but did not know if we would pursue LEED EB or LEED NC major renovation. The project scope included major HVAC improvement and interior rehabilitation therefore it qualified for LEED NC. This project involved renovation of most areas of an existing four story, approximately 180,000 gross square footage building. The first two floors required replacing the existing equipment to achieve higher efficiency and better overall comfort. Rooftop equipment was installed to provide better zoning capability to capitalize on how BCBST was actually utilizing the space thus driving more energy efficiency. The design utilizes CO2 sensors in the training areas to allow for better use of outside air. Operations/Maintenance Green housekeeping and recycling programs are currently in place, and several educational tours of the building have occurred since occupancy. BCBST implemented a green cleaning program at the Gateway building one year prior to the renovation process started. They felt that this was the right thing to do for its employees and the environment. BCBST also implemented an integrated pest management program to ensure that environmentally friendly chemicals are used in and around the building. These two programs have enhanced the indoor air quality of the building. Sustainable Site & Community The Gateway building sits on over 11 acres and has a building footprint of 2.5 acres. Site considerations were careful planned out and incorporated in conjunction with the building renovation. To encourage the use of alternative methods of transportation, the BCBST s existing parking lot did not add any additional parking spaces during renovation. It also includes 30 dedicated parking spaces for fuel-efficient vehicles. BCBST went even further and provides a hybrid shuttle service for its employees to travel between the headquarters, Gateway Building and downtown Chattanooga. BCBST is committed to sustainability and willing to go above and beyond to achieve their sustainability goals and increase their employee s experience. BCBST again showed their commitment to the environment and planted 166 trees above and beyond what the City of 4/19/2012 2

3 Chattanooga required (see site plan below for added tree locations). It is important to note that these trees were not required to be planted, it was a decision made by BCBST to improve the project s natural feel and set an example for sustainability throughout the organization. After the initial project was complete, BCBST made a decision to add additional environmental features to control storm water runoff. The project was able to reduce post-development runoff by more than 50% from pre-development runoff levels. Features implemented to accomplish this reduction included installing six bio-retention, grassy swales disconnected from impervious areas, and re-vegetation. Site lighting was retrofitting from 200-watt conventional light fixtures to 120-watt induction light fixtures saving 80 watts per fixture. Induction lighting generates light by means of induction - the transmission of energy by way of a magnetic field - combined with a gas discharge. Unlike, a standard light fixture that erodes over time because they use electrodes; induction lights are electrode free and has a long life. The light fixture for Gateway has a useful life of more than 80,000 hours (approximately 9 years). This drastically reduces operating cost because the frequency of lighting change out is greatly reduced. Induction lighting also provides a crisper light than conventional light fixtures resulting in a safer and well-lit environment for BCBST s employees and visitors. A local firm, Green Global Lighting, implemented this innovative product into the project. Water Conservation and Use Water conservation is the next big challenge in the sustainability arena and BCBST faced it head on. They outfitted restrooms with low flow toilets, urinals and vanity faucets with aerators. These features reduced the building's use of potable water by 35%, saving 226,000 gallons of water each year. This improvement in water 4/19/2012 3

4 efficiency has generated substantial operating savings. Energy & Atmosphere The Gateway building was designed to use 35% less energy than a comparable building designed in compliance with ASHRAE Standard New, higher efficient HVAC units were installed for better control and comfort. The mechanical system includes economizers and CO2 sensors to better utilize outside air to condition the spaces while balancing the indoor air quality resulting in more energy efficiency than the previously installed system. All interior light fixtures were retrofitted with T-8 fluorescent light bulbs. BCBST was able to decrease the light bulb wattage because the T-8 light bulbs produced a higher output level than the existing T-12 light bulbs. The project includes a 198kW roof mounted solar PV array. The array uses 846 Sharp 240-watt panels. The solar panels generate 22% of the building energy needs (by cost). By adding renewable energy to this project, BCBS reinforces its commitment to sustainability. Materials & Resources The project was also able to reuse more than 96% of walls, floors and roof. In addition, over 57% of the interior elements (drywall partitions, door/hardware, etc.) were reused. This drastically reduced the need for producing and shipping new construction material. The building includes collection areas for recycling aluminum, glass, paper, corrugated cardboard, and plastic. Of the total of 782 tons of construction debris generated, the contractor was able to divert 488 tons from going to the landfill, which equals a 62% diversion rate. The contractor provided onsite collection bins for recycling materials during the construction process. The contractor also educated construction crews on the correct disposal of waste. As new subcontractors began work on the site, they received copies of the waste management plan. Indoor Environment Quality The project team selected all interior adhesives, sealants, carpets, paints, coatings, and flooring systems products for their low emissions of volatile organic compounds (VOCs). Good indoor air quality as been shown to improve employee productivity and retention. BCBST wanted to ensure that the indoor air quality was not compromised by harmful and off-gassing products/materials. The facility is also a tobacco-free facility. Health & Wellness BCBST s commitment to sustainability extends to health & wellness by providing their employees with an exercise room and cafeteria offering a wide array of healthy food choices. For lunch, the Gateway Cafeteria offers a fresh salad bar daily; hot healthy pizza, 2 daily soup specials and a variety of vegetables. The breakfast menu includes fresh fruit, low fat muffins, hot oatmeal and grits, and a variety of hot breakfast items ranging from scrambled eggs to lean breakfast meats. Each food item is part of Sodexo s Your Health Your Way Program which offers a balance of delicious and nutritious food. Featured meals incorporate sources of lean protein and unsaturated fats, as well as whole grain carbohydrates, deep coloured, nutrient-rich fresh fruits, and fresh vegetables an approach to health and wellness that underscores BCBST s wellness and healthy lifestyle vision. 4/19/2012 4

5 Gateway Cafeteria only uses ecotainer products. ecotainer hot cups, cold cups, cold cup lids and food containers have been certified by the Biodegradable Products Institute (BPI) and meet the ASTM D6400 standard for Compostability. Made from renewable resources, sustainable wood fiber and plants, ecotainer packaging reduces your environmental impact while providing all the functionality of traditional packaging. 4/19/2012 5