| General Information |
| Location |
 |
Santa Monica, CA |
| Owner |
|
The Natural Resources Defense Council (NRDC) |
| Architect |
|
Moule & Polyzoides |
| Engineer |
|
Syska Hennesy Group |
| Completed |
|
November 2003 |
| Building Use |
|
Commercial Office, Retail, Interpretive Center |
| Size |
|
15,000 SF |
| Stories |
|
Three |
| Cost |
|
$5,100,000 (land excluded) = $340/SF
• Construction was estimated at $253/SF, in the upper end of the $200-275/SF
range of “normal” construction costs for the Santa Monica market.
• Design and other soft costs were nearly $87/SF, estimated to be
50-60% higher than for a typical project. Approximately 70% of the additional
cost was attributed to the extra time in attaining a LEED Platinum rating.
• Approximately 50-60% of the project’s total costs were attributed
to the prevailing cost of land and construction.
• Approximately 20-30% represented the building’s program (type, structure,
form, etc.)
• Approximately 10-20% was estimated to be variable in terms of green strategies,
and principally reflect the quality or level of finish. |
| Relevant codes |
|
• California Building Code.
• Uniform Building Code.
• Santa Monica Building Code. |
|
Mixed Mode System |
| Mixed Mode Strategy |
|
An integrated design, incorporating operable
windows, skylights, and clerestories, brings fresh air and natural daylight
into the working space and offers views of the outdoors. Many spaces rely
on natural ventilation exclusively for cooling.
In other areas, high-efficiency air conditioning units provide additional
cooling for peak-load conditions. Mechanically cooled air is provided using
a displacement ventilation system through floor-level plinths. This can
be considered a change-over system because the heating and cooling system
turns off when the windows are opened. |
| Natural Ventilation Details |
|
Every office has transoms and operable
windows for natural ventilation. Rooftop moniters use louvers and fans
to draw warm air up and exhaust it to the exterior. |
| HVAC System Details |
|
The air-conditioning system relies on energy-efficient,
multi-staged, low-velocity displacement ventilation, focusing cool air
where it is needed. The system runs on 100% outside air, and uses non-ozone-depleting
HFC refrigerants. For its 15,000 square feet, NRDC installed 15 tons of
cooling, compared with a more typical capacity of 25 tons.
The enclosed, private offices provide individual control of heating and
cooling plinth diffusers. Rooms that rely on natural ventilation for cooling
have heating convectors. |
| Configuration & Control |
|
A climate control system maintains optimal
indoor conditions while minimizing energy use. Carbon dioxide levels are
constantly monitored, and occupants have control over their temperature,
ventilation, and lighting. In the individual offices, the heating convector
(and air-conditioning, when available) is interlocked with the local window
and turns off when the nearest window is opened. |
| Building Design Process |
| Time Line |
|
1999-2003 |
| Code Conflicts |
|
Many of the building’s innovations
challenged the City of Santa Monica during the code compliance stage, and
exposed contradictions between the city’s regulations and sustainability
goals. As one example, the Plumbing Code prohibited waterless toilets or
urinals. A resolution was reached to install waterless urinals with a water
supply stubbed out behind the wall should the fixtures fail. The City is
now seeking a change to the City Code to allow waterless urinals without
an available water supply.
Another example related to the grey water system. California’s gray
water ordinance had no provision for rainwater collection, but a solution
was negotiated with the County Health Dept, after which the City’s
Building and Safety Division agreed to sign off.
The City code allowed only copper piping, and negotiations eventually let
to the approval of PVC-free recycled plastic pipe. The City is now reevaluating
its Code to consider allowing use of this.
The City’s Zoning Code prohibited PV or solar thermal systems to
be visible from the street, which required the NRDC to downsize to a smaller-capacity,
horizontally-mounted system. A required safety railing also produced a
shadow on the panels, reducing their output. The City is currently reviewing
the outdated Code requirements as it plans to promote solar installations
city-wide. |
| Other Design Issues |
|
The process began with an intensive design
charrette in late 1999. The original plan to retrofit the entire pre-existing
building was determined to be neither cost-effective nor structurally safe.
Construction was delayed as result of a drawn-out project approval phase
with the City and multiple rounds of value engineering and construction
document revisions. |
| Building Performance |
| Outdoor Air/Noise |
|
Unknown. |
| Occupant Satisfaction |
|
In progress. |
| Actual Energy Data |
|
An advanced EMCS is monitoring the building’s environmental performance,
and measures air temperature, humidity, and solar radiation. A touch-screen
kiosk display in the building shows graphic representations of real time
energy and water savings associated with the efficiency measures. The data
can also be viewed on remote terminals outside the facility, and is being
used to provide the building management with ongoing measurement and verification
of its performance. The NRDC has plans for the data to be analyzed and presented
in a final report quantifying the actual energy savings. |
| Additional Building Features |
| Sustainable Sites |
|
• Downtown locations allows for the
use of public transportation, existing roads and utility lines.
•
Showers and bicycle racks encourage employees to bike, walk, or jog to
work.
•
Outdoor lighting fixtures were designed to avoid light pollution.
•
Light-colored roofing, along with shading provided by plants and overhangs,
minimizes heat gain, reduces air-conditioning needs, and diminishes the
building's contribution to the urban heat-island effect. |
| Water Efficiency |
|
• Potable water used only when necessary.
•
Graywater from showers and sinks is treated and reused for flushing toilets
or for watering plants.
