Sustainable Buidling Reference Guide - Forest City

FOREST CITY ENTERPRISES
SUSTAINABLE BUILDING REFERENCE GUIDE

At Forest City, we are deeply committed to the principles of sustainable
development, as defined in the language of our core value:

We will strategically and competitively balance environmental resources, economic objectives and
social systems as we operate our business and invest in new opportunities.

We are also committed to enlisting you, our retail partners, in our effort to make our
centers as financially successful, durable, efficient and healthy as possible.

To that end, we have created the Forest city Enterprises Sustainable Building
Reference Guide. This Reference Guide provides detailed analysis of and support
for the itemized list of sustainable strategies as they appear in section one of your
Tenant Handbook.

This list is based on the United States Green Building Council’s (USGBC)
Leadership in Energy and Environmental Design (LEED) program and is our
attempt to help you wade through the plethora of information on cost-effective
solutions to the primary elements of green building. Elements which include, but are
not limited to, energy efficiency, water efficiency, indoor air quality and natural
resource conservation.

While we all still have a great deal to learn in this area, our customers and partners
are increasingly interested in understanding how sustainability practices can be
incorporated into their projects. Forest City is excited to assist you in that process
and encourages you to call upon us to further your understanding of the social and
business rationale that supports sustainable development.

The items listed in this reference guide are recommended to support Forest City’s goals
for sustainability and to support LEED for Commercial Interiors (LEED-CI)
certification on the part of the tenant, if so desired. Although the recommendations listed
therein are all inclusive for various Tenant types (Inline Small Shops, Outparcel, Jr.
Anchor, etc.), Tenants can easily select the recommendations that are practical to their
application.
January 23, 2007

Table of Contents
Chapter 1: SITE WORK Page

1 TEMPORARY/PERMANENT SEEDING, MULCHING, EARTH DIKES,
SILT FENCING, SEDIMENT TRAPS, SEDIMENT BASINS ................................... 2
2 PREFERRED PARKING FOR FUEL-EFFICIENT VEHICLES................................ 4
3 GREEN ROOF SYSTEM .................................................................................... 5
4 PERVIOUS PAVING MATERIAL ........................................................................ 7
5 STORMWATER HARVESTING, DETENTION AND RETENTION PONDS ............ 9
6 SHADE (ARCHITECTURAL DEVICES OR LANDSCAPING MEASURES SUCH
AS TREES)......................................................................................................10
7 HIGH REFLECTANCE ROOFING AND PAVING ............................................... 11
8 DOWN FACING/MODEST EXTERIOR LIGHTING ...........................................12
9 MINIMIZE TURF AREA AND CHOOSE PLANTS WITH SITE ADAPTABILITY ....13

Chapter 2: WATER SYSTEMS

10 ZONE TURF AND PLANT BED AREAS SEPARATELY FOR IRRIGATION, USING
EFFICIENT SPRINKLER HEADS WITH MOISTURE SENSORS FOR TURF AND
DRIP LINES FOR BED AREA...........................................................................15
11 USE GRAYWATER AND/OR CAPTURED STORMWATER FOR IRRIGATION
WATER SOURCE .............................................................................................16
12 LOW FLOW TOILETS, DUAL FLUSH TOILETS, COMPOSTING TOILETS AND
WATERLESS URINALS ....................................................................................17
13 LOW FLOW SHOWERHEADS ...........................................................................18
14 FAUCET OCCUPANCY SENSORS AND/OR AERATORS ....................................19

Chapter 3: ENERGY SYSTEMS

15 COMMISSION ENERGY SYSTEMS ....................................................................21
16 MAXIMIZE INSULATION VALUE .................................................................... 23
17 HIGH EFFICIENCY WINDOWS ....................................................................... 25
18 MAXIMIZE HVAC EFFICIENCY .................................................................... 26
19 MAXIMIZE HOT WATER HEATER EFFICIENCY ............................................ 28
20 AUTOMATIC OCCUPANCY SENSORS FOR LIGHTING AND LIGHTING
DIMMER SWITCHES ...................................................................................... 29
21 HIGH EFFICIENCY LIGHTING FIXTURES ...................................................... 30
22 DAYLIGHT SENSORS ..................................................................................... 32
23 TANDEM WIRING ......................................................................................... 33
24 ELIMINATE USE OF CFC-BASED REFRIGERANTS ........................................ 34
25 MAXIMIZE THE USE OF DAYLIGHTING ....................................................... 35
26 SOLAR SHADE AND DIFFUSING DEVICES...................................................... 36
27 INSTALL ON-SITE RENEWABLE ENERGY SOURCE ....................................... 37
28 MEASURE AND VERIFY BUILDING SYSTEM PERFORMANCE
POST-OCCUPANCY ........................................................................................ 38
29 PURCHASE GREEN POWER CONTRACT FROM UTILITY PROVIDER .............. 39
30 ENERGY STAR APPLIANCES..............................................................................41

Chapter 4: Building Materials Page

31 PROVIDE INFRASTRUCTURE FOR POST-OCCUPANCY RECYCLING ............... 48
32 BUILDING REUSE/RETRO FIT ..................................................................... 49
33 CONSTRUCTION WASTE RECYCLING ............................................................ 50
34 SALVAGED AND/OR REFURBISHED BUILDING MATERIALS ..........................51
35 RECYCLED CONTENT MATERIALS................................................................ 52
36 REGIONALLY EXTRACTED (HARVESTED) & MANUFACTURED
MATERIALS ................................................................................................... 53
37 RAPIDLY RENEWABLE MATERIALS ............................................................... 54
38 FOREST STEWARDSHIP COUNCIL (FSC) CERTIFIED WOOD ......................... 55
39 LOW-VOC ADHESIVES AND SEALANTS ........................................................ 56
40 LOW-EMITTING PAINTS & COATINGS .......................................................... 57
41 CARPET AND RUG INSTITUTE (CRI) GREEN LABEL PLUS CARPET AND
CRI GREEN LABEL CARPET CUSHION ......................................................... 58
42 UREA-FORMALDEHYDE FREE COMPOSITE WOOD AND AGRIFIBER
PRODUCTS .................................................................................................... 59
43 LOW EMITTING AND FORMALDEHYDE FREE INSULATION.......................... 60
44 LOW EMITTING SYSTEMS FURNITURE AND SEATING ...................................61

Chapter 5: HVAC SYSTEMS

45 MECHANICAL (ACTIVE) VENTILATION ........................................................ 63
46 NATURAL (PASSIVE) VENTILATION .............................................................. 64
47 NO SMOKING POLICY ................................................................................... 66
48 INSTALL CO2 SENSORS IN CONJUNCTION WITH OUTDOOR AIR
DELIVERY SYSTEM ........................................................................................ 67
49 PROTECT ALL HVAC EQUIPMENT FROM DUST AND OTHER
PARTICULATE MATTER DURING CONSTRUCTION........................................ 68
50 DURING CONSTRUCTION, PROTECT ALL ABSORPTIVE MATERIAL FROM
MOISTURE .................................................................................................... 69
51 ISOLATE CONSTRUCTION AREAS .................................................................. 70
52 POST-CONSTRUCTION BUILDING FLUSH OUT ..............................................71
53 ISOLATE AND VENT AREAS OF HAZARDOUS CHEMICAL USE ...................... 72
54 INSTALL WALK OFF GRATES AT ALL EXTERIOR ENTRANCES TO
BUILDING ..................................................................................................... 73
55 INDIVIDUAL THERMAL CONTROLS IN CONJUNCTION WITH INDIVIDUAL
DIFFUSERS .................................................................................................... 74

Chapter 1: SITE WORK

# Sustainable Building Strategy

1 TEMPORARY/PERMANENT SEEDING, MULCHING, EARTH DIKES, SILT FENCING,
SEDIMENT TRAPS, SEDIMENT BASINS
2 PREFERRED PARKING FOR FUEL-EFFICIENT VEHICLES
3 GREEN ROOF SYSTEM
4 PERVIOUS PAVING MATERIAL
5 STORMWATER HARVESTING, DETENTION AND RETENTION PONDS
6 SHADE (ARCHITECTURAL DEVICES OR LANDSCAPING MEASURES SUCH AS TREES)
7 HIGH REFLECTANCE ROOFING AND PAVING
8 DOWN FACING / MODEST EXTERIOR LIGHTING
9 MINIMIZE TURF AREA AND CHOOSE PLANTS WITH SITE ADAPTABILITY

Sustainable Building Reference Guide 1

#1 TEMPORARY/PERMANENT SEEDING, MULCHING, EARTH DIKES,
SILT FENCING, SEDIMENT TRAPS, SEDIMENT BASINS

Sustainable Building Strategy
Create and implement an Erosion and Sedimentation Control (ESC) Plan for all construction activities
associated with the project to prevent loss of soil during construction by stormwater runoff and/or wind
erosion. The ESC Plan should include the following measures as deemed necessary.

