This document discusses greening the workplace. It begins with an agenda that covers awareness of environmental issues, workplace opportunities for green building, and case studies of green office projects. It then discusses how greening the workplace can improve indoor air quality, daylighting, and employee productivity. Case studies are presented on the Jean Canfield Building, a green federal office building, and the Powerstream headquarters, which used sustainable design and raised floor HVAC strategies. Challenges of the design-build process are reviewed. The presentation concludes with a case study of the sustainable design of the HOK Toronto studio to achieve LEED gold certification.

1. Welcome
Design for Living:
Greening the Workplace
Richard Williams,
VP Practice Leader, Architecture
1 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

2. Agenda
Awareness
Workplace Opportunities
Case Studies
•Jean Canfield Building
•Powerstream Headquarters
•HOK Toronto Studio
2 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

3. Awareness…
NASA 1979
Source: CaGBC
3 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

4. Awareness…
NASA 2003
Source: CaGBC
4 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

5. Awareness…
5 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

6. The Contribution of Buildings
• 17% of fresh water flow
• 25% of wood harvested
• 50% of CFC production
• 40% of energy flow
• 33% of total CO2 emissions
• 40% of landfill material
30% of U.S. buildings suffer from “Sick Building Syndrome” source USGBC
6 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

7. Workplace Impact
140 130
120
100
Annual*
$/sq.ft
80
60
40 21
20 1.81 1.53 1.37
0
Salaries Rent Total Electricity O&M
Energy
* 1991 Source: BOMA, EPRI, Statistical Abstract in RMI "Greening the Building and the Bottom Line, 1994
7 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

8. Workplace Impact
BUILDING PERFORMANCE:
Relative costs of life cycle elements
Productivity gains of only 3.7% can pay for all facility
costs over a 30 year period.
$/work space after 30 years
$2.9 million
First cost
3.7% = $107.3K Operating cost
(energy, tax, cleaning)
Maintenance &
Repair
Payroll Cost
$49K + $9.8K + $48.5K = $107.3K
Source: U.S. Secretary of Defense
ATHENA™ Institute
Source: CaGBC
8 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

9. Workplace Impact
Real Cost + Realized Opportunity = Real Value
+ Employee Productivity & Satisfaction
Construction Cost + Employee Recruitment & Retention
Time to Build + Reduced Churn Time
+ Increased Residual Value
Operating Cost
+ Environmental Benefit to Community
Maintenance Cost + Environmental Benefit to Planet
+ Model for Future Development
9 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

10. Improved IAQ & Productivity
Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance &
Diagnostics
10 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

11. Improved IAQ & Productivity
Productivity Increases
0.48 -11%
Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance &
Diagnostics
11 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

12. Daylight and Productivity
Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance &
Diagnostics
12 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

13. Daylight and Productivity
Productivity Increases
0.4-18%
Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance &
Diagnostics
13 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

14. Daylight and Health Benefits
Comparison between Window Proximity and Health Complaints
(Forrestal and Germantown)
PERCENTAGE (ALMOST DAILY/SEVERAL TIMES A WEEK)
45
40
35
30
25
20
15
10
5
0
SLEEPLESSENSS
IRRITABILITY
EYE STRAIN
TIREDNESS
LOWERBACK
BLURRING
SHOULDERS
IRRITATIONS
SORE NECK
GENERAL
HEADACHES
IRRITATION
VISION
NOSE AND
FEELING OF
COUGHS
THROAT
IGENERAL
SORE
PAIN
EYE
STRESS
NEAR EXTERIOR WINDOW MIDDLE OF THE OFFICE SPACE NEAR INTERIOR CORE OF BUILDING
Source: Vivian Loftness, Carnegie-Mellon University Centre for Building Performance & Diagnostics
14 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

15. What it means for Business
2007 Canadian Office Tenant Survey
•90% - important for landlords and developers to
green their portfolio
Tenants:
•91% would give preference to green building
•94% sustainability - good business practice
Features for attraction and retention:
•proximity to public transit; IAQ/thermal comfort;
high levels of natural light
New premises:
•63% prepared to pay a premium for green (14%
willing to pay over 10% extra)
•52% familiar with LEED
Source: Colliers International
15 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

