IoT, LEDs, lighting, and the future of workplace planning

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In the real estate industry, understanding how our buildings are used is critical to understanding how to manage our buildings.

View the original article here.
By Brad Pease

blueprint

What is IoT and why is it useful to workplace planning?

IoT = Internet of Things: The interconnection of computing devices embedded in everyday objects, enabling them to send and receive data via the internet.

In the real estate industry, understanding how our buildings are used is critical to understanding how to manage our buildings. Buildings may be built of brick and mortar, but they are not static; they constantly evolve based on the needs of their occupants. People change their schedules and their locations within a building; and the people and technology that they need access to change too.

For building owners, understanding how your second highest investment (your real estate) interacts with your highest investment (your people) is critical to your company’s long-term financial success. Do you have too much space? Not enough? The right type of space? The right quality of space? These are all questions that you need a good source data to understand, and the dataset should allow you to trend how your building is used. This trending data empowers your workplace planning team to spot opportunities to make meaningful changes.

A new data source for workplace planning: IoT-connected lighting

Workplace planners need a device to collect data. Rather than adding a ton of sensors to a building – or worse, to people – designers need something that is in every room, and that indicates how the space is used. The answer is likely above you right now. It is indicating that you are present, and is tuned to the needs of your current task. The answer, of course, is the lights.

IOT lighting data can help owners establish a workplace design strategy. While this isn’t the typical use-case for lighting system data, it can be used to understand space utilization and adds a powerful dimension to workplace planning and decision making.

As every space in a building requires lighting, and the only reason we have lights is for people, lights are the ideal candidate to use as a data source; and lights don’t need a lot of added intelligence to be a great data source.  Here are three useful ways to track lighting data for workplace design:

  • Whether a light is on or off indicates if the room is occupied.
  • The number of fixtures or lighting scenes that are used in a room will indicate the type of function that is occurring in that room.
  • The total hours of fixture use can indicate the utilization of the space and, in the case of multi-use spaces, the most frequent activities that users engage in.

When all the above is tracked, trended, and analyzed, you will understand: which spaces in your building are used the most; which spaces don’t get used at all; and what type of spaces are over-used, potentially leading to resource constraint that your employees need to do their work. Trending the data across a building or campus will allow you to optimize your investment in changes to your real estate, perhaps allowing you to invest in a new way of using your space based on the best data sources available: your employees. That’s better than investing in a new building!

2

Powering LEDs through the Ethernet

The cost to implement an IOT lighting system can be reduced through the advancement in LED technology. Using LEDs reduce power consumption plus LED lights offer more options as to how to power those lights. LEDs are so efficient that it is possible to power them using an ethernet cord, eliminating a traditional power cord. Called Power Over Ethernet (POE), you can both control and power an LED light with one cord instead of two.  The cost to install a power cord is the same as the cost to run Ethernet, and it eliminates the need for wireless or additional control wires in the fixtures – which results in a lower cost of installation. And using POE, light fixtures are suddenly accessible for IoT uses because they are connected to a two-way data line.

Once you have Ethernet connectivity to every fixture, the controllability and data collection opportunities sky rocket. You don’t need smart fixtures – you need just one centralized smart controller that sends, tracks, and trends fixture use. Once connected to a cloud-based interface, facility managers and building owners are granted instant information on their building utilization. Simply add POE technology to your next lighting upgrade, and you’ll open a whole new data source for your workplace design strategy team.

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The wellness connection: how a POE- and IOT-connected lighting system contributes to an optimal work environment

POE- and IOT-connected LED fixtures can be used to increase health and wellbeing along with optimized energy performance. LEDs can modify the spectrum of light being supplied, which in combination with dimming capability, allows a lighting designer to optimize a space for human cognitive performance.

Humans evolved outdoors for thousands of years before moving inside to work under artificial lighting. People perform better, feel better, and enjoy their surroundings more when connected to nature. And natural light has thousands of permeations a minute, and constantly changes to reflect the time of day, weather, and surrounding surface reflections.

LEDs can be tuned to match the natural cycles of daylight, with blue hues in the morning giving way to red hues in the evening. This circadian lighting pattern allows interior spaces to mimic the natural rhythms of the outdoors. Programming artificial lighting to match natural light, has proven to improve cognitive performance. It can also help building occupants to wake up, fall asleep quicker at night, and stay refreshed longer.

4

The future is bright

IoT-connected lighting is more than a technology trend; IoT-connected lighting allows us to find new uses for old things and reframe our understanding of items that were once viewed as static. Lights, their power, and their controls can provide a rich data source that will allow you to optimize your real estate and your people, which improves the future of your business. IOT-connected lighting takes the guesswork out of many real estate needs, contributing to sustainability and wellness.

EMERALD SKYLINE PARTNERS WITH UGMO TECHNOLOGIES TO PROVIDE WIRELESS UNDERGROUND MONITORING AND WATER CONSERVATION TO COMMERCIAL PROPERTIES.

Posted on by abrahamwien18

South Florida-based Emerald Skyline brings soil moisture data via UgMO wireless sensors to guarantee our clients never over or under water their property. 

“In this economy and water shortage, installing UgMO is one of the smartest things I’ve done…” – Client

from Emerald Skyline Corporation

BOCA RATON, FL, December 18, 2017 – FOR IMMEDIATE RELEASE

Today, Emerald Skyline announced that it has partnered with UgMO Technologies to provide innovative wireless underground soil moisture monitoring and eliminate over and under watering at commercial properties. Together, we provide savings in water, energy, and dollars.

UgMO™ soil sensors are the first wireless sensors that provide data for intelligent irrigation control. In fact, they measure temperature and moisture levels in real time 24 hours a day to allow for watering only in the zones that require water. Reducing landscape irrigation reduces one of the biggest areas of waste for commercial properties. Many commercial properties over-water by 30-to-300%.

This product is easy to install and works with most existing irrigation clocks. The equipment is installed at no cost leaving our clients with no capital investment. Savings can be seen immediately for a low fixed monthly payment that includes service and maintenance for the length of the contract and clients may cancel at any time.

The savings of irrigation water are between 20-80% that translates to high dollar amounts every year. The zone-by-zone intelligence guarantees monetary savings while maintaining the health and appearance of manicured grounds.

“We are always looking for ways to provide superior products and services to meet our clients sustainability and resiliency needs. We are pleased to add UgMO commercial irrigation management systems to Trex Fencing, ChargePoint EV charging stations and Blue Pillar Internet of Things powered by Aurora to the quality products Emerald Skyline provides to our clients and customers.” reports Abraham Wien, LEED AP O+M, Director of Architecture & Environmental Design for Emerald Skyline.

Don’t wait another season to start saving on water with this proven and effective solution for intelligent irrigation, and to raise the bar for environmental stewardship.

To find out more information about UgMO Advanced Irrigation at your building or facility, please contact Abraham Wien at [email protected] or call us (305) 424-8704.

