The right steps to achieving overall sustainability.
"All of our projects now have a sustainable thread," says Ted Moudis, founder and senior principal.
This agglunative approach to environmentally progressive construction standards was most apparent during the renovation of several areas at the headquarters of ING Investment Management located in New York City at 230 Park Avenue.
Among various elements of design, the overall project included: two medium size conference rooms, a board room with full audio visual capabilities, visitor lounge, private offices, workstations, interconnecting staircase, pantries and copy rooms.
TMA targeted a number of areas, according to the following LEED components, that enabled ING to improve its overall sustainability and achieve a LEED Gold Certification:
The project achieved Development Density and Community Connectivity points (due to the adjacency to Grand Central Terminal and several bus lines). Existing bike racks located nearby at Grand Central were utilized for bike storage calculations.
Energy and Atmosphere
The project team focused on how to reduce ING's energy consumption. By working closely with the engineers to coalesce an efficient lighting design with low wattage, energy-smart light fixtures TMA was able to reduce the lighting power densities to 35% below the ASHRAE standard.
LED task lights were provided at all open area desks, workstations and perimeter private offices; these fixtures are extremely energy efficient and were installed in tandem with space occupancy sensors to minimize energy waste.
Furthermore, all perimeter rooms had daylight harvesting sensors installed, allowing the fixtures to continually dim and turn off when sufficient exterior light is provided.
Efficient HVAC units were specified and careful attention was placed on zoning and controls. Automated controls were provided in the perimeter where heating and cooling are most affected by the perimeter light.
Over 90% of equipment and appliances throughout were specified to be Energy Star rated to reduce the plug loads.
Materials and Resources
The General Contractor diverted over 50% of the construction and demolition waste to recycling facilities and worked exclusively with a demolition hauler who had experience in sorting and extensive document procurement.
Materials and finishes were carefully selected to achieve a consistent aesthetic while applying ING current build-out standards. All construction materials used had approximately 33 percent recycled content and over 61% percent of it supported local/regional manufacturing.
Additionally, TMA specified 96% of all wood materials from certified Forest Stewardship Council sources--going above and beyond the required standards intrinsic to procuring the materials.
Indoor Air Quality
Special attention was paid to increased protection of indoor air quality through specifying low VOC paints, coatings, adhesives, sealants, carpets, urea formaldehyde free composite wood, low emitting furniture systems and construction practices aimed at protecting air quality. The carpet manufacturer worked closely with TMA to ensure the existing ING standard carpet was produced to achieve Green Label Plus, and recycled content was maximized.
Close attention was provided to controllability of HVAC providing individual controls to over 50 percent of the occupants and comfort controls in shared spaces. All HVAC systems were also designed to ensure compliance with ASHRAE 55-2004 and a permanent monitoring system was installed to ensure its continued compliance.
Sustainability at TMA
Ted Moudis points out that the firm has benefited from working with contractors who are sustainability focused as well. "This helps make the whole project process more seamless to the end user." Ted Moudis also notes, creating sustainable design is just as important to the firm's internal staff as it is to their clients.
We believe we can truly make a difference in transforming the real estate marketplace and are proud to use new strategies to dramatically reduce our environmental impact. Partnering with environmentally conscious companies like ING, we can prove that, beyond the ecological impact, these measures create healthy living environments that improve the morale and productivity of the workplace for the benefit of the community overall".
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|Comment:||The right steps to achieving overall sustainability.|
|Publication:||Real Estate Weekly|
|Date:||Dec 16, 2009|
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