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PRACTICAL STRATEGIES

in Green Building

EXISTING OFFICES

What is LEED?
LEED is a voluntary, third-party green building certication program that rates buildings in their use of strategies aimed at improving environmental and human health. LEED-certied buildings have implemented strategies intended to reduce building operating costs, resource consumption, water and energy use. LEED buildings are designed, built and operated to cut CO2 emissions while encouraging strategies to help create healthier indoor environmental quality. As new technologies emerge, policies change and the built environment evolves, LEED will respond through an ongoing, consensus-based renement process. Developed by the U.S. Green Building Council (USGBC), a non-prot organization of leaders and experts from across the building continuum, LEED provides tenants, building owners and operators a concise framework for identifying and implementing practical and measurable design, construction, operations and maintenance solutions.

LEED for Existing Buildings: Operations & Maintenance


The LEED for Existing Buildings: Operations & Maintenance (LEED EB: O&M) rating system was developed to provide a benchmark for building owners and operators to measure operations, improvements and maintenance on a consistent scale, with the goal of maximizing operational eciency while minimizing environmental impacts of existing buildings. The development of LEED follows an open, consensus-based process. The LEED for Existing Buildings: Operations & Maintenance development process was led by a LEED committee made up of a diverse group of practitioners and experts representing a cross-section of the building and facilities maintenance industries. USGBCs consensus-based process includes a balanced and transparent committee structure, technical advisory groups that ensure scientic consistency and rigor, opportunities for stakeholder comment and review, member ballot of new rating systems, and a fair and open appeals process. The result is a rating system that focuses on the ongoing operations and maintenance of existing buildings which measures how well a building performs across all the metrics that matter most: energy savings, water eciency, CO2 reduction, improved indoor environmental quality, stewardship of resources, and sensitivity to the buildings impacts.

LEED for Existing Buildings: Operations & Maintenance provides the framework necessary to implement sustainable operations and maintenance practices in new and old buildings. Buildings certied under design and construction rating systems, such as LEED for New Construction, LEED for Core & Shell, and LEED for Schools, are using LEED for Existing Buildings: Operations & Maintenance to maximize their investment by continuing to commit to greening their real estate through eciently maintaining and operating their assets. Specically, the LEED for Existing Buildings: Operations & Maintenance rating system addresses site maintenance programs, water and energy use, environmentally preferred products and practices for cleaning, sustainable purchasing policies, waste management and ongoing indoor environmental quality. Simply put, the rating system provides a clear entry point for any building that is seeking to reduce operating expenses and pursue a green strategy in tandem.

How to Use This Tool


Practical Strategies for Existing Oces provides oce owners and managers with examples of green strategies that have obtained LEED certication. Created from survey feedback from certied projects, the information contained within should help project teams and real estate executives better understand the types of strategies, investments and benets associated with LEED EB: O&M projects. The strategies are only a sample of possible approaches to LEED projects and should be considered a showcase piece that highlights smart and sensible choices from the projects surveyed.

Organization
This resource is organized the same way that the LEED rating systems are structured. Each of the six credit categories within LEED has a separate section that includes four dierent examples of LEED strategies utilized and the associated credits or prerequisites. Some strategies highlighted may be enough to meet LEED credit requirements, while others will just be part of the overall approach to integrated credits such as water or energy reduction.

Sustainable Sites Water Efciency Energy and Atmosphere Materials and Resources Indoor Environmental Quality Innovation in Operations
Rating system checklists for the balloted version of the LEED for Existing Buildings: Operations and Maintenance rating system can be found at the back of this booklet. This can help you get a better understanding of the overall structure of the LEED for Existing Buildings: Operations and Maintenance rating system, including the prerequisites and the optional credits that lead a project to certication.

Certication Awards
The LEED certication system is a exible framework that allows project teams to decide which sustainable strategies to pursue based on the specics of a particular project. LEED requires all projects to meet certain prerequisites, and project teams choose which optional credits to pursue for additional points toward certication. Of the 100 points available in the LEED rating systems, at least 40 must be earned for base-level certication.
Prerequisites are technical requirements within LEED that must be completed in order to be

considered for certification. All prerequisites must be met in order for a project to become LEED certified.
Credits are optional sets of requirements tied to a point value. To achieve certification you need to

achieve at least 40% of the available points.