Stabilization

Temporary Seeding Plant fast growing grasses to temporarily stabilize soil
Permanent Seeding Plant grass, trees and shrubs to permanently stabilize soil
Mulching Place hay, grass, woodchips, straw, or gravel on the soil surface to cover
and hold solids

Structural Control

Earth Dike Construct a mound of stabilized soil to divert surface runoff volumes from
distributed areas or into sediment basins or sediment traps
Silt Fence Construct posts with a filter fabric media to remove sediment from
stormwater volumes flowing through the fence
Sediment Trap Excavate a pond area or construct earthen embankments to allow for
settling of sediment from stormwater volumes
Sediment Basin Construct a pond with a controlled water release structure to allow for
settling of sediment from stormwater volumes

Silt Fencing Temporary/Permanent Seeding Sediment Basin

Environmental Benefit
Sedimentation and erosion control will prevent the loss of topsoil, which greatly reduces the soil’s ability to
support plant life, regulate water flow, and maintain the biodiversity of soil microbes and insects that control
disease and pest outbreaks. Loss of nutrients, soil compaction and decreased biodiversity of soil inhabitants
can severely limit the vitality of landscaping. This can lead to additional site management and environmental
concerns, such as increased need for fertilizers, irrigation and pesticides, as well as increased stormwater
runoff that heightens the pollution of nearby lakes and streams.

Cost-Benefit
Erosion and sedimentation control measures are required by code in most areas to minimize difficult and
expensive mitigation measures in receiving waters, and in these cases adds no first cost to the budget. The
cost for implementation in terms of installation and performance inspection will vary depending on the type,
location, topography, and soil conditions of the project.


Approach and Implementation
Typically, the civil engineer identifies erosion-prone areas and soil stabilization measures. The contractor
then adopts a plan to implement the measures presented by the civil engineer and responds to rain events and
other activities accordingly. The result of this coordination is the Erosion and Sediment Control (ESC) Plan.
The ESC Plan is most effective when incorporated into the construction drawings and specifications with
clear instructions regarding responsibilities.

Strategies and Technologies
Create the ESC Plan during the design phase of the project. The technologies available are in two forms:
stabilization and structural control. See specific actions for each technology above.

Resources and Product Options
The Construction General Permit (CGP) outlines the provisions necessary to comply with Phase I and Phase
II of the National Pollutant Discharge Elimination System (NPDES) program and offers a comprehensive
approach to construction pollution prevention. http://cfpub.epa.gov/npdes/stormwater/cgp.cfm


#2 PREFERRED PARKING FOR FUEL-EFFICIENT VEHICLES
Provide preferred parking for low-emitting and fuel-efficient vehicles by designating prime parking spaces
with regulatory signage, such as “Hybrid Vehicle Parking Only”.

Hybrid vehicle Hybrid Signage

Alternative fuel and alternative technology vehicles offer the possibility of reducing air pollutants from
vehicular travel as well as the environmental effects of producing gasoline. Motor gasoline is estimated to
account for 60 percent of all carbon dioxide (a major greenhouse gas) emitted in the United States in the last
20 years.

Cost-Benefit
There is a minor premium for the purchase and installation of the required signage that would otherwise not
be purchased. There are no immediate or long-term paybacks to the landlord for offering this service to the
owner’s of low-emitting and fuel-efficient vehicles, though there may be some marketing or public relations
benefits.

The designation of parking spaces for low-emitting and fuel-efficient vehicles can be done at many stages of
the building process, from the design phase to post-occupancy, as it does not require any change to the site
plan nor should it increase the parking capacity. For LEED, the number of spaces to assign for the use of
low-emitting and fuel-efficient vehicles should be equal to 5 percent of total parking capacity, and should be
preferred in relation to main building entrances.


#3 GREEN ROOF SYSTEM

Install a vegetated roof system on either the total or a partial area of the building’s roof surface.

Intensive green roof system Extensive green roof system
Ecological and economic benefits include the recovery or introduction of green space, moderation of the
urban heat island effect, improved stormwater management, water and air purification, and a reduction in
energy consumption. The mitigation of stormwater runoff is considered by many to be the primary benefit
because of the prevalence of impervious surfaces in urban areas and the potential to reduce the size / cost of
other (traditional) stormwater infrastructure. The rapid runoff from roof surfaces can result in flooding and
increased erosion. The larger volume of runoff also results in a greater quantity of water that must be treated
before it is potable. A major benefit of green roofs is their ability to absorb stormwater and release it slowly
over a period of several hours, meanwhile serving a stormwater quality treatment. Green roof systems have
been shown to retain 60-100 percent of the stormwater they receive. In addition, green roofs have a longer
life-span than standard roofs because they are protected from ultraviolet radiation and the extreme
fluctuations in temperature that cause roof membranes to deteriorate.

Cost-Benefit
While the installation of a green roof system is always an additional project expense when compared to a
baseline model, there are several long-term financial savings that can be realized. Cost savings can be
achieved from increased stormwater retention, attenuation of peak flows and urban flooding, through the re-
establishment of predevelopment hydrology, and a decreased need to expand or rebuild separate storm sewer
system infrastructure due to a decrease in total hydraulic loads.

Urban projects in particular should consider the implementation of a vegetated roof system. Select native or
adapted, non-invasive species, and ensure that the roof structure is designed to support the added weight of
the vegetated layer (added weight will vary on vegetated roof system). Research the species that are likely to
utilize this space (primarily birds and insects) and select plants that will help support these species by
providing food, forage or nesting areas.

Modern green roofs can be categorized as ‘intensive’ or ‘extensive’ systems depending on the plant material
and planned usage for the roof area. Intensive green roofs use a wide variety of plant species that may include
trees and shrubs. They require deeper substrate layers, are generally limited to flat roofs, require ‘intense’
maintenance, and are often park-like areas accessible to the general public. They also require additional load
bearing capacity of the roof structure. In contrast, extensive roofs are limited to herbs, grasses, mosses, and
drought tolerant succulents such as Sedum. They can be sustained in a substrate layer as shallow as 2.0 cm
(1.5 in), require minimal maintenance, and are generally not accessible to the public. They usually do not
require any additional load bearing capacity of the roof structure.

Green roof system manufacturers:
GreenGrid Systems www.greengridroofs.com
Xero Flor America, LLC www.xeroflora.com
Elevated Landscape Technologies www.eltgreenroofs.com
The following is a green roof industry resource portal offering basic information, product and service
directory, and research links: www.greenroofs.com


#4 PERVIOUS PAVING MATERIAL

Install a pervious paving system such as pavers or porous concrete for paved site surfaces such as pedestrian
and vehicular traffic as well as parking areas.

Pervious Concrete Pavers
Pervious paving systems reduce the amount of untreated runoff discharged into storm sewers, directly
recharge groundwater to maintain aquifer levels, channel more water to tree roots and landscaping, so there is
less need for irrigation, mitigate pollutants that can contaminate watersheds and harm sensitive ecosystems,
and eliminate hydrocarbon pollution from asphalt pavements and sealers. In addition, pervious paving
systems can aid in reducing the urban heat-island effect. Because they have an open-cell structure, pervious
surfaces don’t absorb and store heat and then radiate it back into the environment like a typical asphalt
surface. The open void structure also allows cooler earth temperatures from below to cool the pavement.
Increased safety for drivers and pedestrians is addressed due to the fact that pervious surfaces absorb water
rather than allowing it to puddle, thus reducing the chance of hydroplaning and tire spray.

Cost-Benefit
Reduction in heat islands lowers the cost of cooling and HVAC equipment needs, which offers significant
savings over the lifetime of a building. Pervious paving systems cost slightly more upfront, and may have
increased maintenance over traditional concrete due to maintaining the porosity of the system. Because
pervious paving systems allow stormwater to percolate through, smaller stormwater collection and treatment
systems can accommodate the site and lessen the burden on municipalities for maintenance and repair,
resulting in a more affordable and stable tax base.

While pervious paving systems can be used anywhere conventional concrete is used, pavers should be limited
to pedestrian traffic and minimal vehicular traffic. The use of pervious paving systems will not alter the
desired paving design.

Essentially, pervious concrete is a structural concrete pavement with a large volume (15 to 35 percent) of
interconnected voids. Like conventional concrete, it’s made from a mixture of cement, coarse aggregates and
water. However, it contains little or no sand, which results in a porous open-cell structure that water passes
through readily. It’s possible to achieve pervious concrete compressive strengths of 3,000 to 4,000 pounds
per square inch (psi) and flexural strengths of 500 to 600 psi, which are on par with conventional concrete.
Pervious concrete that is partially saturated should have sufficient voids to accommodate the expansion
caused by freezing of water. Structural damage could occur, however, if the pavement becomes fully saturated
or the ability of the concrete to drain water is compromised due to clogging of the void structure.


Pervious paving system manufacturers:
EcoGrid Porous pavers by Hanover Architectural Products
www.hanoverpavers.com
InfiltraStone by Pavestone Corporation www.pavestone.com
Stoneycrete by Stoney Creek Materials www.stoneycreekmaterials.com


#5 STORMWATER HARVESTING, DETENTION AND RETENTION PONDS

Manage stormwater runoff by creating bioswales or retention ponds on site. Another effective stormwater
management system is to capture and store rainwater in cisterns for later use in non-potable water systems
such as irrigation, fire suppression, toilet and urinal flushing, and custodial uses.