Developing a Water Management Plan

Posted on by abrahamwien18

PJ Picture

By Paul L. Jones, CPA, LEED Green Associate
Director, Financial Advisory Services for Emerald Skyline Corporation

Water conservation has become a major source of savings for major industrial corporations:

  • Intel is installing a water recycling project at its Ronler Acres campus in Hillsboro, Oregon. When complete, the facility will have the potential to recycle over a billion gallons of water annually while improving the quality of water that leaves the facility.
    • Since 1998, Intel has conserved more than 52 billion gallons of water. In 2015, it saved 820 million gallons of water in Oregon through water conservation efforts.
  • Cummins, the engine manufacturer, has beaten its water conservation goal – to reduce water use intensity by 33% by 2010 – by achieving a 42% reduction in the third quarter of 2016.
    • As a result, it has increased its facility water goal to a 50% intensity reduction by 2020 from a baseline of 2010. This revised goal represents a total water savings of 763 million gallons since the 2010 benchmark was established.
  • Ford Motor Co. has instituted water saving technologies at its Chicago Assembly Plant that aims to re-use 90% of water used in the pre-treatment process, reducing the need to use Chicago city water.
    • Late last year, Ford updated its manufacturing water strategy which calls for an additional 30% reduction in water use per vehicle from 2015 to 2020 along with a long-term aspirational goal of zero drinkable water use in manufacturing.
    • The company saved 10 billion gallons of water between 2000 and 2015, a decrease of 61% – by implementing new water-saving technologies in the manufacturing process.

A successful water management program starts with a comprehensive strategic plan. The process for developing a strategic plan is generally the same for an individual facility or an organization. The plan provides information about current water uses and charts a course for water efficiency improvements, conservation activities, and water-reduction goals. A strategic plan establishes the priorities and helps a site or organization allocate funding for water-efficiency projects that provides the biggest impact. Based on information from the Department of Energy, this article describes the general steps Emerald Skyline Corporation uses to create a water management plan for its clients.

Step 1 – Set an Overarching Policy and Goals

To develop a comprehensive strategic plan, the facility or organization should set specific water use reduction targets. The strategic plan should also include senior management support for water efficiency. This can be done in two ways:

  • Provide a written policy statement that ties water efficiency to the long-term operating objective of the facility or organization
  • Provide staff and financial resources to track water use, maintain equipment, and implement cost-effective water use reduction projects.

Step 2 – Access Current Water Uses and Costs

Understanding the current water uses and costs is essential to a comprehensive plan. This step involves collecting water and cost data and determining a baseline that will be used to calculate cost savings and determine overall water reduction potential associated with water-efficiency opportunities.

At the facility level, this task includes performing the following steps:

  • Determine the marginal per-unit cost of water and sewer service
  • Verify the appropriate rate structure is applied
  • Identify services the utility might provide to help manage water efficiently.

Utility information should include the following for potable and non-potable water, we obtain:

  • Contact information for all water and wastewater utilities
  • Current rate schedules and alternative schedules that are appropriate for a particular use or facility type to ensure the best rate
  • Copies of water and sewer bills for the past two years to identify inaccuracies and ensure the appropriate rate structure is applied
  • Information about rebates or technical assistance from the utilities to help with facility water planning and implementing water-efficiency programs. Energy utilities often offer assistance with water-efficiency programs
  • Production information if the facility produces its water or treats its own wastewater, or both.

After collecting water use data, we take the following steps:

  • Determine a baseline annual water use for a specific year or an average water use over several years. If monthly data are available, plot the monthly use over time. Is water use increasing, decreasing, or steady?
  • Try to determine what caused the major trends. Is there a seasonal pattern to water use? This is often the case when irrigation water is used or cooling water demand increases in the summer months. Analyzing the data in this way will help you understand current water use trends.

At the organization level, this step involves collecting detailed water use and cost data and real property inventory from all sites. When collecting this information, consider that you need to separately gather data about potable water use and industrial, landscaping, and agricultural water use (primarily non-potable water) that is associated with reduction targets.

Step 3: Develop a Water Balance

An important step in creating a water management plan is to establish a water balance for the facility or organization. A water balance compares the total water supply baseline (determined in Step 2) to water that is used by equipment and applications.

Estimate Water End Uses

 

Determining water use at the equipment or application level can be challenging. Most facilities have metered data for total water supply but may have limited or no sub-metering data about component uses. The following five steps outline the process for determining water use at the equipment level:

 

  • We create an inventory of all water-using activities using the Federal Energy Management Program’s (FEMP) best management practices(BMPs) list as a starting place to identify major equipment types (available upon request from Emerald Skyline Corp. or at the following link: https://energy.gov/eere/femp/best-management-practices-water-efficiency). During the audit, we tap the expertise of others at the facility who have direct knowledge of building mechanical systems and process equipment to generate a complete inventory.
  • We perform a walk-through audit of the facility to identify all significant water-using processes and associated operating characteristics. As part of the walk-through audit, we note the operating schedule, flow rate, model number, and condition for each piece of equipment. If need be, we also use a bucket and stopwatch and make a quick, rough estimate of equipment flow rate (e.g., faucets, showerheads, and once-though cooling). During the walk-through, we pay particular attention to drain lines that are plumbed to floor drains in building mechanical spaces and utility chases.

 

 

We trace these back to the originating equipment to make sure they are accounted for in the water balance.

 

  • For all water uses in the inventory, we obtain any available sub-metered data to help quantify the particular uses
  • Evaluate any seasonal patterns and compare them to the inventory of uses. Are any uses seasonal, such as cooling tower use or irrigation? The seasonal pattern of water use (peak use) can help quantify these uses
  • For unmetered water end uses, we create engineering estimates of water use. For example, estimate:
  • Water use from plumbing fixtures (toilets, urinals, faucets, and showerheads) based on the number of occupants and daily use per occupant
  • Cooling tower use based on cooling capacity and load factor (see BMP #10)
  • Irrigation water use based on irrigated area and inches of water applied
  • Operating equipment water use based on water use per cycle and frequency of cycles.

Develop the Water Balance

 

We can now create a water balance with the quantified water uses by major equipment type. Compare the sum of the end-use water consumption to the total supply. The difference between these two values represents the “losses” in the system (see figure). These losses may be a result of:

 

  • Water leaks in the distribution system or equipment
  • Inaccuracies in the engineering estimates used to determine equipment water use
  • Accounting errors such as poorly calibrated meters or unit conversion problems. If the losses are more than 10% of the total water supply, further investigation is probably warranted to determine the cause of the imbalance. This may include a comprehensive leak detection program.

This process will enable us to uncover the high-water-use activities, which will help you prioritize water-saving opportunities.

Step 4 – Assess Water Efficiency Opportunities and Economics

Based on the outcome of the water balance, the next step is to find ways to increase water efficiency and reduce water use. Use the FEMP BMPs for water efficiency as a starting point to identify operations and maintenance, retrofit, and replacement options for:

 

After we identify the water efficiency opportunities, we perform an economic analysis to determine if the projects are life cycle cost-effective. In this analysis, use the marginal water and sewer rates identified in step 2. We also include other related costs, such as energy and operations and maintenance changes, which resulted from the measure. For example, faucet and shower head retrofits save energy by reducing hot water use (and the electricity to heat the water).

We use the Building Life Cycle Cost Programs software to determine the economics of energy and water projects. Also, we determine the annual escalation rate of the marginal cost of water to escalate water costs in the future.

