High Performing Buildings - Fall 2013 - (Page 15)

BuiLding EnvELopE Roof Type ballasted EPDM Overall R-value 16 (estimated) Reflectivity 0.2 – 0.3 (estimated) Walls Type Brick Windows R-value (Pane Only) 9.1 Location Latitude 39° 44’ Orientation Northwest/southeast daylight, reducing shadows and glare, while their honeycomb molding provides a sound barrier. Carbon dioxide levels are monitored by CO2 sensors linked to the HVAC system. If levels rise beyond the limit, the system automatically adds more fresh air to the mix. Sustainable Sites The Center is located close to bus and light-rail mass transit facilities, and an electronic kiosk in the lobby displays transit routes and schedules. Bike racks and showers in the building encourage commuting by bicycle. The Alliance Center also dedicates one parking spot to a car-sharing option provided by one of its tenants. This car is available for tenants to use for meetings and errands to minimize the number of car commuters. Above The building is open to the public during business hours for self-guided tours, which provide information about green building and sustainability issues. The public is also welcome to work in shared areas throughout the building. Educational Features The Alliance’s mission includes using the Center as a tool to introduce various audiences to its sustainable features and to the potential for high performance in existing buildings. Several hundred students, policymakers, building professionals and interested citizens tour the Center each year. A touch screen and extensive digital and passive signage throughout the building enables self-guided tours. The Alliance hosts special Below The building’s close proximity to the state Capitol is a big asset. In a typical year, over 40 sustainability-related bills successfully pass into law as the direct result of Alliance Center tenants working together. events and monthly “dine-a-logues” that bring interested people together for talks and conversations on sustainability-related topics. These events also serve to introduce attendees to the building. BEnEFitS oF REtRocommiSSioning Like all complex systems, buildings need periodic assessment and adjustment to function at optimal efficiency. The Alliance hired a commissioning firm in late 2010 to check up on the performance of the Center’s various systems, including the HVAC equipment, the domestic hot water system and the lighting and daylighting controls. A number of things were amiss. For example, the HVAC system’s economizer was not set up properly. Several of the building’s air terminal units were not working because of faulty controls. One of the exhaust fans ran all of the time and the other wasn’t working at all. The electric water heater leaked. Thermostats were mounted on window frames rather than interior walls, which caused them to misread interior temperatures. On the fifth floor, where the electric light output is modulated by sensors that detect how much daylight is entering the space, several of the sensors were malfunctioning. Fa l l 2 0 1 3 The commissioning firm also conducted a survey of the building’s tenants, which exposed further problems. Some areas were too cold, others too warm. (The excessive warmth occurred in winter and summer, pointing to different reasons.) Several tenants found the building to be noisy on occasion, mainly because of sound transmission through walls and floors. Over half complained of unpleasant odors, probably attributable to the inoperative exhaust fan. A variety of complaints pertained to light levels in specific areas. The Alliance has added sound insulation in problem areas throughout the building and will address temperature control issues through controls and HVAC upgrades in its impending renovation. Unhappy tenants raise churn rates. The retrocommissioning uncovered several areas that, once addressed, helped saved energy and money by reducing resource waste and tenant turnover. HigH PerForming Buildings 15

Table of Contents for the Digital Edition of High Performing Buildings - Fall 2013

High Performing Buildings - Fall 2013
Commentary
Contents
Alliance Center
Malaysia Energy Commission HQ (Diamond Building)
IAQ in HPB Case Studies
EcoCommercial Building, Noida
25 York Street
Technology
Advertisers Index

High Performing Buildings - Fall 2013