SB*
Revita I ization
EPA provided technical assistance support to the City of Moline, Illinois in the areas of green building and historic preservation for
the Moline Multi-Modal Station Project. This assistance was intended to strengthen the HUD-DOT-EPA Partnership for Sustainable
Communities by providing the City of Moline access to technical resources and expertise. EPA's technical assistance activities
focused on the development of five case studies on the renovation of existing/historic structures to meet Leadership in Energy and
Environmental Design (LEED) standards for multi-modal transportation projects, where possible. These five case studies were
presented at the Moline Developer Workshop held on October 18,2011. This is the fourth case study in the series.
CHRISTMAN BUILDING
LANSING, MICHIGAN
Project Summary
An example of downtown revitalization, historic preservation and
sustainable design, the rehabilitation of the 1928 Mutual Building
into the Christman Building incorporates preservation and
restoration of the building's historic fabric with "smart" systems
for heating, cooling, safety and other high-performance building
controls.
The building now serves as the national headquarters for the
Christman Company, a General Contractor and real estate
development company, with tenant space provided to the
Michigan Municipal League and the lobbying firm of Kelley
Cawthorne.
Historic Features
All of the preservation work on the building was approved by the
State Historic Preservation Office and the National Park Service
to ensure that standards protecting the building, individually
listed on the National Register of historic places, were upheld.
Restoration of historically significant building features included the
main entrance doors and plaques, the mica shade light fixtures
and Pewabic wall tiles in the main hall, and the light fixtures and
verdigris bronze handrail finish in the stairwell and lower level.
Other restored and reused building components included door
hardware, wood trim, wood windows, and floors in the entry and
historic staircase made of Bluestone or black and white linoleum.
Project Description
Elements: Historic, Private Developer, Green
Size of Community Served: N/A
Current Owner: Christman Company
Square Footage: 64,190
Original Construction Date: 1928
Historic Designation: National Register of Historic
Places
Project Completion Date: 2008
Construction and Project Costs: $12 million
LEED or Other Green Certification: LEED Core and
Shell Platinum, LEED Commercial Interior Platinum,
LEED Existing Building Platinum
Visit the EPA Land Revitalization Web site at:http://www.epa.gov/landrevitalization/
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Bricks salvaged from the removal of the penthouse were
used to patch exterior walls. Benign products, such as
citrus strippers, wet grinding, and low VOC coatings,
were used to restore historic finishes. All plaster walls
were restored, using several restoration techniques.
Green Features
• The location allows use of existing public
transportation and parking facilities
• Showers and locker rooms encourage walking and
bicycling to work
• The white roof and reduced exterior lighting reduce
heat island effects and light pollution
• Energy use is reduced by task lighting, occupancy
sensors, programmed timers in common areas,
daylighting for 92% of occupants, high efficiency
windows and Energy Star office equipment and
appliances
• High efficiency HVAC systems provide individually
controlled comfort conditions
• Under floor air distribution system maximizes
efficient, healthy ventilation
• Low flow fixtures reduce water consumption by 40%
• The design reused 92% of existing walls, roof and
floors, and most of Christman Company's former
office furnishings
• Recycled and regionally manufactured materials, and
low emission sealants, paints, carpets, and furniture
were used extensively
• All wood was Forest Stewardship Council certified
• The interior provides outdoor views to 90% of
occupants
• Extensive recycling diverted 77% of construction
debris from the landfill
Challenges and Solutions
Project Schedule Impact on Mechanical Systems
Installation
The biggest challenge for the project was the short
timeline required to achieve two million dollars' worth
of tax credits, including a seven-month construction
period. Delays also resulted from the Department of the
Interior's historical preservation approval process. This
dramatically impacted the installation and operation of
the mechanical systems critical to meeting sustainability
and comfort goals.
The last phase—controls work and commissioning—
was completed in a period of a few weeks when it
should have taken two months. This resulted in poorly
performing systems in the first months of operation. Post
occupancy review and re-commissioning of the systems
dramatically improved their operation.