LEARN MORE
www.usgbc.org/EBOM to view the EB: O&M rating system. www.usgbc.org/store to purchase a Reference Guide. www.usgbc.org/webinars to register for archived LEED EB: O&M Webinar Series. www.usgbc.org/resources to download EB: O&M project proles. www.usgbc.org/research to learn more about high-performance buildings.

SUSTAINABLE SITES

Creating our integrated plan required a hands-on investigation of site-specic problems and opportunities. The result of this investigation was an understanding that to truly reduce our environmental impact required an ever evolving approach that service providers and owners understand and execute together Dayton Rush, CTA, Inc.

Exterior and Hardscape Management


Implement a Comprehensive Exterior and Hardscape Management Plan Building Exterior and Hardscape Management Plan: SSc2

uilding management at Symantecs Springeld facility employs a comprehensive hardscape management plan to ensure that the

building exterior remains clean with minimal impact on the environment. Aspects of the plan include: using a vinegar and water solution to clean windows, mulching grass clippings, electric-powered maintenance equipment, low-VOC exterior paints and sealants, an ecient irrigation system, organic fertilizers, an integrated pest management program, and environmentally sensitive outdoor construction practices accompanied by erosion-prevention standards.

SYMANTEC SPRINGFIELD SPRINGFIELD, OREGON

Landscape Management
Implement a Comprehensive Landscape Management Plan Integrated Pest Management, Erosion Control, and Landscape Management Plan: SSc3

s an organization, CTA, Inc., continually strives to green its buildings. So when it came time for the project team to institute

an outdoor pest-management and hardscape plan, management wanted to ensure the least amount of environmental impact possible. The team worked with a landscape contractor to create a practical and site-specic plan that adjusts the watering times of plants based on site-specic information regarding rain, wind and temperature, introduces predatory insect species, uses local organic compost as an alternative to chemical fertilizers, and uses insect pheromone traps to eectively manage the pest population without harmful chemicals.
CTA BILLINGS OFFICE BILLINGS, MONTANA

Maintenance of a buildings site is a fundamental component of comprehensive, sustainable building operations. The Sustainable Sites credit category encourages building management practices which minimize a buildings impact on ecosystems and waterways, regionally appropriate landscaping, rewards smart transportation choices, controls stormwater runo, and reduces erosion, light pollution, heat island eect and site maintenance-related pollution.

Alternative Transportation
Encourage Tenants to Use Alternative Means of Transportation Alternative Commuting Transportation: SSc4

ne Potomac Yard, home of the Environmental Protection Agency, oers many alternative transportation options to limit the envi-

ronmental impact of employees commutes. From subsidizing the use of public transportation to oering housing vouchers for employees living close by, the incentives for using alternative modes of transportation are numerous. Secured bike parking, lockers and showers are provided. Also provided are air pumps for tires and bulletin boards to promote community activities. Carpoolers receive a 25% discount on parking, van pools park for free, and there are charging stations for electric cars. By educating and incentivizing employees, management has gotten over 60% of employees to use alternative forms of transportation, not including those who bike and carpool.

Urban Heat Island


Use Covered Parking with Reective Roong Materials Heat Island Reduction Non-Roof: SSc7.1 Optimize Energy Efciency Performance: EAc1

y having a parking garage integrated into the main building, 5055 Wilshire was able to achieve LEED for Existing Buildings: Opera-

tions & Maintenance credits for reducing its urban heat island eect. The project was designed to provide covered parking for 92% of all parking spaces, thereby reducing the amount of heat absorbed and radiated by the pavement, cooling the environment around the building. A separate fourstory parking structure was utilized to complement the seven stories of parking incorporated into the oce tower. The roof of the parking deck is covered with a light gravel material, which has an SRI value of 37.
5055 WILSHIRE LOS ANGELES, CALIFORNIA

WATER EFFICIENCY

We were pleasantly surprised at how much improvement could be made with minimal investment, and a great economic payback. We are gratied that our eorts can set an example of civic and environmental responsibility as a landmark building in downtown Atlanta. Shannon Westberg, Harbor Group Management Inc.

