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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