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/ ------- 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. ------- 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 ------- 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 ------- 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 ------- 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 ------- 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' ------- |