Efficient Fixtures
Install Low Flow Fixtures and Rain Gauge Monitors Minimum Indoor Plumbing Fixture and Fitting Efciency: WEp1 Additional Indoor Plumbing Fixture and Fitting Efciency: WEc2

n a focused eort to reduce annual water use, the building management team at the FBI Regional Oce was pleased to achieve a high

return on investment after installing low ow valves in all urinals, lowow shower heads, and an updated rain gauge moisture sensor on their irrigation system. These changes resulted in a reduction of over 3,000,000 gallons of water usage per year, or 43% of total water usage. The cost of implementing these simple changes was less than $5,000 and provided a simple payback of less than eight months.

FBI REGIONAL OFFICE CHICAGO, ILLINOIS

Native Landscaping
Reduce Irrigation Needs by Planting Native Species Water Efcient Landscaping: WEc3

hen the CTA Group renovated this 100-year-old building, landscaping was added to what was originally an urban site. When it

came time to go for LEED certication, however, management knew it would take a multi-faceted approach in order to reduce potable water usage for landscaping by over 50%. To accomplish this, native and droughtresistant vegetation was planted to limit water used for irrigation. In addition, sprinkler heads were replaced with high-eciency rotators and a weather station with moisture sensors was installed to further monitor and reduce irrigation demand. These eorts resulted in a 51% drop in potable water usage and with a payback of 2.5 years.
CTA BILLINGS BILLINGS, MONTANA

Buildings are major users of our potable water supply. The goal of the Water Eciency credit category is to encourage smarter use of water, inside and out. Water reduction is typically achieved through more ecient appliances, xtures and ttings inside and water-wise landscaping outside.

Chemical Management
Minimize Potable Water Usage for Cooling Tower Chemical Treatment Water Performance Measurement, Submetering: WEc1.2 Cooling Tower Water Management, Chemical Management: WEc4.1

n the case of Park Tower, the installation of a water meter for their cooling tower allowed them to reap an unexpected nancial gain.

Management originally intended to use the water meter as a means of managing the cooling water triangle (a balance of corrosion, microbiology and water fouling) to feed the right chemical at the right amount while maximizing cycles of concentration to minimize water and chemical usage. Through the use of the meter, however, management was also able to negotiate lower sewage conveyance fees by proving to the utility how much water was lost to evaporation as opposed to drained back into the sewer system after water treatment was completed.
PARK TOWER DENVER COLORADO

Water Reclamation
Install a Condensate Reclamation System Additional Indoor Plumbing Fixture and Fitting Efciency: WEc2 Cooling Tower Water Management, Nonpotable Water Source Use: WEc4.2

esigned in 1913 as one of Atlantas rst skyscrapers, this historical building achieved certication under LEED for Existing Build-

ings: Operations & Maintenance in May 2009. The Hurt Building has implemented water eciency strategies that reduce their overall water consumption by 40%. By adding a new condensate reclamation system on a pre-existing storm water reclamation system, water collected from the humidity in the air is deposited into the cooling tower basin, reducing the amount of city water needed. Combining this strategy with the installation of ecient restroom xtures allowed management to capture signicant water savings and recoup their investment in only six months.

ENERGY & ATMOSPHERE

This facility already had an Energy Star score of 78 after the rst 12 months of operations. Then, with expanded focus and a continuous commissioning program built into the preventative maintenance platform, performance continued to improve steadily. The building now has an Energy Star score of a 95. Rick Pospisil, USAA Real Estate Company

Enhanced Commissioning
Institute a Building Commissioning Plan Optimize Energy Efciency Performance: EAc1 Existing Building Commissioning Investigation and Analysis, Implementation, Ongoing Commissioning: EAc2.1, EAc2.2, EAc2.3

n important goal for the project team was to increase the buildings Energy Star rating while lowering utility costs. The team achieved

an Energy Star score of 95 by developing and implementing a building commissioning plan that included investigation and analysis coupled with ongoing observation and reporting of energy usage. For instance, the commissioning process identied several temperature sensors within the building that were reporting higher than actual temperatures. By recalibrating the temperature sensors, the team removed unnecessary strain from the HVAC system, increasing overall eciency and lowering utility expenses.
FBI REGIONAL OFFICE CHICAGO, ILLINOIS