We ensure water supply, wastewater, storm water issues, and water efficiency BMPs are taken into account at the earliest stages of planning and design for renovation and new construction.  We recommend developing equipment specifications that target water-efficient products so they are automatically purchased for retrofits, renovations, and new construction. As an example, NASA’s Marshall Space Flight Center implemented a product specification for water-efficient plumbing products.

Step 5- Develop an Implementation Plan

After identifying water efficiency projects that you want to pursue, we build an implementation plan which you may want to use this plan to:

  • Assign teams to be responsible for implementation
  • Prioritize projects based on targeted end uses
  • Project a date for installing efficiency measures
  • Project annual water use based on implemented efficiency projects
  • Identify potential funding sources. 

The implementation plan should predict if water goals can be met by the site or organization by implementing cost-effective water-efficiency measures. The plan should also include education and outreach efforts for the building occupants to help reduce water use.

 

Often, a major hurdle in the planning process is finding funding for projects. Emerald Skyline will work on your behalf to identify sources of water efficiency rebates and project financing. 

Step 6 – Measure Progress

 

Afterwards, as evidenced by the reports of Intel, Cummins and Ford, it is important to regularly review the strategic plan to make sure measures are implemented and goals are realistic and are being accomplished.

 

A key element of good water management is tracking water use. Install sub-meters on water-intensive processes, such as cooling towers and irrigation systems, to help manage these processes better and meet annual reporting requirements. You should assign someone to be responsible for tracking ongoing water use. Continue to plot total water use as new water bills become available. Also plot any available sub-metered data. Evaluate trends and investigate and resolve any unexpected deviations in water use. Track water use reductions and publicize your success.

 

Step 7 – Plan for Contingencies

Consider including water emergency and drought contingency plans that describe how your facility or organization will meet minimum water needs during emergency, drought, or other water shortages. Consider assessing the site for future water availability risks that are associated with climate change. At the organization level, this information can be used to target sites that have or may have water availability risks to help prioritize sites for funding water-efficiency projects.

 

Information Source

 

The Office of Energy Efficiency & Renewable Energy within Federal Energy Management Program provides a detailed description for the development of a Water Management Plan (https://energy.gov/eere/femp/developing-water-management-plan) including Best Management Practices (“BMP”) water efficiency. The information provided is appropriate for both private and public facilities.

Businesses Are Facing a New Reality. These Are the Ones That Are Succeeding.

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They’re taking responsibility for their effect on people and the environment.

By Peter Lacy
View the original article here.

Astrid Stawiarz Getty Images for UN Global Compact

Astrid Stawiarz Getty Images for UN Global Compact

Evidence is mounting to show that the frequency and ferocity of extreme weather events is intensifying on a global scale. From severe droughts to powerful storms, we are living in an increasingly changeable, uncertain, and unpredictable world.

You don’t have to believe in climate change to accept this new reality. Resilience and the ability to manage challenges impacting us and our environment are of far greater importance to both business and society. Take the recent destructive hurricanes in the U.S. and the Caribbean, or the devastating floods in Nepal, India, and Bangladesh that represent a stark example of this new reality and of our growing vulnerability.

The role of business within this new reality is changing. Businesses have a critical role to play in helping solve the challenges we face through providing services and solutions that support society. In fact, businesses that do not adapt their models run the risk of eroding trust and ultimately, forfeiting customer loyalty.

Uncertainty in the world—from extreme events, to declining natural resources, to the changing skills required for employment—gives forward-thinking C-suite leaders an opportunity to adopt conscious capitalism through the incorporation of key elements like trust, collaboration, and stakeholder orientation into day-to-day business practices. And, as consumers increasingly demand that their brands reflect these objectives, companies that want to remain competitive will need to adapt by joining the circular economy.

At its most basic, the circular economy replaces the current wasteful linear economic model. Instead of organizations relying on finite resources, they conduct sustainable business. They find renewable resources. They remove waste at every stage, from sourcing to recycling—creating a business model that restores and regenerates, rather than depletes and throws away. They look at how products are made, who makes them, and where, as well as how those same products are recycled or sustainably retired. In fact, adopting a circular economy model is not simply about products and services but also the way we do business as companies. It presents an opportunity to move beyond simply meeting sustainability standards to a solution that transforms the current model of business and one that can create a competitive advantage for the leaders.

Leading companies are still innovating, but now in a way that takes responsibility for their effect on people, the environment, and the state of our world. And they have realized that—contrary to popular belief—doing so can still be profitable. Accenture research shows a potential $4.5 trillion reward for achieving sustainable businesses by 2030. And a number of companies are already making progress toward this aim.

Rubicon Global, for instance, a pioneering U.S.-based waste management company that connects customers directly with independent waste haulers, is disrupting the current waste disposal model to reduce waste to landfill, while passing on $1 million in savings to its clients across 80,000 locations.

Nike, another leading example, is rapidly transitioning toward its closed-loop vision with a bold target for FY2020: zero waste from contract footwear manufacturing going to landfill or incineration without energy recovery. To date, 70% of all Nike (NKE, -0.43%) footwear and apparel incorporates recycled materials, using 29 high-performance, closed-loop materials made from factory scraps.

As the circular economy and conscious capitalism take hold, the C-suite is taking note: 64% of UN Global Compact CEOs say sustainability issues play a central role in their strategic planning and business development, while 59% of CEOs report that their company can accurately quantify the business value created through their sustainability initiatives, up from 38% in 2013.

The circular economy, a critical aspect of this change, is already happening—so much so that the World Economic Forum Young Global Leaders, in collaboration with Accenture Strategy and in partnership with Fortune, recognize leaders through The Circulars, the world’s leading circular economy award program. The Circulars, presented each year at the World Economic Forum Annual Meeting in Davos, attracts entries from individuals and organizations across business and civil society, from global giants such as Unilever to innovative startups such as Method. A winner at The Circulars in 2015, Method was built on wholly circular and sustainable principles, ensuring 75% of its products are cradle-to-cradle certified, meaning they are designed and produced in a socially and environmentally responsible way. Method has eliminated countless toxic chemicals from homes by using natural inputs.

These are just a few examples of organizations driving value through circular economy innovation—there are many more. In a world in which conscious capitalism is becoming mainstream, the circular economy has a significant role to play in enabling businesses to make the transition whilst continuing to deliver value to customers, shareholders, and society. As more businesses take the lead, the opportunity that the circular economy represents will become a reality.

Resiliency takes center stage in new projects around the country

Posted on by abrahamwien18

Projects like these, where resilience is central to their design and construction, are becoming more commonplace.

Written by: John Caulfield
View the original article here.

Resiliency

Perkins+Will has written the design controls for the redevelopment of a 28-acre surface parking lot in San Francisco into a mixed-use waterfront community called Mission Rock, which would have a mesa running through it to handle sea levels that are projected to rise as high as 66 inches by 2100, compared to 24 inches today. Courtesy Perkins+Will.

On July 28, the New Jersey Department of Environmental Protection awarded AECOM and a team that includes OMA, Magnusson Klemencic Associates, and Matrix New World Engineering the final design contract for a resilience project along the Hudson River. The primary goal is to reduce flooding in Hoboken, which has 2.3 miles of coastal exposure, and parts of Weehawken and Jersey City.