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Using a re-commissioning and then an ongoing
commissioning process after occupancy resulted in the
ENERGY STAR score improving from 39 to 81 in a single
year, providing a total annual net savings of $46,026 with
a simple payback of total LEED for Existing Buildings:
Operations & Maintenance Building Incremental
Operating Cost of 1.4 years and a lifecycle net present
value of $6.44 per square foot.
Daylighting and New Space
A skylighted atrium was created in the heart of the
building and is accessible to floors 4 and 5 and the newly
created floor 6, providing a social gathering area for
occupants. The new 6th floor space is not visible from the
street and offers outstanding views of the state capitol
and cityscape.
Partnerships and Funding Strategies
Financing for the project utilized a number of economic
incentives in order to make it feasible. These included
federal programs such as New Market Tax Credits and
Historic Tax Credits. The project also enjoys property
tax relief through the Federal Obsolete Property
Rehabilitation act, which freezes the taxable value on the
building prior to improvements for 12 years.
The project is also an example of a public/private
partnership. The City of Lansing, through the Brownfield
Authority, has a development agreement with the project
that enables the recapture of Michigan Single Business
Tax Credits for eligible costs. The city also provided key
economic information that supported requests for the
New Market Tax Credits.
The specific economic incentives that supported the
development of this project are:
State of Michigan Brownfield
Single Business Tax (SBT) Credits $672,500
Federal Historic Tax Credits $2,000,000
State Historic Tax Credits $500,000
Federal New Market Tax Credits Allocation $8,500,000
Property Tax Relief through establishment
of a Federal Obsolete Property
Rehabilitation Act (OPRA) District $1.2 million
($100,000/year for 12 years)
Leverage Financing Opportunities
Christman, as building owner, has made long-term
lease commitments with its tenants to reduce the
future environmental costs associated with turnover.
Green guidelines have been prepared for building
tenant build-out.
Costs and Savings Attributed to LEED
For the core and shell project, the costs associated
with achieving green goals represented 1.3% of the
total budget. Two-thirds of those green costs were
related to the LEED certification process. For the
commercial interior project, the costs associated with
achieving green goals represented 0.7% of the total
budget. Of those green costs, 95% were related to
LEED certification. In addition to the financial benefits
of increased occupant comfort, health, and productivity,
the owner expects to see a four-year return on their
investment in green construction through the building's
increased energy efficiency.
Energy modeling projections for this building show that it
will exceed minimum energy efficiency requirements by
34%. Its lower natural gas and electricity consumption
will reduce CO2 by 1,002,945 pounds per year, SO2
emissions by 4,524 gm per year, and NOx emissions
by 2,148 gm per year. This is the equivalent of planting
4,112 trees or reducing driving by 1,094,212 miles.
The underfloor air distribution system provides 200%
to 300% more ventilation than required by ASHRAE
Standard 62.1-2004. The computerized building
management system (BMS), which has several
Visit the Partnership for Sustainable Communities Web site at: www.SustainableCommunities.gov
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thousand control points, is used extensively for fine
tuning the operation of HVAC and lighting systems to
occupancy and climatic conditions. In addition, a 40%
reduction in potable water and sewage use was achieved
by careful selection of water-efficient plumbing.
Summary ofLEED-EB: O&M Project Quantified Costs,
Benefits, and Payback
Total Incremental Costs of Implementation: $22,280
Total LEED-EB: O&M Certification
Process Costs: $41,925
Total LEED-EB: O&M Building Project Incremental
Operating Costs: $64,205
Total Annual Net Savings: $46,026
Simple Payback of Total LEED-EB: O&M Building
Incremental Operating Costs: 1.4 years
Floor Area of LEED-EB Building: 64,190 sq. ft.
