BDS - Productivity LEED Profit

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INTRODUCTION Matthew R. Beecher, LEED-AP President – Beecher Development Services Architecture – University of Miami Design, Construction, Development, Facilities Management Healthcare, Education, Multi-Family, Commercial Office, Industrial, Retail

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Return on People – Above all fixed real estate assets, people are the most valuable and have the highest return on investment. The built environment directly affects the productivity and effectiveness of the inhabitants. ENHANCE YOUR ASSETS Recruitment Retention Satisfaction Performance

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ENHANCE YOUR ASSETS Environmental Factors That Affect Human Productivity LIGHT AIR TEMPERATURE ACOUSTICS ERGONOMICS

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ENHANCE YOUR ASSETS Building Feature Potential Strategies Productivity Increase Source Daylight & Enhanced Views Interior & Exterior Solar Control, Sky Lights, 4.00% 1,8 Increased Glazing Area Reduced Absenteeism 47.00% 10 Individual Temp Control Underfloor Air, System Zoning, T-Stat Location 1.20% 3 Individual Ventilation Control Underfloor Air, System Zoning, T-Stat Location 1.80% 3 Operable Windows Higher Indoor Air Quality Underfloor Air, Upgraded Filtration, 0.60% 4,9 Low VOC Paints, Coatings and Adhesives Individual Lighting Control Task Lighting 7.10% 3 Noise Control STC 56 Demising Walls Underfloor Air 0.81% 6 Footnotes 1 . Heschong Mahone Architectural Group "California Energy Commission PIER Studies on Schools, Retail, and Offices, 2002-2003" 2. The New Buildings Institute "California Energy Commission - Integrated Energy Systems: Productivity and Building Science, Oct 2003" 3. Carnegie Mellon Center for Building Performance and Diagnostics; via the Advanced Buildings Benefits Guide 2004 4. US Environmental Protection Agency - Absenteeism statistics 5. Bauman, F. 1999 "Guidelines for implementing personal environmental control in your buildings” 6. American Society of Interior Designers Survey; Building Owners and Managers Association Survey 7. Lehrer & Bauman, "Hype vs. Reality: Research Findings on Underfloor Air Systems" 2003; RE study of Owens Corning HQ by Hartkopf and Loftness , 1997 8. BOMA: "Office Tenant Moves and Changes; Why Tenants Move, What they Want, and Where They Go" 1998 9. Risk of Sick Leave Associated with Outdoor Air Supply Rates, Humidification, and Occupant Complaints; Indoor Air Journal, December 2000 10. Rocky Mountain Institute, “Economy of Daylight”

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Employee Cost = $130/ sf Lighting Controls 1 st Cost = $7.50/ sf 7.1% Productivity Gain = $9.23/ sf Net Result = +$1.73/ sf “What building owners, developers, and employers do not realize is that maximizing daylighting , installing suspended luminaires , and giving employees control over lighting raises user-satisfaction levels well above 20 percent. Considering that employee salaries are close to $90 per square foot per year, while lighting and control first costs $5 to $10, improving visual quality is a safe investment.” - Clanton, Nancy. "Seeing the Light on Office Lighting." Givens: 1) OSHA does have a minimum standard for office environment and lowers it even further for workstations. 2) There is no uniform lighting level to optimize productivity, and while lighting levels do correspond to individual productivity , they do so on a highly variable and individual basis . 3) Non-daylight lighting can have negative impacts on business in three key areas including: emotional/psychological issues involved with human neurobiology and physiology financial implications due to heat generation as well as energy consumption and environmental factors productivity/profit. -Workplace Lighting - Office Lighting Standards: Policy and People http://shadesbreath.hubpages.com/hub/Workplace-Lighting---Office-Lighting ENHANCE YOUR ASSETS Example – Lighting Controls

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CUSTOM SOLUTIONS FOR CUSTOM SCENARIOS Existing Facilities Systems In Place HVAC Lighting & Controls Skin & Glazing Water Low Hanging Fruit Lighting Lamps – LED Controls – Occupancy, Photo, Clock, Individual HVAC Controls – Optimization, ReCommissioning Filters Glazing Programs Xcel Rebates – Prescriptive, Custom 179d Other Local Programs – www.dsireusa.org New Construction Proforma Responsibilities 1 st Cost Schedule Demands Trades Expertise Strategy LEED Energy Star Optimize Human Performance Programs Xcel Energy Design Assistance 179d and R&D Tax Credit Other Local Programs – www.dsireusa.org

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TRANSLATION TO LEED POINTS Environmental Factors: DAYLIGHT……………………………………………………… LIGHTING CONTROLS……………………………………. VENTILATION………………………………………………… TEMPERATURE……………………………………………… INDOOR ENVIRONMENTAL QUALITY………………. ACOUSTICS…………………………………………………… ERGONOMICS………………………………………………. LEED Categories/Credits: IEQ8.1, IEQ8.2, EA1 IEQ6.1, EA1 IEQ2, IEQ6.2, IEQ7.1, EA1 IEQ6.2, IEQ7.1, EA1 IEQ3, IEQ4, IEQ5 N/A N/A Increased Costs for LEED Soft Cost Premium = 2.5% unavoidable (experienced 1%) Hard Cost Premium = 4.5% avoidable - Northbridge Environmental Management Consultants, “Analyzing the Cost of Obtaining LEED Certification”. 2003 Rules of Thumb