The approach of this project, which HUD awarded $230 million through its Rebuild by Design contest, has four integrated resilience components:

  • Resist, through a combination of hard infrastructure like bulkheads and floodwalls, and soft landscaping like berms that might double as parks.
  • Delay, through policy changes and infrastructure that slow stormwater runoff.
  • Store, with green and gray infrastructure improvements, such as bioretention basins and swales, to capture stormwater.
  • Discharge, by enhancing stormwater management systems and upgrading infrastructure such as sewer lines.

Skidmore, Owings & Merrill, which is working on a separate project to redevelop Hoboken’s Terminal and Rail Yard into a mixed-use transit-oriented community with more than $100 million in improvements, is coordinating its efforts with the Rebuild by Design team, whose study area encompasses the terminal/rail yard.

Projects like these, where resilience is central to their design and construction, are becoming more commonplace, as developers and their AEC teams adopt positive measures to give their property assets a fighting chance of surviving the ravages of natural disasters, and to minimize recovery costs.

The replacement Ocosta Elementary School in Westport, Wash., which opened in the fall of 2016, offers a safe haven of refuge to students and residents who would have less than 30 minutes to evacuate in the event of a tsunami. The 23-classroom school includes the first vertical shelter in North America, a rooftop evacuation platform 53 feet above sea level that’s accessible via four flanking stair towers enclosed in concrete.

The platform, which is anchored by concrete piles that extend 55 feet into the ground, can hold more than 1,000 people and withstand a 9.2-magnitude earthquake and the impact of incoming waves. Resilience accounted for $2 million of the school’s $16 million project cost.

Three-thousand miles to the east, a seven-acre site with 1,700 lineal feet of shoreline along East Boston’s waterfront is being transformed into Clippership Wharf, a mixed-used development that will have 478 apartment units on two finger piers. Owner/developer Lendlease took over this project from a previous developer that had planned for lots of surface and underground parking. “That’s just not right for this day and age,” says Nick Iselin, Leadlease’s General Manager of Development. Lendlease rewrote the plan with several resilience measures, including replacing old seawalls that had been part of the site’s industrial infrastructure.

Lendlease is converting one of the piers into a “living shoreline” by creating a series of terraces for new salt marshes and a habitat for Boston Harbor, which is subject to a 10-foot tidal influence. The first floor of each building will be 24 feet above Boston City Base. All infrastructure and mechanical systems will be located above the 100-year flood level. Garage levels will be flood resistant.

To meet Boston’s “Living with Water” ordinance, Lendlease created a 1,400-foot Harbor Walk that will be 14-16 feet above the water level. In all, Clippership Wharf will have 189,830 sf of open space.

Back on the West Coast, there’s a 28-acre parking lot south of AT&T Park, where the San Francisco Giants play, that is subject to sea levels that vary as much as 24 inches. Predictions estimate those levels could rise to 66 inches by 2100.

“We needed to manage that risk,” says Kristen Hall, LEED AP, Senior Urban Designer with Perkins+Will, which has written the design controls for the proposed mixed-used redevelopment of this waterfront site, called Mission Rock. Eventually, it will encompass 11 city blocks and include eight acres of parkland, 1,500 rental units, and a million sf of office space. The Giants and the Port of San Francisco are co-developers.

The design, Hall explains, calls for the creation of a mesa down the middle of the site, with minimal frontages that may flood. She calls these frontages the site’s “sacrificial edges.” Other edges will include loading docks that create redundant elevated building access, as the majority of Mission Rock’s buildings would be at higher elevations. The park area would use a series of grade changes as design features, such as an amphitheater, a sloped lawn, steps, and ramps.

In July, the first phase of the Cornell Tech applied science campus was completed on Roosevelt Island in New York City’s East River. That phase includes The House, a residential complex with 350 apartments for staff and faculty, and Bloomberg Center, a four-story, academic building.

The buildout of this 12.4-acre, $2 billion campus is expected to proceed through 2043 and expand to two million sf. SOM, in collaboration with Cornell University and Technion – Israel Institute of Technology, is the project’s master planner. Resilience is key to protecting this property.

Colin Koop, AIA, SOM’s Design Director, explains that the East River is a tidal estuary, and significant portions of the site lie within 100- and 500-year floodplains. So all of the architecture needs to be elevated. The main pedestrian walkway, called Techwalk, will allow people to enter the campus at its periphery and then rise gently through its open spaces at a slope that is largely imperceptible. Once they reach the central ridge, they would be surrounded by permeable façades “that help create a synergy between inside and outside spaces on campus,” he says.

Cornell, says Koop, has been a “sophisticated client that is grappling with realities larger than itself and this project.”

Many in the Faith Community are taking action to become Sustainable – is yours?

Posted on by abrahamwien18

 

PJ PictureBy: Paul L. Jones, CPA
LEED Green Associate
Director, Financial Advisory Services for Emerald Skyline Corporation

 

 

churchHow do you approach your decisions — by thinking primarily of yourself? Or do you consider how your actions will affect the beliefs and lives of others? Some Christians never stop to think that their choices can hurt or destroy someone else’s faith. They justify their behavior, saying God doesn’t convict them for it.

Paul blames the “stronger” Christian for these shipwrecks. He says we’re responsible not only for our actions, but also for the effect of those actions. In the end, we are to care more about the “brother for whose sake Christ died” than about our own wants or desires (1 Corinthians 8:11).

Because our faith is on display before the world, God promises rewards but insists on responsibility. One of the rewards is freedom from condemnation. But that freedom doesn’t mean license to do as we please without considering those who watch our example. Through the Spirit, we must discern the greater good and act on it.

As St. Paul’s teaching relates to climate change and sustainability, Dan Misleh, executive director of the Catholic Climate Covenant, advises, “How we take care of creation will dictate how we care for one another and vice-versa. The Catholic approach holds that we are concerned about both God’s good gift of creation and the impacts of environmental degradation on people, especially those most vulnerable: the poor at home and abroad. As Pope Francis said in Laudato si; “We are faced not with two separate crises, one environmental and the other social, but rather with one complex crisis which is both social and environmental. Strategies for a solution demand an integrated approach to combating poverty, restoring dignity to the excluded, and at the same time protecting nature.’ For Catholics, this is not just about saving the polar bear but also saving ourselves from our own destructive habits.” (From “The Faith Community and Climate Change, A Q&A with Dan Misleh” by John Gehring, Commonweal, April 27, 2017)

In answer to the question, “Are Catholic bishops and clergy rallying behind the Pope’s message or has it been a cautious reception?”; Mr. Misleh replied:

“I think many are embracing the challenges of Laudato si.’ I’m encouraged by the leadership of Catholic leaders like Archbishop Dennis Schnurr in Cincinnati, who is supporting our Catholic Covenant Energies program, in which we bring our education and energy efficiency expertise along with financing to help parishes and schools reduce their energy use, save money and take advantage of the opportunity to educate parishioners, students, and parents about the importance of caring for creation and caring for the poor. I also think of Cardinals Cupich (Chicago), O’Malley (Boston), and Dolan (New York), who have benchmarked all archdiocesan buildings, begun solar installations, and systematically enrolled parishes in energy-efficiency programs.”