Performance Measurement
Measure Energy Performance Through the Use of Building Automation Systems Optimize Energy Efciency Performance: EAc1 Performance Measurement - Building Automation System: EAc3

hen the project team at One Washingtonian Center upgraded the buildings existing automation system, they were able to

capture eciencies in unexpected ways. Through the use of the system, the project team noticed that the start and stop times for occupancybased systems like HVAC and ventilation did not match up with the actual occupancy times of the building. By using the automation system, management was able to adjust the times the building systems started and stopped, thereby using less energy and reducing the operating expenses of the building itself, while still providing a comfortable working environment.
ONE WASHINGTONIAN CENTER GAITHERSBURG, MARYLAND

According to the U.S. Department of Energy, buildings use 39% of the energy and 74% of the electricity produced each year in the United States. The Energy and Atmosphere credit category encourages a wide variety of energy strategies: commissioning; energy use monitoring; ecient design and construction; ecient appliances, systems and lighting; the use of renewable and clean sources of energy, generated on-site or o-site; and other innovative practices.

Manage Refrigerant Use


Eliminate Ozone Depleting Chemicals from Cooling Systems Enhanced Refrigerant Management: EAc5

s an organization, Transwestern has pledged to eliminate the use of CFCs in all of its managed properties, without installing all-new,

often expensive, equipment. In MacArthur Plaza, rather than replace 15-year-old chillers, the project team hired a service technician to retrot the existing chillers to run on HFCs, which break up at low altitudes in the atmosphere (before interacting with the ozone layer), instead of HCFCs (a less-damaging but still ozone-depleting form of CFC) with no loss in performance or eciency. By choosing to retrot existing systems, the project team was able to further Transwesterns environmental mission while minimizing capital expenditures.
MACARTHUR PLAZA IRVING, TEXAS

Report Building Emissions


Use Available Means to Understand Your Buildings Emissions Emissions Reduction Reporting: EAc6

n order to track and report a buildings emissions, properties may choose to purchase an expensive energy-monitoring dashboard; how-

ever, when the team at 520 Madison decided to track their buildings emissions, they realized it could be done through the practical application of existing tools. Building engineers are now required to perform a monthly utility bill analysis that tracks energy usage, costs and budget numbers. Property management also uses an in-house platform that provides info on a per-BTU basis, allowing them to compare usage among buildings. Lastly, by using the Energy Star Portfolio Manager, management is able to combine all three tools to catch any variances, adjust operating parameters and identify potential opportunities for increased eciency.
520 MADISON NEW YORK, NEW YORK

MATERIALS AND RESOURCES

The key is to be proactive and upfront with your contractors. Tell them what you need and why. Include green specs in the bid process and all green premiums start to become minimal, if any. Tom Scarola, Tishman Speyer

Sustainable Purchasing
Purchase Reduced Mercury Lamps Sustainable Purchasing Reduced Mercury in Lamps: MRc4

uring its pursuit of greater energy eciency, the project team for the Colorado State Capitol took the opportunity to further lessen

their environmental impact in another way. By selecting high-eciency low-mercury T8 and compact uorescent bulbs to replace the old T12 lamps, building management was able to signicantly reduce the amount of mercury entering the waste stream from discarded lamps. The selection of low-mercury lamps did not diminish the 377,000 kWh/year energy savings of this retrot.

