Green Globes Certification Overview
CASE STUDY: MACKENZIE SUSTAINABLE INTERIORS
Green Globes’ Sustainable Interiors Guides Mackenzie to a More Efficient Workplace
Mackenzie’s multidisciplinary design firm knew from day one that it wanted a sustainable office space for its new Vancouver, Washington location. The team chose Green Globes to verify the environmental features of the tenant improvement project and assigned Architect and Green Globes Professional (GGP) Adam Olsen to spearhead the process. “As the GGP, I orchestrated and tracked the process and proved that we were meeting the credit intent to our Green Globes assessor, which streamlined certification.” Leveraging Olsen’s Green Globes’ proficiency, Mackenzie’s Vancouver space became the second tenant improvement in the nation to earn Four Green Globes for Sustainable Interiors (SI).
© Mackenzie
When Olsen noticed that the project’s sustainable measures already placed it in the Three Green Globes category, he wanted to raise the bar. “I conducted an internal cost comparison for commissioning and submetering the energy use of our tenant space, which would get us to the Four Green Globes rating threshold,” recalls Olsen. Both items were ultimately included.
Susan M. Gray, senior portfolio manager for FC Services, a Killian Pacific company, says meeting Mackenzie’s request for submetering aligned with Killian Pacific’s relationship-based culture and values. “As a landlord, we truly believe in supporting our tenants and their initiatives. Creating a partnership with our tenants is primary for us so we were happy to help Mackenzie achieve their goal.”
Innovative measures and proven technology propelled Mackenzie to Green Globes SI highest rating:
- Lighting load reduction of at least 50 percent through occupancy sensors and photocell lighting controls coordinated with available daylight
- Comprehensive training on sensors, systems, and equipment
- Energy submetering for lighting, plug loads, and electricity used for HVAC (through independent high-efficiency fans tied into the rooftop’s HVAC system)
- Monitoring features, which allow the tenant to evaluate electricity usage in real time
ATTENTION TO THE DETAILS
While obtaining the submetering system was a goal, Olsen wanted the information to be publicly visible. He spoke with the electrician in the field to determine what could be done to monitor their usage. Now, the main metering display is showcased in the reception area. “It stands at the forefront of what we do,” says Olsen. “Our firm performs hundreds of tenant improvements each year, and we’ll be able to share evident cost-savings strategies with our clients.”
© Mackenzie
Green Globes awards points for commissioning because it’s critical to ensure efficient operations. Contractors select equipment to meet specifications, but they have no means to properly test it after installation. Commissioning provides assurances on how the systems are working individually and as a collective. “It’s amazing how many things don’t work quite right and would remain unfixed without commissioning,” remarks Olsen. “For example, our commissioning agent discovered that our occupancy sensors didn’t turn off the lighting in line with the target, and some never turned off at all. With tiny adjustments, she was able to ensure the systems perform properly.”
Killian Pacific inspires enduring partnerships. “We’re creating the synergy of a community,” explains Gray. “It knits us and our tenants together, and we all benefit from a long-term relationship.” Because Mackenzie plans to stay in the space over time, it was important to develop training for future employees to maximize performance in ongoing operations. It captured Green Globes’ credit for written and digital versions of the operations and maintenance manual that include warranty information, product instructions, and video training.
Proud of its Green Globes’ accomplishments, Mackenzie bussed 150 employees from its Portland, Oregon, office to a walk-through of the Vancouver space. “We educated employees about different aspects of the project, and it was a great way to share what we learned through the Green Globes process,” Olsen says.
© Mackenzie
Mackenzie’s Tenant Improvement inside this building in Vancouver, Washington, earned Four Green Globes for Sustainable Interiors.
Conclusion
In the realm of green building rating systems, Green Globes offers user-friendly, credible, and practical approaches to achieving certification. Green Globes provides in-depth, real-time support from GBI staff and third-party assessors throughout the assessment process to ensure the project team understands what is expected and has all of its questions answered.
Green Globes certification is available for new construction projects, existing buildings, and interiors spaces and assigns scores based on a weighted 1,000-point scale. The system has no prerequisites and allows nonapplicable designations so that projects teams are not penalized for criteria that do not apply to them.
© OTJArchitects
This office space is certified with Two Green Globes for Sustainable Interiors.
The Green Globes online survey tool and required site visit minimize the documentation needed, streamline the assessment process, and expedite building certification.
Green Globes is uniquely tailored to improve project management efficiencies and it emphasizes the achievement of environmental project goals in an efficient and cost-effective manner.
GBI’s suite of rating systems can help a client reduce environmental impacts and operating costs; qualify for tax and permitting incentives; meet government requirements; improve occupant comfort, productivity, and health; attract and retain employees; and increase property values.
End Notes
1American National Standards Institute (ANSI). Green Building Intiative. Web. 21 October 2016. www.thegbi.org/ansi.
2Green Globes: Multifamily Incentive Overview. Green Building Intiative. Web. 21 October 2016. www.thegbi.org/files/training_resources/GreenGlobes-Fannie_Mae_Overview.pdf.
3“Building Energy and Environmental Report 2011.” BOMA. Web. 21 October 2016. http://bomacanada.ca/bomabest/.
4Global Encasement Inc. Web. 21 October 2016. www.encasement.com/glossary/ieq.
5About GreenChill. U.S. Environmental Protection Agency. 7 December 2015. Web. 21 October 2016. www.epa.gov/greenchill/about-greenchill.
6Green Globes: Project Profile. Green Building Intiative. Web. 21 October 2016. www.thegbi.org/content/misc/ProjectProfile-GreenGlobes-Jospeh_Arnold_Lofts.pdf.
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The Green Building Initiative (GBI) is a nonprofit organization dedicated to accelerating the adoption of building practices that result in resource-efficient, healthier, and environmentally sustainable buildings. We advance this mission through credible and practical green building approaches for more sustainable communities. To learn more, visit www.thegbi.org. |
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