Stormwater cistern Detention pond

As areas are constructed and urbanized, surface permeability is reduced, resulting in increased stormwater
runoff volumes that are transported via urban infrastructure (e.g., gutters, pipes and sewers) to receiving
waters. Stormwater management techniques such as rainwater harvesting, bioswales and retention ponds
reduce the negative effects of sedimentation and transport of contaminants through the infrastructure and
into local water bodies, as well as recharge natural aquifers.

Cost-Benefit
If natural drainage systems are designed and implemented at the beginning of site planning, they can be
integrated economically into the overall development. Water detention and retention features require cost for
design, installation and maintenance. However, these features can also add significant value as site amenities
if planned early in the design. Smaller stormwater collection and treatment systems lessen the burden on
municipalities for maintenance and repair, resulting in a more affordable and stable tax base.

If applying rainwater harvesting, there are several options for storage and reuse techniques, which range from
small-scale systems (e.g., rain barrels) to underground cisterns that may hold large volumes of water. A
rainwater harvesting plan should consider the following things: anticipated rain fall, water need for the
intended use, water release method, drainage area, conveyance system, pretreatment, and pressurization. A
retention pond is designed to hold a specific amount of water indefinitely. Usually the pond is designed to
have drainage leading to another location when the water level gets above the pond capacity, but still
maintains a certain capacity.
A detention pond holds excess water when it needs to and dries up when the water has percolated away from
the site at a slower pace. Both are permanent features on the site.

Design the project site to maintain natural stormwater flows by promoting infiltration. Retention ponds and
bioswales are both effective methods of minimizing impervious surfaces, while specifying a rainwater
harvesting system creates an alternate water source to potable municipal water for non-potable uses.

Stormwater Best Management Practice Design Guide, EPA/600/R-04/121A
http://www.epa.gov/ord/NRMRL/pubs/600r04121/600r04121.htm


#6 SHADE (ARCHITECTURAL DEVICES OR LANDSCAPING MEASURES
SUCH AS TREES)
Provide shade for site hardscapes such as roads, sidewalks, courtyards, and parking lots in the form of
landscaping and trees and/or architectural shading devices.

Architectural shading device Tree shade as part of landscaping plan

Vegetation cools the area surrounding it via shade and evapotranspiration. Heat islands can be mitigated
through the application of shading and the use of materials that reflect the sun’s heat instead of absorbing it.

Cost-Benefit
Appropriate shading as a result from the landscaping design can be applied at no additional cost if integrated
into the plan at an early stage. The benefit of shade providing vegetation not only lowers the cost of cooling
and HVAC equipment needs, offering a significant savings over the lifetime of a building, it also creates an
enjoyable outdoor space maximizing the projects usable exterior space.

Provide shade using native or adaptive trees, large shrubs, and non-invasive vines along pedestrian walkways,
exterior gathering spaces, and parking lots. Trellises and other exterior structures can support vegetation to
shade parking lots, walkways, and plazas.

Deciduous trees allow a building to benefit from solar heat gain during the winter months. Where on-site
location tree planting is not possible, use architectural shading devices to block direct sunlight radiance in the
form of overhangs, pergolas, trellises, etc.

Heat Island Effect, US Environmental Protection Agency: Basic information about heat island effect, its
social and environmental costs, and strategies to minimize its prevalence. www.epa.gov/heatisland


#7 HIGH REFLECTANCE ROOFING AND PAVING

Install white or light grey concrete for all paved surfaces including pedestrian and vehicular traffic-ways, as
well as parking lots. Install a light colored roof finish.

High reflectance roof system High reflectance paving material

The use of light colored, reflective surfaces for parking, roofs, walkways, and other surfaces contributes to the
prevention of heat island effected created when radiation from the sun is absorbed into dark, non-reflective
surfaces and transferred back to the local climate through convection and conduction. As a result of heat
island effects, ambient temperatures in urban areas can be artificially elevated by more than 10 degrees
Fahrenheit (°F) when compared to undeveloped areas. Heat islands can be mitigated through the application
of shading and the use of materials that reflect the sun’s heat instead of absorbing it.

Cost-Benefit
Reduction in heat islands lowers the cost of cooling and HVAC equipment needs, which offers significant
savings over the lifetime of a building. Concrete with white cement may cost up to twice as much as that
made with gray cement.

Darker paving and roofing materials, such as asphalt, generally exhibit low reflectance and consequently low
solar reflectance index (SRI) values. Grey or white concrete has a higher reflectance and a higher SRI value.

High reflectance surfaces minimize the absorption of summer heat, thereby reducing air conditioning costs.
High reflectance roofs, sometimes called cool roofs, typically are white and are made of either metal, single
ply membrane, or elastomeric coating (or other type of coating) over a conventional roof. Simply increasing
the reflectivity of a roof surface can decrease average daily air conditioning electricity use from 13 to 16
percent. High reflectance roofs lower energy use by:

Lowering the absorption of solar energy;
Reducing surface temperatures; and
Decreasing heat transfer into a building.

Cool Roof Rating Council: A non-profit organization dedicated to providing energy performance ratings for
roof surfaces including product durability. www.coolroofs.org

American Concrete Pavement Association: See report issued June 2002, “Albedo: A Measure of Pavement
Surface Reflectance” http://www.pavement.com/Downloads/RT/RT3.05.pdf


#8 DOWN FACING/MODEST EXTERIOR LIGHTING
Design the project’s exterior lighting to avoid over lighting (too much or too bright), up-lighting, or lighting
pollution to surrounding areas.

Down facing parking lot lighting plan

Sensitively designed lighting systems that minimize glare and provide more uniform light at lower levels will
help create aesthetically pleasing environments that are safer and more secure. Minimizing light pollution
allows for night sky access by the surrounding community. Another key benefit is better visual comfort and
improved visibility. A carefully designed and maintained outdoor lighting system can help a project be a non-
intrusive member of the community.

Cost-Benefit
Carefully designed exterior lighting solutions can reduce infrastructure costs and energy use when compared
to common practice solutions. Energy and maintenance savings over the lifetime of the project can be
substantial.

Projects should consider the use of low intensity, shielded fixtures as well as curfew controllers to turn off
non-essential site lighting after some appropriately determined time, such as 10:00 p.m., or immediately after
closing (whichever is later) to further reduce the effects of light pollution. Projects should minimize the
lighting of architectural and landscape features. Where lighting is required for safety, security, egress or
identification, utilize down-lighting techniques rather than up-lighting.

Adopt site lighting criteria to maintain safe light levels while avoiding off-site lighting and night sky pollution.
Minimize sight lighting where possible and mode the site lighting using a computer model. Curfew timers
and controls can be effective components of the overall lighting strategy.

International Dark Sky Association: A nonprofit agency dedicated to educating and providing solution to
light pollution. www.darksky.org/ida/ida_2/index.html


#9 MINIMIZE TURF AREA AND CHOOSE PLANTS WITH SITE
ADAPTABILITY
Use turf sparsely throughout the landscape design, and in its place employ climate-tolerant plants that can
survive on natural rainfall quantities after initial establishment. Contour the land to direct rainwater runoff
through the site to give vegetation an additional water supply. Use techniques such as mulching and
composting to maintain plant health.

Native landscaping Minimized turf area

Water efficient landscaping helps to conserve local and regional potable water resources. Maintaining natural
aquifer conditions is important to providing reliable water sources for future generations. Consideration of
water issues during planning can encourage development when resources can support it, and prevent
development if it exceeds the resource capacity.

Cost-Benefit
Currently, the most effective strategy to avoid escalating water costs for irrigation is to design landscaping
adapted to the local climate and the site’s microclimate. The cost can be reduced or eliminated through
thoughtful planning and careful plant selection and layout. Native or adapted plants further reduce operating
costs because they require less fertilizer and maintenance than turf grass.

Understand the inherent qualities of the site such as topography, orientation, sun and wind exposure, and
shadow profiles to make appropriate design choices. Plant turf grasses only for functional benefits such as
recreational areas, pedestrian use, or specifically for soil conservation. Complete a soil analysis and amend the
soil as deemed necessary. When choosing plants, consider the mature size of the plant, growth rate, texture
and color, use no mono-species or excessive multi-species selection, and keep the plant choices diverse. All
plant choices should be made on regional plant life so that it is able to sustain itself with the site’s natural
water supply.

Perform a soil/climate analysis to determine appropriate landscape types and design the landscape with
indigenous plants to reduce or eliminate irrigation requirements. Consider using stormwater, graywater,
and/or condensate water for irrigation.

Product Options
Visit the PlantNative website (below) to find an informative resource on native plants by region including
local nurseries and professionals to assist in the implementation of native landscaping into the building site
plan. http://www.plantnative.com/


Chapter 2: WATER SYSTEMS

10 ZONE TURF AND PLANT BED AREAS SEPARATELY FOR IRRIGATION, USING
EFFICIENT SPRINKLER HEADS WITH MOISTURE SENSORS FOR TURF AND
DRIP LINES FOR BED AREA
11 USE GRAYWATER AND/OR CAPTURED STORMWATER FOR IRRIGATION WATER
SOURCE
12 LOW FLOW TOILETS, DUAL FLUSH TOILETS, COMPOSTING TOILETS AND
WATERLESS URINALS
13 LOW FLOW SHOWERHEADS
14 FAUCET OCCUPANCY SENSORS AND/OR AERATORS


#10 ZONE TURF AND PLANT BED AREAS SEPARATELY FOR IRRIGATION,
USING EFFICIENT SPRINKLER HEADS WITH MOISTURE SENSORS
FOR TURF AND DRIP LINES FOR BED AREA

In addition to making landscaping choices based on a soil and climate analysis, use water saving methods for
installing an irrigation system including the use of water zones, efficient sprinkler heads, moisture/rain
sensors, and drip irrigation techniques.