•
Rainwater is collected, pre-filtered, and integrated into the graywater
reuse system.
•
Dual-flush toilets, waterless urinals, and a high-efficiency dishwasher
help keep water use low.
•
Porous paving in the courtyards allows storm water to percolate into the
ground instead of running down storm drains. |
| Energy and Atmosphere |
|
• The building is expected to experience
44% lower utility costs than a comparable building built to meet California's
Title 24 energy standards.
•
Accounting for energy provided by the photovoltaic system, the savings
jump to 55%.
•
Light wells, clerestories, and architectural glass provide daylighting.
•
Energy use is further reduced by efficient computers and equipment, dimmable
electronic ballasts, occupancy and photo sensors, and lighting levels matched
to specific tasks.
•
Approximately 20% of the building’s electricity is provided by a
7.5 kW grid-connected solar electric array, which produces approximately
37.5 kWh of electricity per day.
•
For the remaining energy needs, NRDC purchases renewable energy credits
for wind generation. As a result, the office is run on 100% renewable energy. |
| Materials and Resources |
|
• 98% of the waste generated during
construction and demolition was reused or recycled.
•
All new wood was FSC certified.
•
Salvaged materials and equipment left over from old movie sets were incorporated.
•
Materials were selected for low VOC and formaldehyde emissions, and for
their high levels of recycled content.
•
Floor mats and tiles are made from recycled rubber, countertops are made
from recycled glass, and veneer panels are formaldehyde free.
•
The building uses bamboo flooring and fiber-cement siding.
•
Fast-growing poplar was used for some flooring.
•
Energy-efficient, low-mercury lamps were used to minimize mercury emissions. |
| Indoor Environmental Quality |
|
• Zero- or low-VOC paints, adhesives,
and other materials used.
•
The building is free of added urea formaldehyde and nearly free of vinyl.
•
Areas where harmful substances are present, such as copy rooms, were designed
with negative pressure and vent outside the building.
•
Carbon dioxide levels are constantly monitored.
•
Occupants have control over their temperature, ventilation, and lighting,
as well as views to the landscaped outdoors for optimal comfort and productivity. |
| Project Team |
| Architect |
|
Moule & Polyzoides Architects and Urbanists
Pasadena, CA
http://www.mparchitects.com |
| MEP Engineer |
|
Syska Hennesy Group, Los Angeles Office
Los Angeles, CA
http://www.syska.com |
| Structural Engineer |
|
Nabih Youssef & Associates
Los Angeles, CA
http://www.nyase.com |
| Graywater System Design And Installation |
|
Environmental Planning & Design, LLC
Los Angeles, CA
Equaris Corporation
Afton, MN
http://www.equaris.com |
| Solar Consultant |
|
Solar Design Associates
Harvard, MA
http://www.solardesign.com |
| Leed Coordinator |
|
CTG Energetics, Inc.
Irvine, CA
http://www.ctg-net.com |
| Specifications Consultant |
|
GreenWorks
Los Angeles, CA
http://www.greenworkstudio.com |
| Contractor |
|
TG Construction, Inc.
El Segundo, CA
http://www.linkline.com/personal/tg1/ |
| Project Manager |
|
Tishman Construction Corporation of California
Los Angeles, CA
http://www.tishmanconstruction.com |
| Additional Information |
| Awards |
|
• U.S. Green Building Council LEED-NC,
v2 Platinum (2004).
• 2004 Architectural Award, Los Angeles Business Council.
• 2004 CNU Charter Award. |
| Sources |
|
• U.S. Department of Energy High
Performance Buildings Database
http://www.eere.energy.gov/buildings/highperformance/case_studies/index.cfm
• Greener by Design: NRDC's Santa Monica Office NRDC Web site
http://www.nrdc.org/cities/building/smoffice/intro.asp#smtop
• NRDC’s Robert Redford Building: Embodying Sustainable Development.
A Report to the Favrot Foundation.
• Who's the Greenest of Them All?: NRDC's New Santa Monica Building May be
the Most Eco-Friendly in the U.S. by Griscom, Amanda.
Publication: Grist Magazine (11-25-03).
• A Building So Green, it's Platinum by Hawthorne, Christopher.
Publication: New York Times Vol. 11-13-03.
• California's Environment of Expectations and Schwarzenegger.
Publication: Which Way, L. A.? (11-13-03).
• Group Ordered New Offices Sunny Side Up by Pool, Bob.
Publication: Los Angeles Times (11-13-03).
• Radio interview: Sustainability in Santa Monica, Luxury in Beverly Hills.
Publication: DnA: Design and Architecture (11-18-2003).
• "Superstar Treatment" by Edie Cohen.
Publication: Interior Design magazine June 2004.
• "Building on Green Principles" by Miguel Bustillo.
Publication: Los Angeles Times 26 January 2004.
• "A Building So Green, It's Platinum" by Christopher Hawthorne.
Publication: New York Times 13 November 2003.
• "Group Ordered New Offices Sunny Side Up" by Bob Pool.
Publication: Los Angeles Times 13 November 2003.
• Natural Resources Defense Council Santa Monica Office.
Publication: ArchNewsNow, 03 September 2002. |
| Contact |
|
Elizabeth Moule
Moule & Polyzoides Architects and Urbanists
Architect (Lead architect)
Pasadena, CA
http://www.mparchitects.com
Rob Bolin
Originally with Syska & Hennessy
Now with Skidmore Owings & Merrill, LLP
Chicago, IL |