Also of note, “during this Year of Creation (2017) — unique to the Diocese of Burlington — Catholics throughout Vermont are encouraged to reflect upon the pope’s encyclical, “Laudato Si’,” and to discover Christ in all living things. From the red clover to the hermit thrush to the Green Mountains, all these gifts that surround us bear the stamp of God and are entrusted to our care, not only for personal benefit but the benefit of all those who share our common home and all those who will inhabit it after us.” (Vermont Catholic, Spring 2017)

The Church of England has created “ChurchCare,” a comprehensive source of information for everyone managing a church building in support of all those in parishes, dioceses and cathedrals caring for their buildings today and for the enjoyment of future generations.” It’s national environmental campaign exists to enable the whole Church to address – in faith, practice and mission – the issue of climate change. As the Archbishop of Canterbury, Justin Welby, is quoted: “Actions have to change for words to have effect.” (See www.churchcare.co.uk)

In another example of faith in action, the Florida East Coast Baptist Association has promoted “Green the Church” to amplify green theology, promote sustainable practices in the member churches and increase the power and potential of the national climate movement.

Although not all churches and dioceses are responding with the same level of commitment, the call to putting faith in action is being heard and answered by many:

  • In addition to evaluating all of the buildings for water use, energy efficiency and greenhouse gas emissions, the Archdiocese of Chicago has done a significant amount of work in making its buildings energy efficient. St. Joseph College Seminary, for example, has high-efficiency lighting control and heating systems and is LEED Gold certified.  The field operations center for Resurrection Cemetery has been heated with a solar system since 1978. The rooftop solar system deployed at Old St. Mary’s School generates an average 40 percent of the building’s energy needs during the summer months.
  • As part of the effort to adapt St Patrick’s Cathedral in New York to the structural and environmental standards required of the 21st century, the building has been integrated with a state-of-the-art geothermal plant. The new plant allows the cathedral and adjoining buildings which total 76,000 square feet to regulate temperature with increased efficiency and a reduction in CO2 emissions. The Cathedral’s new plant is capable of generating 2.9 million BTU’s per hour of air conditioning and 3.2 million BTU’s per hour of heating when fully activated. Richard A. Sileo, Senior Engineer with Landmark Facilities Group, a member of the design team, says in a release: “We conducted a feasibility study and found that a geothermal system let us meet our goals with the smallest impact.”
  • At a more grass roots level, The Record, Archdiocesan news for Central Kentucky Louisville) reports on green practices of parishes and faith communities its September 21st, 2017 issue highlighted in an educational and inspirational event held on September 12th entitled “Caring for Creation: Stories of Success from Several Faith Communities:”
  • The Sisters of Charity of Nazareth (Kentucky) said during the event that they have made significant strides in developing and implementing green initiatives sincethey added a commitment to care for creation to their mission statement in the mid-1990s. The statement reads in part: “Sisters and Associates are committed to work for justice in solidarity with oppressed peoples, especially the economically poor and women, and to care for the earth.”
  • The Congregation of nuns has committed to reduce their greenhouse gas emissions to zero by 2037.
  • They have also committed to becoming a “zero waste campus,” meaning that everything is either compostable or recyclable and nothing is sent to a landfill. They are already performing “waste audits” to determine how to eliminate waste.
  • Francis of Assisi parish has created an Ecological Stewardship committee that has held educational presentations on ecological sustainability, encouraged recycling and reusing cups, instead of foam cups, at parish events (which infuses a sustainable mindset among parishioners); and provided funds to convert lights at its homeless shelter from incandescent bulbs to compact fluorescent lights and is currently working to switch to LED lighting.
  • The parish cluster of St. James and St. Brigid reported at the Sept. 12 event that parishioners created a Creation Care Team last year under the guidance of the Catholic Climate Covenant.
  • The Creation Care Team has focused on decreasing overall energy usage, expanding recycling and supporting the St. James School Green Club, which tends anorganic vegetable and pollinator garden on campus, said Cynthia Dumas, one of the members of the Creation Care Team.
  • The parish bulletin also includes weekly articles on environmental issues and updates about what the care team is doing, Dumas said.

Whether it is at the direction of the archbishop, bishop or other Church leadership, or from the motivation of parishioners seeking to bring sustainability to their faith community, every action that puts into practice the Pope’s teachings on the care of creation contributes to making the world a better place for all. As the mission outreach and communication coordinator for the Diocese of Burlington envisions: “If the Diocese of Burlington’s Year of Creation is successful in raising awareness of and action toward ecological justice, it can serve as an encouraging example for other Catholic dioceses and communities of faith throughout the country and the globe. There are an estimated 1.2 billion Catholics on Earth — just think of what could be achieved if we committed to caring for the created world together.”

Then, as all faiths and faith communities grow in awareness and begins to truly adopt sustainable practices – not just at the parish, but also in the home, at work or school, and make it a priority in our politics – we can change, and quite possibly, save the world.

Faith-based organizations that help religious communities become sustainable include: Catholic Climate Covenant, Florida East Coast Green Union, Forum on Religion and Ecology, Interfaith Power and Light, The Green Seminary Initiative and Green Faith.

The Religions of the World Agree: Being Sustainable Is a Moral imperative; So, How Can We Bring the Ecology of Faith Home

Posted on by abrahamwien18

PJ PictureBy: Paul L. Jones, CPA
LEED Green Associate
Director, Financial Advisory Services for Emerald Skyline Corporation

“Climate change is the most serious issue facing humanity today. It is already seriously impacting economies, ecosystems, and people worldwide. Left unchecked, it will cause tremendous suffering for all living beings.” From the International Dharma Teachers’ Statement on Climate Change, 1/8/2014

“Because creation was entrusted to human stewardship, the natural world is not just a resource to be exploited but also a reality to be respected and even reverenced as a gift and trust from God. It is the task of human beings to care for, preserve and cultivate the treasures of creation.” Saint Pope John Paul II, The Church in Oceania, 2001, n.31

“For the Church of the 21st Century, good ecology is not an optional extra, but a matter of justice. It is therefore central to what it means to be a Christian.” Dr. Rowan Williams, Archbishop of Canterbury, Church Care, Church of England

“We are convinced that there can be no sincere and enduring resolution to the challenge of the ecological crisis and climate change unless the response is concerted and collective, unless the responsibility is shared and accountable, unless we give priority to solidarity and service.” From the Joint message from Pope Francis and Ecumenical Patriarch Bartholomew on the World Day of Prayer for Creation, September 1, 2017

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‘Ecology’ (from the Greek oikos) refers to the Earth as our home; our place of wellbeing. For Christians, ecological stewardship is the conviction that every gift of nature and grace comes from God and that the human person is not the absolute owner of his or her gifts or possessions but rather the trustee or steward of them. These gifts are given in trust for the building of the Kingdom of God. Christians are called to appreciate the spiritual and theological significance of the Earth and to exercise ecological stewardship of the Earth and its resources. The gifts of creation are not simply there for human use, but have their own dignity, value and integrity.

