San Francisco Public Utilities Commission Headquarters San Francisco Public Utilities Commission Headquarters “ The greenest Urban Building in the United States The greenest Urban Building in the United States” WINNER OF THE 2013 COTE TOP TEN GREEN PROJECTS AWARDS WINNER OF THE 2013 COTE TOP TEN GREEN PROJECTS AWARDS KMD I STEVENS KMD I STEVENS – A Joint Venture Partnership Architects A Joint Venture Partnership Architects Charu Sharma, ASLA, LEED AP Charu Sharma, ASLA, LEED AP Senior Associate, Landscape Architect Senior Associate, Landscape Architect GBC International Conference on Green Buildings GBC International Conference on Green Buildings Chennai October 25 2013 Chennai October 25 2013 STEVENS + ASSOCIATES STEVENS + ASSOCIATES STEVENS + ASSOCIATES Project Overview Project Overview Project Goals Project Goals The Urban Context The Urban Context Salient Green Building Features Salient Green Building Features Commonsense Ratepayer Savings Commonsense Ratepayer Savings Unique Seismic Safety Features Unique Seismic Safety Features Employee Benefits Employee Benefits LEED Certification Review LEED Certification Review In the Indian Context In the Indian Context
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San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
WINNER OF THE 2013 COTE TOP TEN GREEN PROJECTS AWARDSWINNER OF THE 2013 COTE TOP TEN GREEN PROJECTS AWARDS
KMD I STEVENS KMD I STEVENS –– A Joint Venture Partnership ArchitectsA Joint Venture Partnership Architects
Charu Sharma, ASLA, LEED APCharu Sharma, ASLA, LEED AP
Location:525 Golden Gate AvenueSan Francisco, CaliforniaUnited States
Location:Location:525 Golden Gate Avenue525 Golden Gate AvenueSan Francisco, CaliforniaSan Francisco, CaliforniaUnited StatesUnited States
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Project GoalsProject Goals
To create “the greenest urban building in the United States”To create To create ““the the greenestgreenest urban building in the United Statesurban building in the United States””
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
To design an urban building close to mass transit that minimizes
the consumption of natural resources to a high level and
generates on-site a significant amount of renewable energy
To design an urban building close to mass transit that To design an urban building close to mass transit that minimizes minimizes
the consumption of natural resourcesthe consumption of natural resources to a high level and to a high level and
generates ongenerates on--site a significant amount of site a significant amount of renewable energyrenewable energy
To constantly keep the employees in mind in creating the
healthiest, most effective and comfortable work environment
To constantly keep the employees in mind in creating the To constantly keep the employees in mind in creating the
healthiesthealthiest, most effective and , most effective and comfortable work environmentcomfortable work environment
To achieve national recognition for leadership in sustainable and
environmentally responsible building design and 30-year life-cycle
performance
To achieve national recognition for leadership in sustainable anTo achieve national recognition for leadership in sustainable and d
environmentally responsible building design and environmentally responsible building design and 3030--year lifeyear life--cycle cycle
performanceperformance
To achieve LEED Platinum rating from the United States Green
Building Council (USGBC) – the highest sustainable certificate that
the US Government’s Green Building Council offers for building
efficiencies
To achieve To achieve LEED Platinum rating LEED Platinum rating from the United States Green from the United States Green
Building Council (USGBC) Building Council (USGBC) –– the highest sustainable certificate that the highest sustainable certificate that
the US Governmentthe US Government’’s Green Building Council offers for building s Green Building Council offers for building
efficienciesefficiencies
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The Urban ContextThe Urban Context
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
� Located adjacent to San Francisco’s dense
Civic Center Civic Center
� Designed to respond appropriately to the
urban context by being built at a
dense scaledense scale
� Opens up to the public at street level to
create a gathering space and a large
““urban living roomurban living room””
Civic Center
City HallSFPUC
Building City HallCity Hall
SFPUC
Building
View looking South - East View looking North - West
Map Of San Francisco
Civic Center
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Salient Green Building Salient Green Building
FeaturesFeatures
SFPUC Headquarters Building consumes 32% less energy than
similarly-sized office buildings
SFPUC Headquarters Building consumes SFPUC Headquarters Building consumes 32% less energy 32% less energy than than
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
� This project has earned an innovation credit for the concrete mix design innovation credit for the concrete mix design under the LEED rating
system
� Following extensive design coordination, which included collaboration with a local concrete
supplier, the design team created six different lowcreated six different low--cement concrete specifications cement concrete specifications for the project
� Portland-cement replacements ranged from 40 to 70 percent, with slagslag and flyashflyash as the green
cementitious replacement materials
� This decreased the project's carbon footprint decreased the project's carbon footprint by 7.4 million pounds of carbon dioxide emissions
compared to conventional concrete mixes
� Relatively light colored concrete light colored concrete produced by the use of slag allowed the design team to specify a
minimum reflectance minimum reflectance for the slab mix design
� As a result, the largely exposed underside of the floor slabs allowed the lighting designer to
further reduce electric lighting levelsreduce electric lighting levels
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Green Concrete Mixture Green Concrete Mixture
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
Recycled Material Recycled Material
� Much of the façade is clad with local local ““Sierra White Sierra White
Granite,Granite,”” a regional, sustainable quarried stone. a regional, sustainable quarried stone.