Total LEED-EB: O&M Building Project Incremental
Operating Costs per Square Foot: $1.00
Total Annual Net Savings per Square Foot: $0.72
Life Cycle Net Present Value: $413,529
Life Cycle Net Present Value per Square Foot: $6.44
Project Effect on Neighborhood
The Christman Company has been a major downtown
anchor in Lansing for 80 years, and the Mayor attributes
the company's investment in the building and the
community as inspiration to other businesses. A 2009
economic study by the Lansing Economic Development
Corporation reports that Downtown Lansing is
experiencing an economic boom not seen in fifty years.
Recent and planned private sector investments total
nearly $600 million including commercial and residential
development.
Sources for Additional Information
For more information on this restoration project, please
see the Christman Building website: www.christmanco.
com/portfolio.asp?id=106&cat_id=25.
Project Contact
For more information on the Christman Building
restoration, please contact:
Owner, Developer & Contractor
Gavin Gardi, Sustainable Programs Manager
The Christman Company
(517)702-3414
Gavin.gardi@christmanco. com
Architect, Engineering & Lighting Design
Brooke Smith, Principal
SmithGroup
(313)983-3600
Brooke. smith@smithgroup. com
Awards
2008 CAM Green Project of the Year Award
2008 XL Insurance Green Contractor Award
2008 AGC Build Michigan Award
2008 SBIC Beyond Green High Performance
Building Award
2008 NAIOP/SIOR High Performance / Green Design
Excellence Award
2009 AGC Build America Merit Award
2009 Governor's Award for Historic Preservation
2009 Michigan Historic Preservation Network Tax
Credit Project Award
Visit the EPA Office of Sustainable Communtiies Web site at: www.epa.gov/smartgrowth/topics/historic_pres.htm
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LEED Scorecard
Core and Shell LEED v2
LEED RATING
Displays LEED level which is based on number
of points attempted. *
49 Points Documented
[ 9 | J Sustainable Sites
Yes SS Prerequisite 1 (J Construction Activity Pollution Prevention
Landscape Architect
PLATINUM
Points Available: 61
Possible Points: 15
Earned 0
^^^H
1
^^^M
1
^^^M
I
^^^H
1
^^^M
^^^M
1
^^^M
^^^M
1
^^^M
^^^H
1
^^^M
^^^H
^^^H
^^^H
^^^H
^^^M
^^^H
^^^H
1
^^H
^^^M
0
^^^H
1
^^^H
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
Credit 1
Credit 2
Credit 3
Credit 4,1
Credit 4, 2
Credit 4, 3
Credit 4, 4
Credit 5.1
Credit 5,2
Credit 6,1
Credit 6.2
Credit 7,1
Credit 7,2
Credit 8
Credit 9
c
E
Site Selection ^
Development Density & Community _
Connectivity '
Brownfield Redevelopment ^
Alternative Transportation, Public _
Transportation Access '
Alternative Transportation, Bicvde _
Storage & Changing Rooms '
Alternative Transportation, Low-Emitting _
& Fuel-Efficient Vehicles
Alternative Transportation. Parking _
Capacity
Site Development, Protect or Restore
Habitat
Site Development, Maximize Open Space
Stormwater Design, Quantity Control
Stormwater Design, Quality Control
Heat Island Effect, Non-Roof
Heat Island Effect, Roof ^
Light Pollution Reduction
Tenant Design and Construction
Guidelines
^ Project Team Administrator
^ Project Team Administrator
^ Project Team Administrator
^ Project Team Administrator
^ Project Team Administrator
^ ProjectTearn Administrator
^ Project Team Administrator
Not Attempted
Not Attempted
Not Attempted
Not Attempted
Not Attempted
If Project Team Administrator
Lighting Designer
Assist, LEED Coordinator
Earned
Earned
Earned
Earned
Earned
Earned