16. Today’s Workplace Demands …
People Process &
Flexibility Tools
Return on Investment
Productivity
Attraction + Retention Place
Collaborative Culture
16 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

17. Today’s Workplace Demands …
Flexibility
Return on Investment
Productivity
Attraction + Retention
Collaborative Culture
Oh Yeah… We want to be Green !
17 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

18. Sustainable “Basics” for Workplace
Planning Principles
Quality Indoor Environment
Use Less / Waste Less
Occupant Comfort
Environmental Policy
18 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

19. Connecting the dots …
Flexibility Planning Principles
Return on Investment Quality Indoor Environment
Productivity Use Less / Waste Less
Attraction + Retention Occupant Comfort
Collaborative Culture Environmental Policy
19 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

20. What it means for Design…
New considerations of:
• Process
• Community
• Technology
20 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

21. Process
The Integrated TEAM
A new process from Day 1 … and throughout construction & commissioning
21 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

22. Process – commitments
After Occupancy
Area Selection &
Documentation
Programming
Construction
Commitment
Negotiations
Occupancy
Schematic
Extended
Selection
Building
Prior to
Design
Design
Lease
Sustainable Sites
Water Efficiency
Energy and Atmosphere
Materials and Resources
Indoor Environmental Quality
Goal Setting Major Time Commitment
Key Decision Points Medium Time Commitment
22 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

23. Process - Timelines
Typical Tenant Construction Process
Dirty Construction Touch-ups
Paint
Carpet
Furniture
Move-in
Overlapping schedule activities often based on
delivery / availability ( OR who screams the loudest)
23 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

24. Process - Timelines
Sustainable Workplace Construction Process
Grey Time for off-
gassing,
commissioning
Dirty Construction Touch-ups
Paint
Process planning with Carpet
all Trades + 3rd parties
Furniture
Move-in
Ongoing - MSDS Process, Documentation, Waste Mgmnt, Clean
Site
Expect an additional 2-3 weeks over a 16 week schedule !
24 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

25. Community
Expectation for workplace
Changing demographic
Quality of life quality of workplace
Collaboration Mentorship
Connecting environmental issues to
work environment
25 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

26. Technology
Active vs Passive Approaches:
• Turn up the heat or put on a
sweater ACTIVE
Advantages:
• Lower operating cost
• Transferred capital cost
• Extended building life span PASSIVE
26 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

27. Jean Canfield Building
Federal Government Office Building
186,260 Square Feet
Multi-tenant federal departments
500 – 600 employees
Charlottetown, PEI
27 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

28. Key Federal Initiatives
• Sustainable Design
- to minimize adverse impacts upon
the environment, short-term and
long-term
• Supportive Work Environment
– to allow government employees to
be comfortable, effective, and
efficient
• Connectivity
– to increase efficiency and make
service to Canadians more
accessible
28 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

29. Process - Integration
29 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

30. Process - Integration
Sustainable Design
Supportive Work
Environment
Connectivity
30 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

31. Workplace strategy
31 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

32. Atrium – Workplace Community
Clarity
Security
Accommodation
Accessibility
32 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

33. Sustainable Strategies…
Daylight Harvesting
Clear day analysis
allows daylighting to
be the primary light
source during the
work day.
Additional controls for
south wing and atrium
Ambient/task lighting
strategy Summer
Winter
33 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

34. Sustainable Strategies…
Water Strategy
Lo-flow dual flush
fixtures &
waterless
urinals
Rainwater
harvesting for
grey water use
in building
34 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

35. Sustainable Strategies…
Heating/Cooling
Strategy
Optimized envelope
Structure thermal mass
“Chilled slab” hydronic
in-slab piping
District heating system
High-efficiency chiller
35 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

36. Sustainable Strategies…
Ventilation strategy
Underfloor air system
Outdoor air to min. 75%
Personalized volume
control
Natural Ventilation
36 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

37. The Results…
• Projected energy consumption
– 55% savings over MNECB
• 80% less potable water use than typical
comparable building
• 130 kW Photovoltaic system
• Projected annual GHG (Greenhouse Gas)
savings of 400,000 kg
• LEED Gold target
37 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

38. Headquarters Workplace
Headquarters for regional business
100,000 Square Feet
Design/Build Purpose Built Facility
Greater Toronto Area
38 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