� 95% of the demolition material demolition material from the building
that previously occupied the site was diverted from
landfills, as was 82% of the overall project wasteoverall project waste.
� LowLow--emitting materials emitting materials were used throughout the
project, and a significant effort was made to remove remove
PVC and related vinyl products PVC and related vinyl products from the project in
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
The new SFPUC Headquarters building is designed to be cost
neutral for ratepayers over the next 30 years
The new SFPUC Headquarters building is designed to be The new SFPUC Headquarters building is designed to be cost cost
neutral for ratepayers over the next 30 yearsneutral for ratepayers over the next 30 years
Within the anticipated 100-year lifespan of the building, our
ratepayers will save approximately $3.7 billion through the
combination of rental savings, energy efficiencies, and asset
ownership. (Approximately $500 million in 2011 dollars)
Within the anticipated 100Within the anticipated 100--year lifespan of the building, our year lifespan of the building, our
ratepayers will save approximately $3.7 billion ratepayers will save approximately $3.7 billion through the through the
combination of rental savings, energy efficiencies, and asset combination of rental savings, energy efficiencies, and asset
ownership. (Approximately $500 million in 2011 dollars)ownership. (Approximately $500 million in 2011 dollars)
This means the debt service (ie the mortgage) on the building is
projected to be equal or less than rental payments, had the SFPUC
continued to rent
This means the debt service (ie the mortgage) on the building isThis means the debt service (ie the mortgage) on the building is
projected to be projected to be equal or less than rental payments, equal or less than rental payments, had the SFPUC had the SFPUC
continued to rent continued to rent
Building ownership insulates ratepayers from the expensive, and
often, unpredictable San Francisco office-space rental market
Building Building ownership insulates ratepayers ownership insulates ratepayers from the expensive, and from the expensive, and
often, unpredictable San Francisco officeoften, unpredictable San Francisco office--space rental market space rental market
Once the fixed rate debt is repaid in 30 years, the building will be
a valuable SFPUC asset, and will yield savings to future
generations of tax payers
Once the fixed rate Once the fixed rate debt is repaid in 30 years, debt is repaid in 30 years, the building will be the building will be
a valuable SFPUC asset, and will yield savings to future a valuable SFPUC asset, and will yield savings to future
generations of tax payers generations of tax payers
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Unique Seismic Safety Unique Seismic Safety
FeaturesFeatures
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
525 Golden Gate is one of the safest buildings in San Francisco525 Golden Gate is one of the 525 Golden Gate is one of the safest buildings safest buildings in San Franciscoin San Francisco
The building’s core contains innovative post tension systems that
allow the entire structure to move and absorb energy during a
seismic event, much like a suspension bridge
The buildingThe building’’s core contains s core contains innovative post tension systems innovative post tension systems that that
allow the entire structure to move and absorb energy during a allow the entire structure to move and absorb energy during a
seismic event, much like a suspension bridge seismic event, much like a suspension bridge
Not only is 525 Golden Gate immediately available for occupancy
after an earthquake, but because of the unique concrete shear
walls running vertically through the building, any damage should
be negligible
Not only is 525 Golden Gate immediately available for occupancy Not only is 525 Golden Gate immediately available for occupancy
after an earthquake, but because of the unique concrete after an earthquake, but because of the unique concrete shearshear
walls running vertically walls running vertically through the building, any damage should through the building, any damage should
be negligible be negligible
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San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
The building will utilize an innovative structural innovative structural
system with post tensioned vertical (flexural) system with post tensioned vertical (flexural)
corescores that will provide the highest asset
preservation for the building. The building also
has standard horizontal post-tensioned floors
CoreCore--wall rebar installation:wall rebar installation: reinforcing at
the boundary columns were prefabricated
with verticals and ties in two-story lifts.