COLORADO STATE CAPITOL DENVER, COLORADO

Understand Your Buildings Waste Stream


Institute a Policy to Effectively Manage the Waste Stream Solid Waste Management Policy: MRp1 Waste Stream Audit: MRc6

o fully understand and analyze waste production patterns at the Columbia Center, the project team instituted operational as well as

educational measures to encourage and facilitate recycling. The measures have allowed the project team to identify areas of improvement within the recycling program and implement revisions to correct such deciencies. For example, during an initial audit of the buildings waste stream, the project team noticed that many tenants were unaware of the comingled recycling program, which collects mixed recyclables in one container. As a result, Columbia Center held a Trash and Recycling workshop to educate tenants about what can and cannot be recycled, and how recyclables are to be collected.
COLUMBIA CENTER SAN DIEGO, CALIFORNIA

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During both construction and operations, buildings generate a lot of waste and use a lot of materials and resources. This credit category encourages the selection of sustainable materials, including those that are harvested and manufactured locally, contain high recycled content, and are rapidly renewable. It also promotes the reduction of waste through building and material reuse, construction waste management, as well as ongoing recycling programs.

Recycle Durable Goods


Track and Recycle Durable Goods Solid Waste Management, Durable Goods: MRc8

hen the project team for the Wrigley Global Innovation Center evaluated the buildings recycling program, they discovered that

with a few simple tweaks and proper employee education, the criteria for on-going consumables recycling could be satised. One good that has been creatively recycled is something called Cow-Chow. The Wrigley Global Innovation Center tests and develops gum and, as a result, produces a large amount of by-product that cannot be packaged or consumed. The gum is collected and recycled by being incorporated into cow feed, hence the name Cow-Chow. Combined with educating the custodial sta on the appropriate places to put recyclable goods, management was able to recycle more than the 75% durable goods threshold outlined in this credit.
WRIGLEY GLOBAL INNOVATION CENTER CHICAGO, ILLINOIS

Manage Waste from Tenant Space Alterations


Divert Waste Created from Interior Construction Facility Alterations and Additions: MRc9

ometimes, sustainability can be as simple as taking advantage of the resources that are already in place. Construction recycling in New

York City has already become standard practice for most every contractor, due to its cost eectiveness. By being proactive and including measures for recycling in the construction bid process, the 520 Madison Project team was able to satisfy the credit requirement and divert over 70% of construction waste from landlls for zero cost premium. The Project Team also supplies a Tenant Construction Guide which contains build-out criteria so as to facilitate the recycling of construction waste through the standardization of products and processes, further simplifying their recycling plan.

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INDOOR ENVIRONMENTAL QUALITY

We continually aim to improve our environmental performance by educating, training and motivating custodial sta to work in an environmentally responsible manner, conserving energy, water and other resources while still providing a clean and sanitary environment. John F. Brand, SENTRE Partners, Inc.,

Outdoor Air
Monitor Incoming Building Air Indoor Air Quality Best Management Practices, Outdoor Air Delivery Monitoring: EQc1.2

or the 1800 West Loop project team, installing an air ow measuring station on the buildings outdoor air intake fan was about more than

just ensuring they met the ventilation requirements needed for certication. The project team found added value in the installation by making sure that too much air wasnt brought into the building, which would waste energy and money, as well as ensuring proper ventilation rates. By using the air ow measuring station, the project team is able to operate the buildings ventilation system at peak eciency at all times while ensuring that building occupants have healthy air to breathe.
1800 WEST LOOP SOUTH HOUSTON, TEXAS

Green Cleaning
Institute a Green Cleaning Policy High Performance Cleaning Program: EQc3.1

y implementing a high-performance green cleaning program, the Columbia Center was able to maintain a clean working environment

while minimizing the building occupants exposure to harmful chemicals. Critical elements of this program include the use of cleaning products that meet Green Seal Standard GS-37, products with low volatile organic compound (VOC) levels whenever applicable, and products with high post-consumer recycled content. Columbia Center also provides and makes available an occupant feedback form enabling occupants to make suggestions for improvement. Best of all, due to a previous relationship with the vendor and the advantage of purchasing cleaning supplies in bulk, implementing the program was cost neutral.
COLUMBIA CENTER SAN DIEGO, CALIFORNIA

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The U.S. Environmental Protection Agency estimates that Americans spend about 90% of their day indoors, where the air quality can be signicantly worse than outside. The Indoor Environmental Quality credit category promotes strategies that can improve indoor air through low emitting materials selection and increased ventilation as well as promoting access to natural daylight and views.