In April 2016, Muslim leaders delivered the Islamic climate change declaration. From an article announcing its’ release, “Islam teaches us that ‘man is simply a steward holding whatever is on earth in trust’,” says Nana Firman, Co-Chair of the Global Muslim Climate Network. “The Declaration calls upon all nations and their leaders to drastically reduce their greenhouse gas emissions and support vulnerable communities, both in addressing the impacts of climate change and in harnessing renewable energy.”

“Mahatma Gandhi urged, ‘You must be the change you wish to see in the world.’ If alive today, he would call upon Hindus to set the example, to change our lifestyle, to simplify our needs and restrain our desires. As one sixth of the human family, Hindus can have a tremendous impact. We can and should take the lead in Earth-friendly living, personal frugality, lower power consumption, alternative energy, sustainable food production and vegetarianism, as well as in evolving technologies that positively address our shared plight.” From the Hindu Declaration on Climate Change

“In the Jewish liturgy there is a prayer called Aleinu in which we ask that the world be soon perfected under the sovereignty of God (le-takein ‘olam  be-malkhut Shaddai). Tikkun ‘olam, the perfecting or the repairing of the world, has become a major theme in modern Jewish social justice theology. It is usually expressed as an activity, which must be done by humans in partnership with God. It is an important concept in light of the task ahead in environmentalism. In our ignorance and our greed, we have damaged the world and silenced many of the voices of the choir of Creation. Now we must fix it. There is no one else to repair it but us.” by Rabbi Lawrence Troster

So, all of the world’s major religions and all of the spiritual leaders of the world agree: Being a faithful steward in the care of His Creation is a religious and spiritual mandate: It is our obligation. But then we see churches that run the air conditioning full blast – when only a few people are present or we witness waste in water consumption, food preparation and other church, school and ecological waste in related parish activities. I think this lack of prioritization among every pastor, priest, rabbi, imam, swami and teacher, not just the leadership of a few, as evidenced by the failure to make every building occupied by a religious or spiritual institution sustainable.

As Saint James tells us “Who is wise and understanding among you? By his good conduct let him show his works in the meekness of Wisdom.” (James 3:13)

Hartford Institute estimates there are roughly 350,000 religious congregations in the United States. This estimate relies on the RCMS 2010 religious congregations census. Of those, about 314,000 are Protestant and other Christian churches, and 24,000 are Catholic and Orthodox churches. Non-Christian religious congregations are estimated at about 12,000.

According to the Catholic Climate Covenant in their presentation on the Catholic Covenant Energies program, “there are an estimated 70,000 Catholic-owned buildings in the United States.” Considering that the Catholic Church represents less than 10% of all religious congregations in the U.S., the opportunity for reducing the carbon footprint through sustainable practices in our churches, synagogues, mosques, schools, day care centers and other facilities operated by religious congregations is enormous. The Covenant calculates that by implementing proven and affordable conservation measures, Catholic-owned buildings can reduce energy use in buildings owned by 25% saving the Catholic Church $630 million in energy costs, “reducing energy use by an equivalent of 8.7 million tons of coal.”

Now, imagine if all faith denominations practiced what they preached – and not just in the United States but throughout the world! The Church and all religious denominations would then make a real – and positive – impact on the lives of all people, reducing suffering and promoting the cause of social justice. Further, the savings from lower utility bills and other sustainable practices can be diverted to core Church ministries like education, youth outreach and the care of the least in their community. Finally, through the implementation of sustainable practices, parishioners would learn how to be sustainable in their personal lives – saving on their utility bills helps the poor afford other necessities – life food or medicine.

So, what is a congregation to do?

In his book, “Inspiring Progress: Religions’ Contributions to Sustainable Development,” Gary Gardner, provides five capacities in which religion can help meet the challenge posed by climate change and sea level rise:

  1. Engage members of faith-based groups
  2. Moral authority – offer ethical guidelines and religious leadership
  3. Provide meaning by shaping world views and new paradigms of well-being
  4. Share physical resources; and
  5. Build community to support sustainable practices

And then there is the key to the Kingdom, be sustainable. Here are some of the most cost-effective steps any parish can take to begin the process of becoming a sustainable religious community. These steps can help reduce energy bills, tackle climate change and build a more sustainable future.

  • Air seal doors, windows and any other drafty locations which reduces the waste of energy used to heat or cool the facility;
  • Employ energy efficiency technology that optimizes energy performance which includes LED lighting, occupancy sensors, and insulating hot water storage tanks.
  • Be prudent in energy use: adjusting the thermostats 1 degree lower in the church, parish hall or other facilities can cut heating costs 5 percent over the course of a heating season. Setting the air-conditioning a few degrees higher has an equal effect; and
  • Improve water use efficiency by using low-flush toilets and urinals in parish facilities, landscaping with plants that don’t require a lot of water, collecting and reusing water for irrigation, employing detection devices to fix leaking pipes and plumbing (Installing high-efficiency plumbing fixtures and appliances can help reduce indoor water use by one-third, saving on water and sewer bills, and cutting energy use by as much as 6 percent);
  • Choose local suppliers and contractors who employ sustainable practices like energy efficiencies and use of “green” products;
  • Identify and employ wider, imaginative ways – like a temporary farmer’s market, reversible accommodation for classes, meetings and other uses to use church properties when not engaged in worship; and
  • Reduce, reuse and recycle.

Then, pewsthere are larger projects – like replacing HVAC equipment and appliances that are near the end of their functional life; adding solar panels, installing a geo-thermal plant, replacing vehicles with fuel-efficient, electric, hybrid or alternative fuel vehicles and encourage use of mass transit, carpooling and telecommuting.

The Catholic Climate Covenant and its sister organization, Catholic Covenant Energies, a non-profit organization which is working with the Archdiocese of Cincinnati and similar for-profit organizations like Commons Energy which is working with the Archdiocese of Vermont are available to provide financing.

Now is the time for our religions to take the lead in bringing sustainable practices to their properties, to their parishes and to their community… From the first letter of Saint John (3:18), “Little children, let us not love in word or talk but in deed and in Truth.”

Want a healthy building? Follow this primer on two new wellness standards

Posted on by abrahamwien18

This article is republished on Sustainable Benefits for educational purposes.
View the original article here: Perkins+Will’s Ideas + Buildings

By Kate Kerbel

WELL

While our industry’s focus on wellness may seem like just the latest trend, occupant health has been an important goal of the built environment for centuries. In the 1800s, urban infrastructure allowing access to fresh water, natural light, and clean air significantly reduced the number of deaths from infectious diseases like tuberculosis, cholera, and yellow fever. Additionally, in the 1900s, doctors consulted on the design of school gymnasiums, advising on how the environment could help support human health.

Today, with individuals spending on average over 40 hours a week at work, health and wellness are taking center stage. Labor and healthcare spending also comprise the bulk of operating expenses—making happy and healthy employees a smart investment.

Since its development in the 1990s, the LEED rating system has been applied to over 19.1 billion total commercial square feet. Along with other systems like BREEAM, Energy Star, and the Living Building Challenge, green building design and operations work to conserve energy across the globe. A serendipitous byproduct of green design has become apparent: people like working in green buildings better. Green buildings ensure access to daylight, incorporate biophilia, provide clean air, and leverage healthy materials; it’s no wonder people like spending time in them.