The distributed horizontal and vertical
bars were field installed
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Employee BenefitsEmployee Benefits
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
Individual air comfort controls at workstations Individual air comfortIndividual air comfort controls at workstations controls at workstations
Onsite childcare center and café to support workforce needs Onsite childcare center Onsite childcare center and and cafcaféé to support workforce needs to support workforce needs
Onsite bicycle parking, locker rooms and electric vehicle charge
stations
Onsite bicycle parking, locker rooms Onsite bicycle parking, locker rooms and and electric vehicle charge electric vehicle charge
stations stations
2020
Daylighting and views improve workers mindset and productivity Daylighting and views Daylighting and views improve workers mindset and productivity improve workers mindset and productivity
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
Views from
workstations improve
employees mindset
and productivity
Enlarged café to
support workforce
needs and visitor
interaction
Interactive PUC
Educational display on
lobby walls
Bicycle storage room
provided for
convenience of
employees
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Employee BenefitsEmployee Benefits
Leed CertificationLeed Certification
ReviewReview
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
Sustainable SitesPoints Earned: 25 of 26
Sustainable SitesSustainable SitesPoints Earned: 25 of 26Points Earned: 25 of 26
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Water EfficiencyPoints Earned: 10 of 10
Water EfficiencyWater EfficiencyPoints Earned: 10 of 10Points Earned: 10 of 10
Energy And Atmosphere Points Earned: 18 of 35
Energy And Atmosphere Energy And Atmosphere Points Earned: 18 of 35Points Earned: 18 of 35
Materials And Resources Points Earned: 7 of 14
Materials And Resources Materials And Resources Points Earned: 7 of 14Points Earned: 7 of 14
Indoor Environmental QualityPoints Earned: 12 of 15
Indoor Environmental QualityIndoor Environmental QualityPoints Earned: 12 of 15Points Earned: 12 of 15
Innovation Of DesignPoints Earned: 6 of 6
Innovation Of DesignInnovation Of DesignPoints Earned: 6 of 6Points Earned: 6 of 6
Regional Priority Credits Points Earned: 4 of 4
Regional Priority Credits Regional Priority Credits Points Earned: 4 of 4Points Earned: 4 of 4
Total Points Earned: 82 of 110Total Points Earned: 82 of 110Total Points Earned: 82 of 110
LEED FOR NEW CONSTRUCTION & MAJOR RENOVATIONS (v2009) Points Attempted: 76, Denied:3, Pending: 0, Awarded: 82 of 110
LEED FOR NEW CONSTRUCTION & MAJOR RENOVATIONS (v2009) LEED FOR NEW CONSTRUCTION & MAJOR RENOVATIONS (v2009) Points Attempted: 76, Denied:3, Pending: 0, Points Attempted: 76, Denied:3, Pending: 0, Awarded: 82 of 110Awarded: 82 of 110
In The Indian ContextIn The Indian Context
San Francisco Public Utilities Commission HeadquartersSan Francisco Public Utilities Commission Headquarters
““The greenest Urban Building in the United StatesThe greenest Urban Building in the United States””
Performance goals: Look at the long run i.e. Life Cycle cost of the
Building not just the Initial Cost
Performance goals: Look at the Performance goals: Look at the long run i.e. Life Cycle cost long run i.e. Life Cycle cost of the of the
Building not just the Initial Cost Building not just the Initial Cost
Reduce Operating Costs of the Building Reduce Operating CostsReduce Operating Costs of the Building of the Building