Water saving heads Sample zoning plan Efficient sprinkler system

Reduction in the amount of potable water used for irrigation lessens demand on limited supplies. Since
landscape irrigation is the largest potable water consumption system, it is an important opportunity to reduce
overall potable water usage.

Cost-Benefit
Currently, the most effective strategy to avoid escalating water costs for irrigation is to design landscaping
adapted to the local climate and the site’s microclimate. The cost can be reduced or eliminated through
thoughtful planning and careful plant selection and layout. Native or adapted plants further reduce operating
costs because they require less fertilizer and maintenance than turf grass. Although the additional design cost
for a drip irrigation system may make it more expensive than a conventional system, a drip system usually
costs less to install and has lower water use and maintenance requirements. This usually leads to a very short
payback period.

Plant using water zones: High=regular watering; Moderate=occasional watering; Low=natural rainfall.
Regularly check irrigation systems for efficient and effective operation. Use drip, micro misters, and sub-
surface irrigation systems where applicable, and smart irrigation controllers throughout. Do not irrigate
plants from November through April, and do not irrigate shrubs from September to June.

High efficiency irrigation strategies include micro-irrigation systems, moisture sensors, rain shut-offs, and
weather-based evapotranspiration controllers. Drip systems apply water slowly and directly to the roots of
plants using 30-50 percent less water than sprinkler irrigation. Moisture and rain sensors save water by
ensuring that plants only receive water when necessary.

To achieve a water efficient irrigation system, the focus is not on the irrigation products in particular, but on
the irrigation design.


#11 USE GRAYWATER AND/OR CAPTURED STORMWATER FOR
IRRIGATION WATER SOURCE
Save and store non-potable water for uses where potable water is unnecessary such as irrigation.

Commercial graywater recycling diagram

Reduction in the amount of potable water used for irrigation lessens demand on limited supplies. Since
landscape irrigation is the largest potable water consumption system, it is an important opportunity to reduce
overall potable water usage.

Cost-Benefit
While the installation of a rainwater harvesting or graywater collection system is a significant first cost item, a
long term financial benefit is reducing or eliminating dependence on municipal water and its associated fees.

Often times, it is appropriate to use a combination of water saving strategies to effectively achieve the best
water saving plan. An effective approach is to a landscaping plan with native and adaptable plant life first to
reduce water demand and then meet the demand in the most sustainable manner. It is important to research
local rainfall quantity and quality, as collection systems may be inappropriate in areas with rainfall of poor
quality or low quantity. The Northwest is an ideal climate for rainwater collection because it comes in fairly
regularly and fairly gently. However, many other areas of the country also receive enough rainwater to make
harvesting it an option. According to www.weather.com, Orlando, FL receives an average of 48 inches of rain
per year; 37 inches of precipitation falls yearly in Dallas, TX. Northerly cities like Chicago, IL (38 inches per
year) and New York City, NY (46 inches per year) receive enough rainfall to make a harvesting system
possible, but frozen precipitation needs to be taken into account. In extremely dry climates, such as Phoenix,
where rainfall is less than 10 inches per year, rainwater harvesting is not as practical.

A rainwater collection system (e.g., cistern, underground tank, ponds) can significantly reduce or completely
eliminate the amount of potable water used for irrigation. Rainwater can be collected from roofs, plazas and
paved areas and then filtered by combination of graded screens and paper filters to prepare it for use in
irrigation. Waste water recovery can be accomplished either on site or at the municipal level. On-site systems
include graywater and/or wastewater treatment. Graywater consists of wastewater from sinks, showers and
washing machines, and other building activities that do not involve human waste or food processing.

Graywater treatment manufacturers:
Brac Systems www.bracsystems.com
Greywater Treatment Systems by Clivus Multrum, Inc: www.clivusmultrum.com

Rainwater harvesting system manufacturers:
Rainwater Catchment Systems by Rain Man Waterworks: www.rainharvester.com

#12 LOW FLOW TOILETS, DUAL FLUSH TOILETS, COMPOSTING TOILETS,
AND WATERLESS URINALS

Install low-flow or dual-flush toilets and waterless urinals. Specify toilet flow rates that are less than 1.6
gallons per minute (gpm) and 1.0 gpm for urinals, which are the national baseline low flow rates for those
fixtures as set forth by the Energy Policy Act of 1992.

Example dual flush toilet Dual flush technology diagram

Reducing the amount of potable water consumption in buildings for water closets and urinals protects the
natural water cycle and conserves scarce water resources. Another benefit of potable water conservation is
reduced energy use and chemical inputs at municipal water treatment plants. When used in conjunction with
other water efficient technologies and fixtures, significant savings can be obtained, both in terms of resource
conservation and municipal utility charges.

Cost-Benefit
Low-flow and/or dual-flush toilets involve either no additional cost or only minimal cost premiums.
Waterless urinals tend to have a marginally higher first cost and also require training the janitorial staff on
proper maintenance procedures. The important environmental and economic savings is apparent post-
occupancy where reductions in water consumption will significantly minimize building water use fees
furthermore contributing to a reduction in operational costs.

To determine the most effective strategies for a particular condition, the project team should analyze the
water conservation options available to the project based on location, code compliance and overall project
function. Determine areas of high water usage and evaluate potential alternative water savings technologies.
Consider reuse of stormwater and graywater for non-potable applications such as toilet and urinal flushing.

There are a number of ultra high efficiency toilets that use considerably less than the 1.6 gallons per flush
(gpf) required by standard building code. Waterless urinals use advanced hydraulic design and a buoyant fluid
instead of water to maintain sanitary conditions and provide an odor seal. These products significantly
reduce water consumption without sacrificing performance.

Dual Flush Toilets
Vienna by Vortens www.vortens.com
Caravelle by Caroma www.caromausa.com

Waterless Urinals
McDry Waterless Urinal by Duravit www.duravit.com
Steward by Kohler www.kohler.com

#13 LOW FLOW SHOWERHEADS
Install low flow showerheads throughout all shower facilities. Specify showerheads that have a flow rate less
than 2.5 gpm, which is the national baseline flow rate for showerheads as set forth by the Energy Policy Act
of 1992.

Delta H2Okinetic low flow head Niagara Conservation Corp. low flow head

Reducing the amount of potable water consumption in buildings for water closets and urinals protects the
natural water cycle and conserves scarce water resources. Another benefit of potable water conservation is
reduced energy use and chemical inputs at municipal water treatment plants.

Cost-Benefit
Water-conserving showerheads that use less water than the requirements in the Energy Policy Act of 1992
may have higher initial costs. However, installation of these showerheads can result in significant long-term
financial savings.

No alterations or deviations from typical design approaches or implementation tactics need to be taken when
considering the use of water saving showerheads as they do not require any special rough in or vary in
installation from traditional showerheads. When deciding on a water saving showerhead however, pay
particular attention to water quality as this aspect does vary in quality among brands.

There are a number of water saving showerheads that use less than the 2.5 gpm required by standard building
code. The water saving device within the showerhead in an aerator similar to those installed on sink faucets.
Many showerheads also incorporate a water shaping feature which optimizes the water quality.

H2Okinetic by Delta www.deltafaucet.com
Niagara Conservation Corporation www.niagaraconservation.com


#14 FAUCET OCCUPANCY SENSORS AND/OR AERATORS
Install faucet aerators on all faucets along with electronic flow sensors for commercial application. With the
addition of a faucet aerator, the flow rate should be below 2.5 gpm, which is the national baseline flow rate as
set for by the EPAct of 1992, for both bathroom and kitchen applications. Most occupant sensors for
faucets have a programmable flow time option, and in most commercial settings are programmed to 12
seconds per use.

Occupancy sensor Faucet aerator

Reducing the amount of potable water consumption in buildings for faucet fixtures protects the natural water
cycle and conserves scarce water resources. Another benefit of potable water conservation is reduced energy
use and chemical inputs at municipal water treatment plants.

Cost-Benefit
Most contemporary standard faucet assemblies include an aerator and therefore no additional first cost
should be required. If the aerator is not included in the assembly, they can be purchased very inexpensively.
The important environmental and economic savings is apparent post-occupancy where reductions in water
consumption will significantly minimize building water use fees furthermore contributing to a reduction in
operational costs.

Faucets utilizing aerators can achieve a flow rate as little as 1.0 gpm compared to the 2.5 gpm required by
standard building code. Aerators are very affordable and are available with tamper proof devices to ensure
post-occupancy usage. Electronic flow sensors eliminate the possibility of excessive water usage.

Product Options
Low-flow, high-efficiency faucets with electronic flow sensors are readily available in the marketplace and can
be installed in the same manner as conventional fixtures.