Effective Cleaning
Ensure your Green Cleaning Policy Works as Designed Custodial Effectiveness Assessment: EQc3.2, EQc3.3

fter instituting a custodial eectiveness auditing program in the Wrigley Global Innovation Center, the project team soon discov-

ered that the program did more than ensure cleaning is done correctly, it allowed for the discovery of specic issues and who or what was responsible. The resulting system required the custodial company to work closely with another key vendor, reducing confusion and simplifying any necessary problem solving. In addition, by conducting the cleaning audit at the beginning of the requisite EB performance period, any identied problems were solved once the performance period was completed. By maintaining the cleaning auditing program, building management is able to ensure a clean and chemical-free environment for building tenants.
WRIGLEY GLOBAL INNOVATION CENTER CHICAGO, ILLINOIS

Pest Management
Effectively Manage the Pests without Harming Occupants Indoor Integrated Pest Management: EQc3.6

hen establishing an indoor integrated pest-management solution, the project teams goal for the Hurt building was to mini-

mize the occupants exposure to harmful chemicals while still providing a pest-free work space. By working with an existing vendor, management was able to incorporate preventative measures, such as habitat alteration to remove or reduce pest harborages, as well as institute the usage of less- or non-toxic chemicals and UV bug traps. The strong collaborative relationship with the vendor enabled the team to make this transition at no additional cost.

THE HURT BUILDING ATLANTA, GEORGIA

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INNOVATION IN OPERATIONS

Our primary construction waste is due to tenant improvements. Old carpet is diverted via a special pickup from our recycling/waste hauler and then recycled into product. The ceiling tile is recycled via a national recycling contract with the manufacturer and old material is picked up and recycled by a third-party recycler. Ashley McGovern, Somerset Group LLC

Solid Waste Diversion


Divert All Base Building Waste from Facility Alterations and Additions away from Landlls and Incinerators Innovation in Operations: IOc1

hen the management team at 5055 Wilshire instituted a facility alterations and additions waste management plan for their build-

ing, they made sure that their eorts would result in a 100% diversion of base building waste (dened as items permanently or semi-permanently attached to the building) from landlls and incinerators. Management got buy-in from all of the tenants in the building and made sure that all aspects of the green construction policy were understood. Additionally, accounts were established with various vendors for the recycling of specic materials like carpet and ceiling tile.
5055 WILSHIRE LOS ANGELES, CALIFORNIA

Environmental Stewardship
Protect Open Spaces Innovation in Operations: IOc1

ot only did the Colorado State Capitol building achieve LEED for Existing Buildings: Operations & Maintenance certication; the

project team also helped preserve the beauty of Colorado by protecting the open habitat of the adjacent land Camp George. The State Capitol occupies a footprint of 54,336 square feet compared with 335,400 square feet occupied by Camp George, a 7-to-1 ratio. By protecting this large area of land populated by native plants such as bualo grass, sage and choke cherry from development, the State Capitol is ensuring the area remains pristine as long as they continue to hold the lease.

COLORADO STATE CAPITOL DENVER, COLORADO

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The Innovation in Operations credit category provides additional points for projects that use new and innovative technologies, achieve performance well beyond was is required by LEED credits or utilize green building strategies that are not specically addressed elsewhere in LEED. This credit category also rewards projects for including a LEED Accredited Professional on the team to ensure a holistic, integrated approach to operations and maintenance.

Water Monitoring
Sub-Meter Water Innovation in Operations: IOc1

he project team for MacArthur Plaza felt that it would be more benecial to sub-meter all of the individual systems that use water

in the building in addition to full-building metering. By having true water usage statistics that include water usage from the cooling tower, utility irrigation meter, and the main city water meter, MacArthur Plaza is able to continuously measure water use accurately and therefore identify future opportunities for improvement. Sub-metering has allowed the project team to build a baseline water usage statistic that can be used to benchmark the building against others and help capitalize on further eciencies that could be gained through system upgrades.
MACARTHUR PLAZA IRVING, TEXAS

Storm Water Management


Prevent Runoff from Impervious Surfaces from Entering Storm Drains Innovation in Operations: IOc1

he storm water management plan employed by building management is designed to hold all water falling on the property, preventing