Earned
Earned
Denied
Earned
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
it the EPA Region 5 Brownfields Web site at: www.epa.gov/R5Brownfiel
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4 | ^ Water Efficiency
2 I WE Credit 1 Water Efficient Landscaping
I WE Credit 2 (| Innovative Wastewater Technologies
2 I WE Credit 3 || Water Use Reduction
111 ^j Energy and Atmosphere
. ., , Fundamental Commissioning of the
Yes EA Prerequisite 1 C p .... ~ ~—7
" Building Energy Systems
Yes EA Prerequisite 2 Minimum Energy Performance
Yes EA Prerequisite 3 Fundamental Refrigerant Management
EA Credit 1 || Optimize Enemy Performance
EA Credit 2 || On-Site Renewable Energy
EA Credit 3 C Enhanced Commissioning
EA Credit 4 Enhanced Refrigerant Management
EA Credit 5.1 (| Measurement & Uerification, Base Building
- • /- j-4. IT -
EA Credit 5.2
Measurement & Uerification - Tenant
rrr - 7 — : -
Sub-metenng
EA Credit 6 (J Green Power
Materials and Resources
MR Credit 1 C Building Reuse
Yes MR Prerequisite 1 ' Storage & Collection of Recyclable;
MR Credit 2
Construction Waste Management
Possible Points: 5
Landscape Architect Earned 2
Not Attempted 1
HUAC Engineer
Commissioning Agent
HUAC Engineer
HUAC Engineer
HUAC Engineer
Not Attempted
Not Attempted
HUAC Engineer
Not Attempted 1
Project Team Administrator Earned 1
Project Team Administrator Earned 1
Earned 2
Possible Points: 14
Earned 0
Earned 0
Earned 0
Earned 8
1
1
Earned 1
Architect
Possible Points: 11
Earned 3
Project Team Administrator Earned 0
Contractor
Earned 2
MR Credit 3 g Materials Reuse, 1%
MR Credit 4
MR Credit 5
Recycled Content
Regional Materials
~jf Project Team Administrator Earned 1
Project Team Administrator Earned 2
MR Credit 6 C Certified Wood
Project Team Administrator Earned 2
Project Team Administrator Denied 1
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I 11 I [VI Indoor Environmental Quality
Yes EQ Prerequisite 1 [ Minimum IAO Performance
, .... Environmental Tobacco Smoke (ETS)
Yes EQ Prerequisite 2 — — ^-^, —
EQ Credit 1 Outdoor Air Delivery Monitoring
EQ Credit 2 || Increased Ventilation
EQ Credit 3
Construction IAQ Management Plan,
During Construction
EQ Credit 4 Q Low-Emitting Materials
_ ... r Indoor Chemical & Pollutant Source
E<= Credlt5 Control
,. Controllability of Systems, Thermal
EQ Credit 7 (| Thermal Comfort, Design
Daylight & Views, Views for 90% of
EQ Credit 8,2
^w Innovation and Design Process
ID Credit 1,1 In no vat ion in Design
ID Credit 1.2 Innovation in Design
ID Credit 1.3 Innovation in Design
HVAC Engineer
Possible Points: 11
Earned 0
. , . .. . . .
Project Team Administrator Earned 0
HVAC Engineer
HVAC Engineer
Contractor
Earned 1
Earned 1
Earned 1
Project Team Administrator Earned 3
Project Team Administrator Earned 1
HVAC Engineer
HVAC Engineer
EQ Credit 8.1 Daylight & Views. Daylight 75% of Spaces Lighting Designer
Earned 1
Earned 1
Earned 1
Lighting Designer
Earned 1
Possible Points: 5
ID Credit 1.4
ID Credit 2
Innovation in Design
Innovation in Design
Project Team Administrator Earned 1
Project Team Administrator Earned 1
Project Team Administrator Earned 1
"If Project Team Administrator Earned 1
Project Team Administrator Earned 1
Green Building And Historic Preservation
Case Studies ForMoline Multi-Modal Station
Project—Christman Building, Lansing, Michig
,olid Waste
and Emergency
Response (5105T*
EPA560-F-11-069
December 2011
www. epa.gov/brownfie'
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