Toto, EcoPower Faucets http://www.totousa.com
Sloan, Optima Solis http://www.sloanvalve.com/index_2763.htm


Chapter 3: ENERGY SYSTEMS

15 COMMISSION ENERGY SYSTEMS
16 MAXIMIZE INSULATION VALUE
17 HIGH EFFICIENCY WINDOWS
18 MAXIMIZE HVAC EFFICIENCY
19 MAXIMIZE HOT WATER HEATER EFFICIENCY
20 AUTOMATIC OCCUPANCY SENSORS FOR LIGHTING AND LIGHTING
DIMMER SWITCHES
21 HIGH EFFICIENCY LIGHTING FIXTURES
22 DAYLIGHT SENSORS
23 TANDEM WIRING
24 ELIMINATE USE OF CFC-BASED REFRIGERANTS
25 MAXIMIZE THE USE OF DAYLIGHTING
26 SOLAR SHADE AND DIFFUSING DEVICES
27 INSTALL ON-SITE RENEWABLE ENERGY SOURCE
28 MEASURE AND VERIFY BUILDING SYSTEM PERFORMANCE
POST-OCCUPANCY
29 PURCHASE GREEN POWER CONTRACT FROM UTILITY PROVIDER
30 ENERGY STAR APPLIANCES


#15 COMMISSION ENERGY SYSTEMS
Employ a commissioning agent to ensure that all energy systems are functioning as designed.

Commissioning agents inspecting systems

Building commissioning is a quality-assurance process of ensuring that a building’s complex array of systems
is designed, installed, tested, and operated to perform according to the design intent and the building owner’s
operational needs.

Cost-Benefit
In a recent study1, researchers found that for new construction, median commissioning costs were $1.00 per
square foot, representing 0.6 percent of total construction costs. The energy-savings alone yielded a median
payback time on the commissioning costs of 4.8 years. For existing buildings, the researchers found median
commissioning costs of $0.27 per square foot, with whole-building energy savings of 15 percent and a
payback time of 0.7 years.

The benefits of commissioning include:
Fewer change orders during construction
Fewer call-backs after construction
Lower energy bills
Avoided premature equipment replacement costs
Proper training of the building’s operational staff
Safer and healthier indoor environment
Long-term tenant satisfaction
Improved profit margin

While existing buildings showed a six-fold greater energy savings and four-fold lower commissioning costs
than new construction, the median payback time in both cases is still very attractive, especially when non-
energy impacts are accounted for. The non-energy benefits of commissioning, which are rarely quantified, can
include reduced change-orders thanks to early detection of problems during design and construction, and
identification and correction of problems that may lead to equipment breaking down prematurely. The study
found that median one-time non-energy benefits were $1.24 per square foot per year for new construction —
comparable to the entire cost of commissioning.

1 Lawrence Berkeley National Laboratory’s study, “The Cost-Effectiveness of Commercial-Buildings Commissioning,” can be downloaded
from http://eetd.lbl.gov/emills PUBS/Cx-Costs-Benefits.html.


For new construction, commissioning ideally starts as soon as a facility is conceptualized, and continues until
the building is occupied. Through the commissioning process, expectations for the performance of the
building systems are established and well-defined procedures are put in place to determine whether those
expectations have been met. Although building commissioning originally was created to ensure that HVAC
systems were properly specified and installed, it can be successfully applied to virtually any building system,
and to existing buildings as well as new construction.

Energy Design Resources offers comprehensive commissioning guidelines, design briefs on commissioning
and related topics, plus many other resources. Be sure to check out Energy Design Resources’
Commissioning Assistant, a web-based tool that you can use to evaluate probable commissioning costs,
identify an appropriate commissioning scope, and access commissioning specifications.
www.energydesignresources.com

The California Commissioning Collaborative is a nonprofit organization that provides programs, tools and
techniques to encourage the use of the building commissioning process. www.cacx.org

Building Commissioning Authority Database of Commissioning agents: www.bcxa.org


#16 MAXIMIZE INSULATION VALUE
Install the most effective insulation R-value product for the project’s site location and building operation.

Cotton batt insulation Spray-in foam insulation Blown-in cellulose insulation

Properly installed insulation helps to prevent air infiltration into the building. By helping to reduce unwanted
infiltration, the likelihood of moisture problems is also reduced. Commercial and residential buildings
consume approximately 2/3 of the electricity and 1/3 of all energy in the United States. Conventional forms
of energy production may have devastating environmental effects. Energy efficiency in building limits the
harmful environmental side effects of energy generation, distribution and consumption.

Cost-Benefit
Some energy-efficiency measures may not require additional first costs. Many measures that do result in
higher capital costs may generate cost savings from lower energy use, smaller equipment, reduced space needs
for mechanical and electrical equipment, and utility rebates. The saving may vastly exceed the incremental
capital costs associated with the energy efficiency measures.

In addition to site location, determine method of wall construction to apply the most effective insulation type
and R-value as recommended in the ASHRAE Standard 90.1-2004 (see Appendix).

Design the building envelope to maximize energy performance in conjunction with the HVAC, lighting and
other systems within the building. There are several choices for insulation including blown-in cellulose
insulation, spray-in foam insulation and batt insulation, which includes typical fiberglass, formaldehyde-free
and cotton. Additional R-value can be obtained through insulated sheathing and thermal mass from non-
stick frame construction, such as SIPs, ICFs and haybale structures. See typical R-values for varying
insulation types in chart below.


R-Value in Wall Construction
Insulation Type Implementation Notes
2" x 4" 2" x 6"
Formaldehyde Free Fiberglass Batt R-13 R-19 Standard batt installation process
Engineered panel that provides structural framing,
insulation, and exterior sheathing in a solid, one-piece
Structurally Insulated Panel (SIP) R-15 R-23 component
Fairly difficult to install, trained installer is required
Cotton Batt R-13 R-19 100% recycled cotton (i.e. jeans, etc.)
Blown-In Cellulose R-17 R-24.7 100% recycled newspaper
For wall cavities, requires either a binder or blow loose fill
in behind a wire mesh
Settling will occur initially as part of installation process,
but additional settling over time can compromise
performance
Is not moisture resistant
Wall thickness is irrelevant
Is an additional layering of insulation to the wall cavity
insulation Is
especially appropriate when specifying metal stud wall
Insulated Exterior Wall Sheathing R-3.5 construction
Insulated concrete forms snap into place, concrete is
Insulating Concrete Form Block (ICF) R-28 R-32 poured in cavity
Available in open-cell (isocyanurate) or closed-cell
Cavity Spray Foam R-27 R-39 (polyurethane)
Can be combined with fiberglass batts for best cost and
enhanced efficiency (i.e.- 1" of spray foam and finished
with batt)

Closed cell spray foam eliminates need for house wrap
(air, vapor, moisture barrier inherent in closed cell)
Formaldehyde free

*R-Values are altered by regional/seasonal conditions (i.e., wind, moisture, outdoor temperature). All values listed in chart are considered
average thermal resistance.


#17 HIGH EFFICIENCY WINDOWS
Specify spectrally selective high efficiency, low-emitting windows with the appropriate U-value and solar heat
gain reflectance (SHGR) coefficient for the project’s site and climate.

High performance windows Diagram of high performance window construction

Environmental Benefits
Energy consumption in buildings can be dramatically reduced by installing high performance glazing that
reduces heat loss in the winter months and heat gain in the summer months.

Cost-Benefit
High efficiency glazing generally have higher first costs but represent significant operational cost savings
through lower energy use, smaller equipment, reduced space needs for mechanical and electrical equipment,
and utility rebates.

Reference the regional U-factor and solar heat gain coefficient recommendations included in the ASHRAE
Standard 90.1-2004 to determine appropriate window performance for the project climate (see Appendix). It
is important to balance the glass type’s thermal parameters with visible light transmittance to increase the
amount of natural light in the building.

Lower unit U-factors (U-factor of glass and frame assembly together) reduce heat loss. While all Low-E
products reduce heat loss, not all Low-E products keep out excess heat in the summer. Lower shading
coefficient values reduce heat gain, which in turn reduces cooling energy consumption. It is important to
balance these two factors when selecting glazing properties. Spectrally selective glazing incorporates technical
advances in Low-E coatings that filter out the heat producing portions of the solar spectrum, but still allow
the greatest possible visible light transmittance. Spectrally Selective Low-E glass allows more natural light
into buildings, while controlling radiated heat, providing maximum energy efficiency, and reducing heat loads
in areas where cooling costs are high.

The National Fenestration Rating Council (NFRC) develops and administers comparative energy and related
rating programs that serve the public and satisfy the needs of its private sector partners by providing fair,
accurate and credible, user-friendly information on fenestration product performance.
http://www.nfrc.org/default.aspx


#18 MAXIMIZE HVAC EFFICIENCY
Specify high efficiency HVAC with minimum Energy Efficiency Rating (EER) rating of 10.2, or 15 percent
more efficient than a system that is in minimum compliance with ASHRAE/IESNA Standard 90.1 – 2001.
Effective strategies include high efficiency gas remote thermal unit (RTU) with air-side economizers,
packaged Variable Air Volume (VAV) with Variable frequency Drives (VFDs) on supply air fans, modulating
burners, indirect evaporative pre-cooling stages, evaporative condensers, heat recovery systems, and air-
source heat-pumps. In areas with high demand charges, consider load shifting rooftop units like the Ice Bear
50.