100% of runo from entering storm drains. Water falling on the roof is directed to drain pipes that feed vegetated areas around the building and a large catch basin with perforated pipes to allow water to slowly percolate into the ground. Instead of sloping toward a storm drain, parking aisles are sloped outward toward vegetated islands lining the parking lanes. This system directs all water falling on the parking lot surface toward natural bioswales. Additionally, catch basins in the center of each of the bioswales prevent ooding. These catch basins store the excess storm water for evaporation.
SYMANTEC SPRINGFIELD SPRINGFIELD, OREGON

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CREDIT CHECKLIST
EXISTING BUILDINGS

LEED for Existing Buildings: Operations & Maintenance 2009


Yes ? No

Possible Points 110


2 2 1 1 to 2 1 2 1 to 6 1 2 3 4 5 6 1 1

Sustainable Sites
Credit 1 Credit 2

Possible Points

26
4 1 1 3 to 15 3 4 5 6 7 8 9 10 11 12 13 14 15 1 1 1 1 1

LEED Certified Design and Construction Building Exterior and Hardscape Management Plan Integrated Pest Managementt, Erosion Control, and Credit 3 Landscape Management Plan Credit 4 Alternative Commuting Transportation Reduce by 10% Reduce by 13.75% Reduce by 17.5% Reduce by 21.25% Reduce by 25% Reduce by 31.25% Reduce by 37.5% Reduce by 43.75% Reduce by 50% Reduce by 56.25% Reduce by 62.5% Reduce by 68.75% Reduce by 75% Credit 5 Site DevelopmentProtect or Restore Open Habitat Credit 6 Stormwater Quantity Control Credit 7.1 Heat Island ReductionNonroof Credit 7.2 Heat Island ReductionRoof Credit 8 Light Pollution Reduction Yes Y ? No

Credit 2.2 Existing Building CommissioningImplementation Existing Building CommissioningOngoing Credit 2.3 Commissioning Credit 3.1 Performance MeasurementBuilding Automation System Credit 3.2 Performance MeasurementSystem-Level Metering 40% Metered 80% Metered Credit 4 On-site and Off-site Renewable Energy 3% On-site or 25% Off-site Renewable Energy 4.5% On-site or 37.5% Off-site Renewable Energy 6% On-site or 50% Off-site Renewable Energy 7.5% On-site or 62.5% Off-site Renewable Energy 9% On-site or 75% Off-site Renewable Energy 12% On-site or 100% Off-site Renewable Energy Credit 5 Enhanced Rerigerant Management Credit 6 Emissions Reduction Reporting Yes Y Y ? No

Materials & Resources


Prereq 1 Prereq 2 Credit 1 Credit 2.1

Possible Points

10

Water Efficiency
Prereq 1 Credit 1

Possible Points

14
Credit 3 1 to 1 2 1 to 1 2 3 4 5 1 to 1 2 3 4 5 1 to 1 2 2 Credit Credit Credit Credit Credit 4 5 6 7 8

Credit 2

Credit 3

Credit 4

Minimum Indoor Plumbing Fixture and Fitting Efficiency Water Performance Measurement Whole building metering Submetering Additional Indoor Plumbing Fixture and Fitting Efficiency Reduce by 10% Reduce by 15% Reduce by 20% Reduce by 25% Reduce by 30% Water Efficient Landscaping Reduce by 50% Reduce by 62.5% Reduce by 75% Reduce by 87.5% Reduce by 100% Cooling Tower Water Management Chemical Management Nonpotable Water Source Use

Credit 9 Yes 5 Y Y Y ? No

Sustainable Purchasing Policy Solid Waste Management Policy Sustainable PurchasingOngoing Consumables Sustainable PurchasingDurable Goods 40% of Electric 40% of Furniture Sustainable PurchasingFacility Alterations and Additions Sustainable PurchasingReduced Mercury in Lamps Sustainable PurchasingFood Solid Waste ManagementWaste Stream Audit Solid Waste ManagementOngoing Consumables Solid Waste ManagementDurable Goods Solid Waste ManagementFacility Alterations and Additions