39. Procurement to Process
Sustainability in Design/Build context
• Support for initial goal-setting
• Established LEED targets
• Follow-thru as part of team for
workplace design
39 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

40. Planning Principles
Perimeter Distances minimized
Built-out spaces located at
Core
40 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

41. Planning Principles
Lower Furniture Panels
41 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

42. Planning Principles
High Volume Printing Enclosed Copy Rooms
+ Copying enclosed
Direct Exhaust
Reduce Airborne
Pollutants
42 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

43. Design Elements
Demountable Systems
Use Demountable system for maximum “RE-
USE” potential
Construct on to Raised floor (continue the
use of components)
Minimize Construction Waste
43 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

44. Design Elements
Raised Floor HVAC Systems
Convention Air Distribution Raised Floor Air Distribution
44 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

45. Design Elements
Raised Floor HVAC Systems
Reduce HVAC system
power consumption
Reduce Cabling Cost
by 25 – 40% (Cable
Length)
No System furniture
power components
Significant Churn
Benefits
45 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

46. Cost Considerations
First Costs Life Cycle Costs
Raised Floor System
Raised Slabs n/a
Modular Plug and Play devices
Elimination of overhead ductwork n/a
Downsized HVAC equipment
Structural Costs (floor loading)
Façade Changes
Additional Code Requirements n/a
Fees n/a
Potential increase in costs over conventional system
Increase in costs over conventional system
Decrease In costs over conventional system
46 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

47. Can you afford to ?
Churn 50 w/s per
year @ $1,500
< 4 yrs.
$ 75,000 / yr
RAISED
ESAT - Cost to replace
FLOOR VS.
INVESTMENT 6 New Employee / year < 2.5 yrs
@ 60k
(Capital)
$ 120,000 / yr
Productivity – 5%
Increase pp w/ 60 k < 1.5 yrs
salary x 350
Add
$ 260,000 / yr
47 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

48. HOK Toronto Studio
HOK Toronto Studio
720 King Street West
20,695 s.f. (33,168 s.f.)
Initial Occupancy December 2004 (April 2007)
165 people (250 people)
48 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

49. Our Goal
“Walk the Talk” - HOK Executive Committee Global Mandate
A Showcase for Sustainable Design — But must not “Look Sustainable”
No compromises on Design Solution — Must be a Design Studio
Flexible for 10 year Lease Vehicle for Learning
Overall Goal: LEED CI Gold
49 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

50. No Pressure… let’s get started
“Walk the talk” - HOK Executive Committee Global Mandate
A Showcase for Sustainable Design — But must not “Look Sustainable”
No compromises on Design Solution — Must be a Design Studio
Flexible for 10 year Lease Vehicle for Learning
Overall Goal: LEED CI Gold
50 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

51. Process / Community
Fringe of Business Core ( $ + Image)
Must have Amenities – a Short Walk
TTC / Transit Accessible
- 82% take transit/ walk/ bike to work
We Looked at over 16 sites
– Picky Designers
− LEED requirements
− Willing Landlord
− Ticking Clock
51 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

52. Process - How to get there ?
Design Optimization -
Scorecard
• Continuous use of
scorecard in all team
meetings.
• Initial team meetings
involved intense
discussions:
• Identifying environmental
strategies
• Identifying synergies
+ areas of concern
52 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

53. Planning Principles
N North Exposure for Studio - Dictates Plan
53 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

54. Planning Principles
Minimize Distances from Perimeter to Core
54 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

55. Planning Principles
Maximize Daylight = No perimeter Build-out
55 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

56. Lighting Strategy
Optimize Energy Performance, Lighting Power
• Lighting Power - 32% reduction over that
allowed by ASHRAE/IESNA 90.1 (0.88 watts/
sq ft)
Optimize Energy Performance - Lighting
Controls
• General lighting operated by occupancy
sensors - for rooms and open studio
− Daylight strategy - controls for lighting within 15’
of windows, fixtures are off 4-5 hours a day
56 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

57. Lighting Strategy
Indirect lighting placed 17’ apart
57 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

58. Lighting Strategy
Daylight sensors
58 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

59. Technology - Energy
Additional commissioning
Measurement & Verification
50% Green power
Mechanical Strategies
• HVAC time-of-day settings
• Ambient temperature – wider range of settings
• Fresh Air through operable windows
• Local area environmental control
59 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