The two biggest uses of energy in retail buildings are lighting and HVAC systems. Choosing the right
HVAC system can greatly impact a building’s energy performance and indoor air quality. As a result,
environmental consequences associated with energy production will be minimized, as will energy costs.

Cost-Benefit
High efficiency HVAC systems will include higher up-front costs compared to conventional units. However,
selecting a high performance HVAC system is one of the most important strategies to consider when
designing a sustainable building. High efficiency HVAC systems typically result in quick payback periods
because of the large energy savings. For example, in hot climates like Phoenix, AZ and Las Vegas, NV,
indirect evaporative pre-cooling pays for itself immediately in the first cost savings from downsizing
equipment.

For smaller tenant spaces (< 10,000 square feet (SF)) served by rooftop units, consider high efficiency
packaged rooftop units with gas heat and DX cooling. Also, specify units with refrigerants with low ozone
depleting potential and low global warming potential, such as R-410a rather than R-22.

Equip units with modulating economizers (air-side economizers) to reduce cooling energy use in dryer
climates. Tables 6.5.1 and B-4 are taken from ASHRAE 90.1-2004 and identify those climates in which the
energy standard requires economizers. In climates such as those in Colorado (5b) and California (3a),
economizers are required on units larger than 5 tons. In Chicago, Il and Cleveland, OH, economizers are
required on units larger than 10 tons. There are more humid climates for which there are no economizer
requirements.


The majority of gas-fired rooftop space heaters have heating efficiencies in the 80 percent range. Improved
performance is achievable with modulating gas burners that enhance part-load performance. Modulating
units regulate combustion air and natural gas flows according to heating demand. These systems provide
better temperature control, and are capable of maintaining high comfort levels in multiple zones.

For larger tenants (> 10,000 SF) consider packaged VAV rooftop units with variable frequency drives on
supply air fans. A variable air volume system will adjust the supply air flow and supply air temperature in
response to the different zones served by a VAV rooftop unit. This reduces fan energy use, and cooling and
heating energy use. Fans controlled with a variable-speed drive on HVAC motors operate much more
efficiently than those with inlet vanes.

For larger tenants (>10,000 SF) located in dryer climates, indirect evaporative pre-cooling stages can reduce
installed cooling capacity and save on cooling energy costs. Indirect evaporative units can also be used for
heat recovery when in heating mode. Ventilation heat recovery systems are worth considering in climates
with significant heating hours and with systems that run long hours.

Another alternative is evaporative condensers, rather than standard air-cooled condensers. Evaporative
condensers improve equipment efficiency by allowing the condenser to reject heat to a lower temperature
source (i.e., water). These units have a minimum EER of 12. Smaller split systems (<5 tons) are available
with evaporatively cooled condensers. See the link to the Freus system below.

Some areas of the country have high demand charges for electricity power use during their peak periods of
consumption. The peak times are generally in the afternoon and early evening. Shifting power consumption
to the nighttime can lower demand charges. The Ice Bear 50 system is a small packaged rooftop unit (7.5
tons) that makes ice at night and uses it to cool the building during the day.

For ground floor spaces below multi-story areas, consider high efficiency heat pump split systems with
supplemental gas heat. Heat pumps are more efficient than other all-electric heating and cooling options. Air
source heat pumps extract heat from, and reject heat to, the air. Since their heating capability below 40o F is
poor, back-up heat is required in colder climates. Another option is a variable refrigerant flow system, which
is sometimes termed a multi-split system and functions like a split system that serves multiple zones. Either
of these options requires supplemental outdoor air ventilation.

All of the major HVAC manufacturers offer high efficiency alternatives. Selecting an HVAC system that
includes energy efficient equipment without compromising indoor environmental quality is one of the most
important elements to sustainable buildings. While the actual unit specifications will depend on tenant
location, size, occupancy, etc, here are some brand names and models to consider:

Trane, Precedent High Efficiency http://www.trane.com/Commercial/
Trane, IntelliPak http://www.trane.com/Commercial/
Carrier, 48PG Centurion http://www.commercial.carrier.com/commercial/hvac/
York, Stellar Plus http://www.york.com/products/esg/
Lennox, S-Class SPA http://www.lennoxcommercial.com
McQuay, Applied Rooftop System, SuperMod Burner
http://www.mcquay.com
Fujitsu Multi-Split System http://www.fujitsugeneral.com/multi.htm
Mitsubishi Multi-Split System http://www.mitsubishielectric.com
Ice Bear 50, Ice Energy http://www.ice-energy.com
Freus evaporatively cooled Split System http://www.freus.com


#19 MAXIMIZE HOT WATER HEATER EFFICIENCY
Specify high efficiency water heaters or “non-conventional” technologies such as solar, tankless, gas
condensing or heat pump water heaters rather than conventional technologies. In retail applications where
hot water use is low, insulate the tank and either insulate the pipes or upgrade the heat trap to improve the
performance of the system.

Water-heating energy costs can be managed by selecting the appropriate fuel and water heater type, using
efficient system design, and reducing hot water consumption.

Cost-Benefit
Energy costs for water heating can be reduced to anywhere between 20 and 80 percent. In applications with
small hot water loads, insulating and heat traps are the most cost effective option with storage water heaters.
In applications with higher loads, the more efficient alternatives carry a premium that can be recovered in 5-
10 years.

Conventional storage hot water heaters lose heat to their surroundings throughout the year. Fortunately,
there are a number of technologies available to heat water efficiently: solar thermal, heat pumps, gas
condensing and demand water heaters offer significant energy savings potential compared to conventional
storage products. However, where hot water usage is low, the most cost effective strategy is insulating the
tank and either insulating the pipes or upgrading the heat trap.

High efficiency storage water heaters, such as condensing water heaters, are typically cost prohibitive. A
recent addition to the market – the A.O. Smith Vertex – is a reasonably priced (less than $1,000), high
efficiency water heater.

It is possible to completely eliminate standby heat losses from the tank and reduce energy consumption 20 to
30 percent with demand (or instantaneous) water heaters, which do not have storage tanks. Demand hot
water heaters offer a practical solution for buildings that do not have high demand for hot water (like most
retail applications). Instantaneous water heaters, while double the cost of storage water heaters, are more
energy efficient and require less space and can have shortened runs to the fixtures.

Heat pump water heaters use heat from the surroundings to heat water instead of generating heat directly
with electricity. Heat pumps cost more up-front, but can provide up to 60 percent energy savings over
conventional electric water heaters. A by-product of heat pump water heaters is cooling of the surrounding
room air.

Solar water-heating systems reduce the use of electricity or fossil fuels by as much as 80 percent. These
systems typically have a simple payback of 12 years, but with a 30 percent Federal Tax Credit and accelerated
depreciation the cost effectiveness of these systems is much improved.

Selecting the proper water heating technology depends on climate and consumption needs. With these
considerations in mind, here are a few recommendations for high-efficiency water heaters.

A.O. Smith Vertex 90 percent Water Heaterhttp://www.hotwater.com
Paloma, PH24M Tankless Water Heaterhttp://www.tanklesswaterheaters.com/palomaph24m.html
Takagi Industrial Co. USA Inc, Tankless Water Heatershttp://www.takagi.com/index.asp
Colmac Coil Manufacturing, Inc., Heat Pump Water Heatershttp://www.colmaccoil.com/
Solargenic Energy, LLC, Solar Water Heating Systemhttp://www.solargenix.com/


#20 AUTOMATIC OCCUPANCY SENSORS FOR LIGHTING AND LIGHTING
DIMMER SWITCHES
Install occupancy sensor controls and dimming wall switches.

The two biggest uses of energy in commercial buildings are lighting and HVAC systems. Lighting control
strategies such as dimming wall switches and occupancy sensors can significantly reduce a building’s energy
needs. Occupancy sensors can reduce lighting energy use by 30 to 60 percent, depending on the frequency of
room usage. As a result, environmental consequences associated with energy production will be minimized
(global warming, air and water pollution, habitat degradation, etc.).

Cost-Benefit
Savings due to occupancy sensors and dimming switches vary considerably across building types depending
on specific use requirements. Given the limited area in retail spaces that can effectively utilize these
strategies, energy savings is not thought to be significant. However, first costs are minimal, and this strategy
can have a profound ripple effect in educating employees to the importance of energy conservation.

In most commercial buildings, electric lights are left on when rooms are unoccupied. While light switches are
usually available, occupants do not typically turn off lights when rooms are not in use. Occupancy sensors
overcome this problem by automatically turning lights off or on as needed. Dimming wall switches allow
building occupants to easily reduce light levels for varying visual task requirements.

Occupancy sensor control is applicable for most interior spaces where it is common for lights to be on when
no one is present for short to long periods throughout the day. In a commercial environment, these
strategies should be implemented in all back-of-house spaces. Restaurants should also consider installing
these mechanisms in restroom areas.

Product Options
Most lighting companies carry occupancy sensors and offer dimming features for most switches.