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TRANSLATION TO LEED POINTS Avoiding Hard Costs Example: Under Floor Air Distribution 3 story 84,400sf building 120’x240’ -$6.50/sf. Cost of 9” Raised Floor Typical overhead vertical space required for air delivery = 40”. Floor to Floor dimension can shrink by 31”. +$4.50/sf. No Ductwork +$2.00/sf. No Drop Ceiling (optional) +$3.25/sf. Less Skin Cost +$9.75/sf. Savings +Shorter Demising Walls +Smaller HVAC Units +Smaller Foundation (Lighter Building) +$3.25/sf. Minimum 1 st Cost Savings

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OTHER FINANCIAL BENEFITS OPERATING COSTS Lighting = 40% of Energy Usage Efficient Lamps Reduce Usage Controls Reduce Usage HVAC Efficiency Water Efficiency FINANCING .125% 1 - .5% 2 Rate Discount on Construction Loans Construction Loans up to 80% of a Project Value vs Standard 75% 3 SBA Green 504 Loan INCREASED RENTS 4 50% of Lessees are willing to pay Higher Rents 92% Consider Sustainability when Determining Office Location 48% Would Expect to pay up to 10% more than average Rents INCENTIVES 179d Tax Credit R&D Tax Credit Xcel Rebates www.dsireusa.org Footnotes: New Resource Bank Community Bank of Arizona New Resource Bank CoreNet and Jones Lange LaSalle, “Global Market Perspective November 2010” The Affect on Building Value Operating Costs Leases Net Operating Income Cap Rate Building Value

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THE BOTTOM LINE Real Estate Value – The Full Picture Example: NOI plus Productivity Gains Footnotes: Rick Fedrizzi , “ A Vision of Green Building Economics for the Private Sector Community” Building A Building B Delta rsf 86,400 86,400 - nnn rent sf $ 20.00 $ 22.00 $ 2.00 10% increase operating expenses sf $ 6.50 $ 6.00 $ (0.50) 1 NOI sf $ 13.50 $ 16.00 $ 2.50 NOI total $ 1,166,400.00 $ 1,382,400.00 $ 216,000.00 Cap Rate 8% 7.5% -0.5% Building Value $14,580,000.00 $18,432,000.00 $ 3,852,000.00 Employee Value sf $ 130.00 $ 136.50 $ 6.50 5% increase Employee Value total $11,232,000.00 $11,793,600.00 $ 561,600.00 Total Value Building + Employee $25,812,000.00 $30,225,600.00 $ 4,413,600.00 Cost of Improvements sf $ 30.00 generic Cost of Improvements total $ 2,592,000.00 Incentives $ 648,000.00 25% of Cost Assumption Final Cost of Improvements $ 1,944,000.00 Adjusted Building Value $25,812,000.00 $28,281,600.00 $ 2,469,600.00 Final Value of Improvements Human Productivity Gains + Building Value Gains + Incentives – Costs = Increased Profitability

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HOW TO REACH US beecherdevelopment.com @ BeecherDev on Twitter Like Beecher Development Services on Facebook info@beecherdevlopment.com 303-552-6003 Learn more about Matthew Beecher on LinkedIn

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http://www.parans.com/eng/lightacademy/pdf/Environmental%20Satisfaction.pdf http://ergo.human.cornell.edu/Conferences/EECE_IEQ%20and%20Productivity_ABBR.pdf http://www.thefreelibrary.com/The+importance+of+human+productivity+to +air-conditioning+control+in...-a0164927661 http://www.starfieldcontrols.com/pdf/publications/Personal%20Environments.pdf http://www.mymortgagebanker.com/Renewable-Alternative-Green-Energy.php http://www.greenbuildingsnyc.com/2007/02/09/new-resource-bank-targets-green-development-with-construction-loan-discounts/ http://www.informedbuilding.com/Building-Certified/Main10/Green-Commercial-Construction-Loan-is-First-in-Nation/ http://www.property-tax.com/articles/Green_Buildings_A_New_Paradigm_in_Real_Estate.pdf http://realdata.com/blog/10-ways-green-construction-can-improve-your-bottom-line/ http://www.regenerativeventures.com/id86.html http://www.grote.com/new/000135.html http://www.sciencedaily.com/releases/2010/08/100824121028.htm http://shadesbreath.hubpages.com/hub/Workplace-Lighting---Office-Lighting http://www.greenbiz.com/news/2011/02/10/more-companies-now-willing-pay-extra-green-office-space?page=0%2C0 http://xcelenergy.com/Save_Money_&_Energy/For_Your_Business http://www.dsireusa.org Studies by the Heschong Mahone Architectural Group "California Energy Commission PIER Studies on Schools, Retail, and Offices, 2002-2003" The New Buildings Institute "California Energy Commission - Integrated Energy Systems: Productivity and Building Science, Oct 2003" Carnegie Mellon Center for Building Performance and Diagnostics; via the Advanced Buildings Benefits Guide 2004 US Environmental Protection Agency - Absenteeism statistics Bauman, F. 1999 "Guidelines for implementing personal environmental control in your buildings" American Society of Interior Designers Survey; Building Owners and Managers Association Survey Lehrer & Bauman, "Hype vs. Reality: Research Findings on Underfloor Air Systems" 2003; RE study of Owens Corning HQ by Hartkopf and Loftness , 1997 BOMA: "Office Tenant Moves and Changes; Why Tenants Move, What they Want, and Where They Go" 1998 Risk of Sick Leave Associated with Outdoor Air Supply Rates, Humidification, and Occupant Complaints; Indoor Air Journal, December 2000 LINKS & RESOURCES

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