60. Technology - Materials
Resource Reuse
21% (10% req’d) salvaged from old office or
purchased used
Reuse Furniture
48.92% (30% req’d) salvaged from old office
Recycled Content
34.49% (15% req’d) manufactured from recycled
materials, not including furnishings
Regional Materials
35.05% manufactured regionally
Construction Waste Management
85% recycled/reused
60 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

61. Technology - IEQ
Carbon Dioxide Monitoring
Indoor Chemical & Pollutant Source Control
– Plotter/Copier/Mail/Fax Rooms built slab-to-slab,
exhausted to exterior
IAQ Management Plan – during construction
IAQ Management Plan – after construction
Low Emitting materials
Design Optimization - furniture
61 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

62. Mother Earth is happier …
What about HOK?
62 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

63. What Did We Gain ?
Mnth Avge
41,500 kwh
Mnth Avge
29,000 kwh
J F M A M J J A S O N
63 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

64. What Did We Gain ?
Mnth Avge
41,500 kwh
30% Reduction in Energy Consumption
from Lighting + HVAC controls only
Mnth Avge
29,000 kwh
40-50% Overall Lower Energy Consumption
than typical tenant office spaces
J F M A M J J A S O N
64 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

65. What Did We Gain ?
Improved Work Environment for Occupants
Reduction in Allergy / Illness Occurances
Improved Quality of Light = Less Fatigue
Fresh Air with User Control
Daylight for 90% of Occupants
Reduced Toxins in Air = long term benefits
65 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

66. What it means for Business
LEED CI is Good for Business
Gained Positive Attention + Activity
Attraction + Retention (Future)
Investor Confidence (Client Confidence)
We are one of the FIRST
Productivity Increases
(at least on par with LEED NC Studies)
66 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

67. What Did it Cost to Implement ?
Total Project Cost $1,980 k $ 79.80 psf
Capital Investment (ADD) 204 k 8.22 psf 10.3%
- Capital Reductions (SAVINGS) 121 k 4.87 psf 6.1%
Total for HOK’s LEED CI GOLD 83 k 3.35 psf 4.2%
67 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

68. Can you afford not to ?
2 % increase in
Productivity 160
< 6 Mths
employees
$ 180,000 / yr
$ 83,000.00 Cost to replace 4 New
VS. Employee / year @ 60k 1.2 Yrs
$ 8,300 / yr
$ 72,000 / yr
25,000 kwh per month
300,000 kwh per year < 3 Yrs
$ 26,000 / yr
Add
68 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

69. Success !
IMAGE of Award
Add
69 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

70. Then Guess What Happened ?
Add
70 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

71. Expansion
Add
71 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

72. Expansion
IMAGE of Award
Add
72 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

73. What’s new ?
1. Encelium ECS system
– All occupancy sensors
– All lighting Ballasts
– All Photo Cells
– Motorized Window Shades
2. Automated Window coverings
— Controls tied into Encelium
System
— Solarfective shades at 3%
O.C. (open)
— Radio transmitter receives
signal from photo cell
Add
73 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

74. So, what did we Learn ?
Low-Hanging Fruit (LEED CI checklist)
Start as soon as possible (w/ Real Estate)
Assemble Informed team
Engage Landlord in Goals
Research and Documentation is Crucial
Engage Contractors/Trades Early
Schedule – Critical Path and IEQ
74 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

75. What can go Wrong ?
Pitfalls and Perils
Chasing “Points” vs. Results
Poor Communication of Process + GOALS
Broken Promises (Greenwashing)
get validation in writing
Poor Documentation (MSDS, Logs)
Be Realistic with Expectations
then stay the course
75 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

76. What’s HOK doing now ?
Post Project Considerations
Ramp up the Recycling program (larger bins,
more bins)
Reviewing cleaning products with Landlord for
eco friendly options
Buy in Bulk program – waste reduction
Secure print mode – reduce waste printing
Employee subsidy for public transportation
VOC free adhesives on site (sample boards etc)
76 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007

77. Thank You… Questions ?
• www.hoksustainabledesign.com
• www.hokcanada.ca
• www.cagbc.org
77 Greening the Workplace | 3rd Annual Green Building Festival | October 24 2007