The Watt Stopper, WD Dimmable PIR Wall Switch www.wattstopper.com
Leviton Lighting Control Division, Occupancy Sensor
http://www.leviton.com/sections/prodinfo/sensor/S5C14P1.HTM


#21 HIGH EFFICIENCY LIGHTING FIXTURES
Specify high efficiency lighting fixtures to reduce lighting power density to 15 percent below that allowed by
ASHRAE Standard 90.1–2004. In retail applications, ASHRAE 90.1-2004 allows for 1.5 watts per square
foot (W/SF) of general lighting, plus additional lighting for displays. The standard allows for 1.6 W/SF of
display lighting (based on area of display) for general merchandise and 3.9 W/SF for valuable merchandise,
such as jewelry, fine apparel, china, etc. Design with T8 and T5 fluorescents, compact fluorescents and metal
halides. Highly energy efficient LED lights can provide low-maintenance, accent lighting. Consider controls
as well with separate switching and dimming controls for display lighting. Use of daylighitng through top
lighting, such as clerestories and skylights, is also recommended.

Based on surveys conducted by the Lighting Research Center (LRC) of lighting power densities, a typical mall
store will use about 11,000 kilowatt hours (kWhs) of electricity for lighting its display windows each year.2 At
an average cost of $0.10 per kWh, this works out to $1,100 per year in electricity costs. This same study
found that stores could reduce the wattage of the lighting in the display windows by half, and still maintain
the windows' visual appeal and their ability to capture shoppers' attention without negatively impacting retail
sales. This strategy only takes into account changing lighting strategies in display windows. If high efficiency
lighting fixtures are specified throughout the store, savings go up exponentially.

Cost-Benefit
It is possible to reduce lighting energy requirements by up to 40 percent. While you will pay more for high
efficiency fixtures, not only will you save money on your energy bill, you also will significantly cut down on
replacement lighting costs.

There are a number of different lighting strategies that will allow retailers to reduce lighting power densities
while still capturing shoppers’ attention. Lighting fixture efficiencies have improved dramatically over the
years. Some alternative high efficiency fixtures to consider include Standard T8 and T5 Fluorescents, and
High Performance T8 and T5 fluorescents, and superior quality compact fluorescents with high color
rendition and daylight color temperatures. The Standard T8 has an efficiency of about 83 Lumens per Watt
(lm/W) compared to 12 lm/W for a conventional incandescent bulb. Also consider ceramic metal halides, a
type of high intensity discharge (HID) lamp, and light emitting diode (LED) lights.

Linear fluorescent lamps should be specified with electronic ballasts. They are also available with dimmable
ballasts and can be efficiently integrated into a well-daylit space. Fluorescent fixtures on programmed start
electronic ballasts can handle twice times the starts that standard ballasts can. Compact fluorescent lamps
(CFL) also have electronic ballasts and there are dimmable CFL available.

HID lamps produce light by striking an electrical arc across tungsten electrodes housed inside a specially
designed inner glass tube. This tube is filled with both gas and metals. The gas aids in the starting of the
lamps and the metals produce the light once they are heated to a point of evaporation. HID lamps produce a
large quantity of light in a small package in comparison with incandescent and fluorescent sources. HID
lighting is typically used when high levels of light are required over large areas and when energy efficiency
and/or long life are desired. More recently, however, HID sources, especially metal halide (MH), have been
used in small retail and residential environments. Note that HID lamps cannot be dimmed.

2
Lighting Research Center. “Saving Energy in Retail Display Windows.”
http://www.lrc.rpi.edu/programs/solidstate/completedProjects.asp?ID=69

MH lamps produce a white light, while high pressure sodium (HPS) lamps produce a yellow light. Recent
research has shown that the white light produced by MH lamps can allow people to see in greater detail than
yellow light, especially in lower level lighting conditions. Ceramic metal halides (39W) are recommended in
applications with ceilings over 10 feet and recessed or ceiling-mounted fixtures, and can be used in lieu of MR
(multireflector) lamps and halogen PAR lamps.

LED’s are light emitting diodes that we are familiar as small display lights on consoles. LED’s operate on
low-voltage current and have the longest life of the various light sources. LED’s are directional light sources
like PAR and MR lamps. They are assembled in arrays to produce sufficient light but use 1/10th of a
comparable incandescent light source.

Almost all major lighting manufacturers offer high efficiency lamps. Some of the leading companies include
the following.

Osram Sylvania http://www.sylvania.com/
Lithonia Lighting http://www.lithonia.com/
Phillips http://www.lighting.philips.com
Universal Lighting Technologies http://www.universalballast.com/


#22 DAYLIGHT SENSORS
Specify interior photo-sensors connected with electronic dimming ballasts in daylit spaces.

The purpose of utilizing photo-sensors to control electronic dimming ballasts is to reduce electric lighting
energy in daylit spaces by dimming the electric lighting system based on the availability of daylight. In
principle, daylighting can reduce electrical use both for lighting and for cooling. However, these benefits will
only occur if electric lighting is switched off or dimmed when daylight provides adequate illumination.
Therefore, daylighting measures need to be fully integrated with the electric lighting scheme.

In addition to energy savings, electric light dimming systems offer two other advantages over conventional
lighting systems. First, conventional lighting systems are typically designed to over-illuminate rooms to
account for the 30 percent drop in lighting output over time. Electric light dimming systems automatically
compensate for this reduced output to give a constant light level over time. Second, daylighting controls can
be adjusted to give the desired light level for any space. Thus, when floor plans are changed, it is easy to
adjust the light levels to meet the lighting needs of each area (provided the system is zoned properly and has
sufficient lighting capacity).

Cost-Benefit
The use of natural, day light can save money through reduced electrical HVAC requirement, increase
environmental comfort, and conserve resources. Studies consistently show increased worker productivity,
retail sales and other benefits from spaces that incorporate natural light.

Most lighting systems in commercial environments operate at full output regardless of outdoor conditions.
On most days, however, daylighting (sunlight through windows and/or skylights) can provide sufficient light
levels for most retail activities. Dimming daylighting control systems use interior photo-sensors to control
electronic dimming ballasts, which gradually dim or brighten lamps within the daylight zone. This system is
transparent to the building occupant since the dimming system continuously maintains the designed light
levels without switching lamps on or off. The daylight zone depth for controlling light fixtures for this
strategy can be from 2 to 2.5 times the head height of the window. If combined with Skylights or Light Pipes
(#25 Maximize the Use of Daylighting), the entire retail sales floor area should utilize these calibrated
daylighting controls.

Product Options
As with other lighting systems and controls, most lighting companies offer photo-sensors and electronic
dimming capabilities.
Advance Transformer Co. http://www.advancetransformer.com/index.jsp
Osram Sylvania http://www.sylvania.com/


#23 TANDEM WIRING
Where 2-lamp fixtures are used, "tandem-wire" adjacent fixtures so the fixtures can be controlled by one 4-
lamp ballast. In other words, a pair of fixtures have one (1) 4-lamp ballast in the master servicing the two
lamps of each fixture and one (1) 2-lamp ballast in the master servicing the center single lamp in each fixture.

Energy efficiency in buildings limits the harmful environmental side effects of energy generation, distribution
and consumption. Tandem wiring has been known to reduce energy use by these fixtures by 9 percent, and
more in some cases.

Cost-Benefit
Even with the extra labor costs for tandem wiring, a 4-lamp ballast costs about the same as two 2-lamp
ballasts. This technique allows fewer single-lamp ballasts in the combination, thus reducing material costs
and energy.

This technique is usually found in recessed lay-in fluorescent fixtures having three lamps in each fixture.
Luminaires designed for use with one or three linear fluorescent lamps greater than 30 W each can use two
lamp tandem-wired ballasts in place of single lamp ballasts when 2 or more luminaires are in the same space
and on the same control device.
Exceptions include:

1. Recessed luminaires more than 10 ft apart measured center to center;
2. Surface mounted or pendant luminaires which are not continuous;
3. Luminaires using single lamp high-frequency electronic ballasts;
4. Luminaires using three lamp high-frequency electronic ballasts or three lamp electromagnetic ballasts;
5. Luminaires on emergency circuits; and
6. Luminaires with no available pair.

Tandem wiring is one measure towards whole building energy efficiency as prescribed in the ASHRAE
Standard 90.1-2004. Tandem wiring specifically addresses demand reduction. To accomplish whole building
demand reduction, consider optimizing building form and orientation, reducing internal loads through shell
and lighting improvements, and shifting load to off-peak periods.


#24 ELIMINATE USE OF CFC-BASED REFRIGERANTS
Specify zero use of CFC-based refrigerants in HVAC&R systems.

CFC-based refrigerants destroy ozone in the earth’s atmosphere, which is the root cause of numerous
environmental and health problems. Ozone is needed to shield the earth against harmful ultraviolet radiation.
Using non-CFC building equipment slows the depletion of the ozone layer and reduces the accumulation of
greenhouse gases and the potential for global climate change.

Until recently, most refrigeration (air-conditioning) systems used CFCs. As a result of the Montreal Protocol
to protect the earth's ozone layer, CFC production in the United States was completely phased out by the end
of 1995. Specification of non-CFC building equipment is now standard as no new systems utilizing CFCs are
being manufactured. In most cases, CFCs have been replaced with HCFCs (typically R22 and R123).
Although HCFCs have only 1/20th the ozone depleting potential of CFCs, the use of HCFCs does reduce
the ozone layer. As a result, the use of HCFCs will also be phased out, beginning in 2004. There are several
classes of refrigerants that have zero ozone-depletion potential.