In recent years, two new wellness rating systems have emerged. Both use research-based strategies to evaluate buildings not by how much energy they save or how they impact the environment, but by how they can directly contribute to occupant health.

WELL was developed by Delos and has a somewhat similar framework and documentation process to its “cousin,” LEED. Both certifications are administered by the Green Business Certification (GBCI), which continues to improve and streamline the synergistic documentation processes.

Fitwel, developed by U.S. Centers for Disease Control and Prevention (CDC) and the General Services Administration (GSA), and administered by the Center for Active Design, aims to identify the most impactful strategies for space and does not require a technical design background to administer.

Perkins+Will is well versed in both systems. We’ve committed to achieving Fitwel certification for all our North American offices, and we have a handful of WELL-certified projects, including the ASID Headquarters—the first space in the world to earn both both LEED and WELL Platinum Certification.

ASID

The ASID Headquarters in Washington, D.C., was WELL Certified at the Platinum level under WELL v1 in June 2017.

As a Fitwel Ambassador and our firm’s first WELL Accredited Professional, I’ve gotten a lot of questions about the two systems. In just one year, I have seen a huge increase in interest, especially from developers. In response, here are my answers to two of the most frequently asked questions from those considering these emergent systems.

HOW DOES WELL DIFFER FROM LEED?

Impact Categories

As opposed to LEED’s Location & Transportation, Sustainable Sites, Water Efficiency, Energy & Atmosphere, Materials & Resources, and Indoor Environmental Quality categories, WELL divvies up its 100 Features (credits) into: Air (Quality), Water (Quality), Nourishment, Light, Fitness, Comfort, and Mind. There are naturally some synergies between the categories: For example, an automated daylight sensor that dims overhead lights when sufficient daylight is present saves energy, but it also reduces glare and allows people to work in a naturally lit space. Conversely, some of the categories prioritize occupant health over energy savings . For example, WELL requires that paper towels be provided in restrooms because automated hand blowers are less sanitary. Through the LEED lens, the additional use of material would be discouraged.

On-Site Testing

LEED requires thorough documentation for the majority of credits, including annotated floor plans, measurements, manufacturer documentation, etc. WELL, on the other hand, requires signed letters of assurance from the architect, contractor, MEP engineer, or owner for many Features. Then, the GBCI sends their own WELL Assessor to the site to visually observe that all the policies are in place, and to conduct rigorous testing to confirm air and water quality standards.

Recertification

Unlike LEED, WELL requires project recertification for construction/major renovation projects as well as interiors projects every three years, which means a WELL Assessor will come back to the site to make observations and rerun quality tests. Projects may either meet the same level of certification they originally earned, be awarded a higher certification than their original level, or lose certification. Core and shell projects, however, do not need to be recertified.

Preconditions

There are more preconditions in WELL (called prerequisites in LEED) than you might expect. For certification or compliance to be awarded, all applicable WELL preconditions need to be met. The number of preconditions that must be met depends on the project typology. For example, new construction/major renovation projects have 41 preconditions, while core and shell projects have 26.

Levels of Certification

Certification starts at silver and consists of Silver, Gold, and Platinum. Meeting all of the preconditions earns a silver certification. Gold level certification is achieved by meeting all WELL preconditions, in addition to between 40 to 80 percent of the optimization features. Platinum level certification is achieved by meeting all preconditions, as well as 80 percent or more of the optimization features.

WHICH STANDARD IS BEST FOR MY BUILDING?

There are several compelling reasons to use each system. For instance, if a client comes to us with a large real estate portfolio and is interested in tracking hundreds of locations, Fitwel would be the best choice. Fitwel is relatively quick and straightforward for facility managers to use themselves to find out if their buildings earn zero, one, two, or three stars. Furthermore, with a large portfolio, facility managers would be able to benchmark all of their locations and set company goals. For example, they may want to bring all of their locations up to two stars over a certain number of years. Fitwel gives the user feedback regarding what changes the building/operations can make that will have the most impact on improving their workplace.

WELL, because of the more substantial effort and cost, realistically would be ideal for a few featured locations of a large portfolio at this point in time. The process of achieving WELL looks similar to that of achieving LEED: It should be discussed early in the project design process and will require members of the architecture, engineering, and operations team to work together to submit documentation.

Lastly, a client could also pursue both Fitwel and WELL for a building, as we are doing with our own Perkins+Will Dallas office, since there are unique benefits to both. Also, keep in mind that certifications are not necessary to ensure the design of a healthy space. Similar to designing green buildings, it is completely possible to design the healthiest of spaces using thoughtful design concepts that great architects have pursued throughout history without completing a formal documentation system.

 

Well Building Certification and How We Plan to Achieve It in Boca Raton

Posted on by abrahamwien18

Julie

 

By Julie Lundin, Founder, LEED AP ID+C, NCIDQ, ASID
Director of Sustainable Interior Design for Emerald Skyline Corporation

 

Emerald Skyline Corporation in conjunction with Golden Spiral Design, is designing, renovating and repurposing an unoccupied industrial building located in Boca Raton, FL. Our renovation includes many sustainable features with the intent to obtain LEED certification from the USGBC. In addition, we hope to achieve a “wellness” standard certification, WELL or Fitwel. Our project has gone through many design changes throughout the renovation process however sustainability and a healthy built environment continue to be a priorityI have written about the USGBC LEED Certification previously. This article focuses on “well” certifications that are available to those who want to impact and improve the health and well-being of people through the built environment. Design plays a significant role in human health.   Designing for wellness (salutogenic design) is a measurable aspect of design that can help a building’s inhabitants operate at their peak effectiveness, maintaining physical and mental well- being, helping them to lead healthier, and therefore longer lives. It is the ultimate investment in people, in an architectural sense.

The WELL Building Institute has developed a holistic approach to health and well-being in interior places where we live, work and play by using the WELL Building Standard, which aims to transform indoor environments by placing health and wellness at the center of design and construction decisions. The WELL Building Standard focuses on seven major areas: air, water, nourishment, light, fitness, comfort and mind.

Design is frequently associated with the concepts of beauty, color, texture and other aesthetic attributes; all of which were taken into consideration during the design of our building. However, as an Interior Designer and LEED AP, it was also important to incorporate one of the most powerful elements of building and space design which is the opportunity to impact and improve the health and well-being of our occupants. Below are some of the strategies that we applied in our project to the Well Building Standard seven concepts of Well building:

AIR

  • We selected low VOC materials and those with no harsh chemicals to reduce off-gassing of VOC’s to limit the likelihood that occupants come into contact with harmful, harsh chemicals
  • Our building has no permanent wall-to-wall carpeting, an open space plan for easy and effective cleaning
  • Incorporating natural and biophilic elements such as plants, a living wall, and natural materials.

WATER

  • Encourage hydration of our occupants by placing a water dispenser with fresh citrus in the design studio area for easy access to all.
  • Installation of a reverse osmosis water filtration system to enhance water quality and taste.
  • Additional energy efficient refrigerator with a filtered water container for cold water that is not bottled.