1 1 to 2 1 1 1 1 1 1 1 1 1

Indoor Environmental Quality


Prereq 1 Prereq 2 Prereq 3 Credit 1.1 Credit 1.2

Possible Points

15

2 Credit 1.3 Credit 1.4 Credit 1.5 Credit Credit Credit Credit Credit Credit 2.1 2.2 2.3 2.4 3.1 3.2

Yes Y Y Y

No

Energy & Atmosphere


Prereq 1 Prereq 2 Prereq 3 Credit 1

Possible Points

35

Energy Efficiency Best Management Practices Minimum Energy Efficiency Performance Fundamental Refrigerant Management Optimize Energy Efficiency Performance ENERGY STAR Rating of 71 or 21st Percentile Above National Median ENERGY STAR Rating of 73 or 23rd Percentile Above National Median ENERGY STAR Rating of 74 or 24th Percentile Above National Median ENERGY STAR Rating of 75 or 25th Percentile Above National Median ENERGY STAR Rating of 76 or 26th Percentile Above National Median ENERGY STAR Rating of 77 or 27th Percentile Above National Median ENERGY STAR Rating of 78 or 28th Percentile Above National Median ENERGY STAR Rating of 79 or 29th Percentile Above National Median ENERGY STAR Rating of 80 or 30th Percentile Above National Median ENERGY STAR Rating of 81 or 31st Percentile Above National Median ENERGY STAR Rating of 82 or 32nd Percentile Above National Median ENERGY STAR Rating of 83 or 33rd Percentile Above National Median ENERGY STAR Rating of 85 or 35th Percentile Above National Median ENERGY STAR Rating of 87 or 37th Percentile Above National Median ENERGY STAR Rating of 89 or 39th Percentile Above National Median ENERGY STAR Rating of 91 or 41st Percentile Above National Median ENERGY STAR Rating of 93 or 43rd Percentile Above National Median ENERGY STAR Rating of 95+ or 45th+ Percentile Above National Median Existing Building CommissioningInvestigation and Credit 2.1 Analysis

1 to 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Yes ? No Yes ? No

Credit 3.3 Credit 3.4 Credit 3.5 Credit 3.6

Minimum Indoor Air Quality Performance Environmental Tobacco Smoke (ETS) Control Green Cleaning Policy Indoor Air Quality Best Management PracticesIndoor Air Quality Management Program Indoor Air Quality Best Management PracticesOutdoor Air Delivery Monitoring Indoor Air Quality Best Management Practices Increased Ventilation Indoor Air Quality Best Management PracticesReduce Particulates in Air Distribution Indoor Air Quality Best Management PracticesFacility Alterations and Additions Occupant ComfortOccupant Survey Controllability of SystemsLighting Occupant ComfortThermal Comfort Monitoring Daylight and Views Green CleaningHigh-Performance Cleaning Program Green CleaningCustodial Effectiveness Assessment Green CleaningPurchase of Sustainable Cleaning Products and Materials Green CleaningSustainable Cleaning Equipment Green CleaningIndoor Chemical and Pollutant Source Control Green CleaningIndoor Integrated Pest Management

1 1 1 1 1 1 1 1 1 1 1 1 1 1 1

Innovation in Operations
Credit Credit Credit Credit Credit Credit 1.1 1.2 1.3 1.4 2 3

Possible Points

6
1 1 1 1 1 1

Innovation in Operations: Specific Title Innovation in Operations: Specific Title Innovation in Operations: Specific Title Innovation in Operations: Specific Title LEED Accredited Professional Documenting Sustainable Building Cost Impacts

Regional Priority Credits


Credit Credit Credit Credit 1.1 1.2 1.3 1.4 Regional Regional Regional Regional Priority: Priority: Priority: Priority: Specific Specific Specific Specific Credit Credit Credit Credit

Possible Points

4
1 1 1 1

Project Total (Certification Estimates)

110

LEED for Existing Buildings: Operations & Maintenance 2009


17 18 2 Certified 4049 points Silver 5059 points Gold 6079 points Platinum 80110 points

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