Product Options
All contemporary HVAC&R systems come standard without CFC-based refrigerants. Since the end of 1995,
CFC refrigerants have not been manufactured in the United States.


#25 MAXIMIZE THE USE OF DAYLIGHTING
Design the building to maximize interior daylighting luminosity, including south-facing glazing in addition to
skylights and light tubes.

Retail daylighting Commercial daylighting Skylight daylighting

Both glazing and skylights or light tubes greatly enhance the daylighting benefits in many building
environments. Daylighting reduces the need for electric lighting of building interiors, resulting in decreased
energy use. This lighting energy use reduction conserves natural resources and reduces air pollution impacts
due to energy production and consumption.

Cost-Benefit
Specialized glazing can increase initial costs for a project and can lead to excessive heat gain if not design
properly. Glazing provides less insulating effects compared to standard walls, resulting in higher energy use
and requiring additional maintenance. A well designed daylit building is estimated to reduce lighting energy
use by 50 to 80 percent. Daylit spaces can increase occupant productivity and reduce absenteeism and illness.
In most cases, occupant salaries significantly outweigh first costs of incorporating daylighting measures into a
building design.

The desired amount of daylight will differ depending on the tasks occurring within each program space.
Daylit spaces often have several daylight zones with differing target light levels. In addition to light levels, the
implementation of daylighting should address interior color schemes, direct beam penetration and integration
with the electric lighting system. Glare control is perhaps the most common failure in daylighting
implementation.

Strategies to consider include building orientation, shallow floor plates, increased building perimeter, exterior
and interior permanent shading devices, high performance glazing, and automatic photocell-based controls.
Predict daylight factors via manual calculations or model daylighting strategies with a physical or computer
model to assess footcandle levels and daylight factors achieved.

Product Options
See “High Efficiency Windows” for a reference to determine the most appropriate window products to use in
terms of climate.

The following are light tube product options.
Solatube http://www.solatube.com/
Sun-Dome Tubular Skylights by Daylighting Technologies, Inc. www.sun-dome.net


#26 SOLAR SHADE AND DIFFUSING DEVICES
Install exterior solar shading devices such as awnings and interior daylight diffusers, such as light shelves.

Day-lighting reduces the need for electric lighting, which results in decreased energy consumption. Daylit
spaces may also increase occupant productivity. However, if not controlled properly, this light can provide
unwanted glare, therefore, it is important to employ shading devices to control glare.

Cost-Benefit
Solar shade and diffusing devices reduce heat gain obtained through glazed surface areas. As a result, these
techniques contribute to an energy efficient fenestration strategy as well as increase the interior distance to
which the benefits of daylighting can be obtained. Collectively, daylighting strategies provide an opportunity
to downsize mechanical cooling equipment at the design stage and/or permit energy savings resulting from
decreased lighting and cooling requirements.

Awnings should be installed to prevent excessive glare in a commercial application. Light shelves allow
daylight to penetrate the space up to 2.5 times the distance between the floor and the top of the window,
while simultaneously blocking unwanted glare. Typical installations usually make a feature of the light shelf.

Light shelves are usually part of a broader daylight strategy that does not depend on the light shelf; rather; the
light shelf is an extension of the strategy.


#27 INSTALL ON-SITE RENEWABLE ENERGY SOURCE
Supply a portion of the building’s total energy through the use of on-site renewable energy systems, such as
photovoltaics (PVs).

With growing concern over climate change, rising energy prices and the reliability of conventional fuel
sources, how electricity is generated has become critical. The use of renewable energy reduces environmental
impacts associated with utility energy production and use. In addition to preventing environmental
degradation, on-site use of renewable energy can improve power reliability and reduce reliance on the local
power distribution grid.

Cost-Benefit
While still expensive, the costs of PV systems have come down significantly in recent years. The higher first
costs can be off-set by federal and state utility rebates (see resource link above), as well as by net metering
arrangements in which excess peak electricity is sold back to the utility. With Building Integrated
Photovoltaics (BIPVs), the costs should also include the marginal savings on the replaced elements of the
building such as roofing or cladding.

Renewable energy can be generated on a building site by using technologies that convert energy from the sun,
wind and biomass into usable energy. Solar PVs, which convert sunlight directly into electric power, are the
most practical renewable energy technology for small to medium sized commercial buildings. In the past,
PVs were assembled into panels that required a structure to orient them to the sun. In recent years, the
efficiency of the cells has increased and BIPVs are increasingly incorporated into building elements such as
the roof, shell or window systems.

Solar PV systems can provide a renewable, non-polluting electricity source and reduced electric bills. PV
systems for buildings utilize a parallel connection with the utility which allows buying electricity or power for
usage over that supplied by PVs and selling surplus power back to the utility when PV power exceeds the
building load. Net metering, a system in which power is put back into the utility grid when the local demand
is less than the capacity of the PV array, is required in some 30 states. This means that the PV-generated
power is worth the retail price of the electricity being displaced. In commercial buildings with “time-of-day”
billing, electricity displaced during the sunniest hours of the day is worth the most.

There are various types of PVs and companies that specialize in different areas ranging from design,
engineering, sales, installation, and service. At the FindSolar link below, a comprehensive database for local
renewable energy professionals as well as a solar calculator is available for both commercial and residential
building types. http://www.findsolar.com/index.php

The Database of State Incentives for Renewable Energy (DSIRE) is a comprehensive source of information
on state, local, utility and selected federal incentives that promote renewable energy.
http://www.dsireusa.org/index.cfm?EE=1&RE=1


#28 MEASURE AND VERIFY BUILDING SYSTEM PERFORMANCE POST-
OCCUPANCY
Develop a measurement and verification (M&V) plan to evaluate building and/or energy system
performance.

Measurement and verification of a building’s ongoing energy use allows for optimization of related systems
over the lifetime of the building. As a result, the cost and environmental impacts associated with energy can
be minimized.

Cost-Benefit
The added cost to institute an M&V program in a new construction project is strongly tied to the complexity
of the building systems. The factors that typically affect M&V accuracy and costs are:

Level of detail and effort associated with verifying post-construction conditions;
Number and types of metering points;
Duration and accuracy of metering activities;
Number and complexity of dependent and independent variables that must be measured or
determined on an ongoing basis;
Availability of existing data collecting systems; and
Confidence and precision levels specified for the analyses.

The International Performance Measurement & Verification Protocol (IPMVP) Volume III provides a
concise description of best-practice techniques for verifying the energy performance of building projects (see
resource link below). The IPMVP is not prescriptive regarding the application of M&V options, but instead
defers to the professional judgment of the implementer(s) to apply the options in a manner that is appropriate
to the project scale while still meeting the M&V objective.

Install the necessary metering equipment to measure energy use. Track performance by comparing predicted
performance to actual performance, broken down by component or system as appropriate. Evaluate energy
efficiency by comparing actual performance to baseline performance.

The IPMVP volumes are available for download, which is the organization's flagship product in the form of a
set of framework documents used:

To develop an M&V strategy and plan for quantifying energy and water savings in retrofits and new
construction;
To monitor indoor environmental quality; and
To quantify emissions reductions. http://www.ipmvp.org/


#29 PURCHASE GREEN POWER CONTRACT FROM UTILITY PROVIDER

Provide a portion or all of the building’s electricity from grid-source renewable energy technologies. Most
renewable energy utilities require at least a one year contract agreement.

Conventional energy production is a significant contributor to air pollution that results in acid rain, smog and
global warming. As an effect, these pollutants have widespread and adverse effects on human health. Green
electricity products reduce the air pollution and resource impacts of electricity generation by relying on
cleaner energy sources such as solar, water, wind, biomass, and geothermal. Purchasing Green Power is a way
for a project to demonstrate its commitment to sustainability and make a significant positive environmental
impact. This purchase can be a way to make a building “green” without changing the design or locating green
energy on site.

Cost-Benefit
Many customers will appreciate the environmental commitment. Nine out of ten Americans want to know
about the values and causes of the companies they do business with. Companies with a strong social
commitment have higher levels of employee loyalty and morale. (Source: 2002 Cone Corporate Citizenship
study).
When you sign-up for Green Power, you can let your customers know that your business is powered by clean
renewable energy.
With rising price of electricity and natural gas, green power products are very competitive with conventional
energy sources. Furthermore, as the green power market matures and impacts on the environment and
human health are factored into power costs, green power products are expected to be equal or less expensive
than conventional energy production methodologies. Additionally, with Renewable Choice offering
discounted energy rates to Forest City projects, the purchase of renewable energy is even more affordable.

Grid source renewable energy sources are defined by the Center for Resource Solutions (CRS) Green-e
products certification requirements (see resource link below). Green power may be procured from an
accredited utility program or a third-party Green-e certified power marketer. Green-e certification ensures
that:

Renewable Energy Certificate purchases support new renewable energy generation;
Renewable energy meets stringent environmental and consumer protection standards; and
Renewable energy is audited annually to ensure that customers receive promised benefits.


Sustainable Buidling Reference Guide - Forest City

Sustainable Buidling Reference Guide - Forest City

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