NOURISHMENT

  • Our space has been designed to provide a full kitchen to occupants so that they may prepare or store healthy meals.
  • Numerous seating areas are available to encourage gathering and sharing meals.
  • Fresh fruits, vegetables and nuts will be out on a regular basis for healthy snacks.

LIGHT

  • We have specified BioLight (biolightllc.com) healthy LED light fixtures that provide appropriate lux and equivalent melanopic lux levels to prevent eye strain while also aligning with the body’s circadian rhythm.
  • Reduced glare by positioning light fixtures strategically, provide task lighting, and install an exterior awning to provide shading at the windows.
  • Daylight was considered in the installation of large windows on the south façade of the building to allow for access to natural light and views of the outdoors.

FITNESS

  • Our building is one story with an open space plan which encourages occupants to move frequently and interact with each other.
  • The grounds of the property will contain a water element, butterfly garden, and green outdoor seating areas to encourage time spent in nature.
  • We have installed two showers and bicycle storage to promote active transportation and exercise.

COMFORT

  • Select furniture that enables our occupants to be more active during the work day and offers an alternative to prolonged sitting. We have designed numerous collaboration areas with comfortable sofas and chairs.
  • Our open space plan and newly installed ADA bathroom provides an equitable environment for any occupants with physical disabilities.
  • We have included both collaboration and quiet areas so that occupants can be acoustically comfortable and select their more productive environment depending on their activity.

MIND

  • We have created a beautiful, collaborative space so our occupants and associates will be happy to spend time there
  • Incorporated biophilic design with a living wall, large windows, and natural elements to allow occupants to be connected to nature even while indoors.
  • We have designed the space to have cozy and relaxing areas in addition to the productive work spaces This includes a loft that encourages the opportunity for relaxation and refuge with time spent reading and meditating.

 

The Fitwel Certification System is a unique building certification system that positively impacts occupant health and productivity through an integrated approach to workplace design and operations. Fitwel’s development was led by the U.S. Centers for Disease Control and Protection (CDC) and the General Services Administration (GSA). It is an evidence based approach as research by the CDC has shown that health promotion through programs, policies and environmental changes can improve employee health and productivity, with potential savings in healthcare costs. The Fitwel scorecard was developed by experts in public health, facility management and design. Each criterion is linked by scientific evidence to (at least) one of seven health impact categories.

We are confident that our design decisions will enable us to achieve a Well Certification. It is of the utmost importance that our project enhances the quality of life and health of all who spend time there. We encourage this forward way of designing and hope to see many Well Certified buildings in the future.

Referemces:

https://fitwel.org/

https://www.wellcertified.com/

https://www.wellcertified.com/en/articles/design-wellness-strategies-unite-health-design

https://www.littleonline.com/think/the-connection-between-space-and-wellness

http://standard.wellcertified.com/light/circadian-lighting-design

A Wood Fence Just Won’t Do

Posted on by abrahamwien18

Wood is a great material for a myriad of products, but not for a fence. With consistent weather and pest exposure, wood fences often succumb to a number of factors that decrease the overall value of your fence and property. You’ll find that with a wood fence, weather and pest exposure can cause:

  • Rotting
    • Warping
    • Splintering
    • Staining
    • Integrity loss

Many of these issues are caused by wind, sun exposure, freezing temperatures and snow, as the heating and cooling often breaks down the wood fibers and the overall integrity of the fence. This results in panel shrinking, meaning an overall loss of security and privacy. And because wood is composed of organic materials, wood fences often become food for termites, wood ants and other pests.

These issues mean wood fences must be repaired and replaced more frequently, which translates to more wasted materials and new materials to supplement replacing the old. This inevitably reflects on the wood industry, which participates in logging and other practices detrimental to the environment.

Emerald Skyline Corporation is proud to offer Trex Fencing to commercial building and property owners. If you’re interested in installing Trex Fencing at your commercial property, please email us at [email protected]. Please also read through some of the most commonly asked questions about why Trex Fencing is superior to wood:

WHY IS TREX® FENCING BETTER THAN WOOD?

Trex Fencing offers superior durability and performance that you can’t get from wood. Trex Fencing resists termites, won’t rot, warp, or splinter and never needs staining or painting. What’s more, Trex Fencing is made from 95% recycled materials (reclaimed wood as well as recycled plastic), making it an environmentally-friendly choice you can feel pleased about.

IF TREX® FENCING IS MADE FROM RECYCLED MATERIALS, WHY IS IT MORE EXPENSIVE THAN WOOD?

While most of the raw materials used in making Trex® Fencing are recycled, these materials are carefully processed to ensure the highest level of quality and performance. The end result is fencing that performs better than wood, actually lowering your cost over time through less maintenance.

WHAT IS THE LIFETIME VALUE OF TREX FENCING?

With wood fences, maintenance costs add up over time. Although Trex® Fencing costs more initially, you’ll never have to sand, stain or paint your Trex Fencing. Over the life of your fence, those reduced maintenance costs add up to a greater value than wood – not to mention the value of all the time you get to spend enjoying your fence rather than working on it.

WHAT IS THE DIFFERENCE BETWEEN STOCKADE COMPOSITE FENCES AND INNOVATIVE HIGH-PERFORMANCE TREX FENCING?

Understanding the differences between a stockade composite fence and an innovative high-performance Trex® fence is an important factor in distinguishing the benefits of Trex.

Stockade Composite Fences (Dog-Eared). These traditional types of fences use backer rails and pickets screwed or nailed to the rails. Fasteners are visible on these types of fences. True privacy is hard to obtain because the expansion of the material at higher temperatures requires the pickets to be gapped during installation. The gap becomes even more pronounced when the temperatures drop and the material contracts. A board-on-board (overlapping picket) design could be used but that creates additional expense and still won’t fully close gaps if the boards warp. Because backer rails are usually exposed on one side of the fence, determining which side will face the neighbors could lead to difficult conversations. The typical recommendation for stockade-style fences is to install them on 6′ post centers which adds costs for posts and causes extra time and expense for labor. Stockade composite fences are usually not tested or backed with product engineering.

Innovative High-Performance Trex® Fencing. The innovative design of Trex® Fencing includes a board-on-board appearance with top and bottom fascia rails, capped with an attractive shadow-line. The fence’s innovation isn’t just about appearance — it is easy for do-it-yourselfers or professionals to install. The form and function of the components were also carefully considered during development. For example, the brackets allow fasteners to be hidden and the interlocking picket system not only provides complete privacy, it eliminates warping and strengthens the fence. Trex® Fencing is installed on 8’ post centers reducing additional product cost and extra time for labor.

BEYOND USING RECYCLED MATERIALS, WHAT OTHER ENVIRONMENTALLY-FRIENDLY PRACTICES DOES TREX® EMPLOY?

The Trex environmentally-friendly manufacturing process recycles factory refuse/runoff back into the manufacturing line. Within the manufacturing plants, the trailers that carry product run on vegetable-based oil hydraulics. Trex is a member of the USGBC (U.S. Green Building Council) and Trex products contribute to LEED (Leadership in Energy and Environmental Design) points.