Brown, Jordan A. 4/22/2020 Mentor: Bahar Armaghani · 2020. 4. 23. · Center, a building that...
Transcript of Brown, Jordan A. 4/22/2020 Mentor: Bahar Armaghani · 2020. 4. 23. · Center, a building that...
Is the O’Connell Center Doing WELL?
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Is the O’Connell Center Doing WELL?: An Analysis of the Stephen O’Connell Center
Brown, Jordan A.
4/22/2020
Mentor: Bahar Armaghani
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Table of Contents
1) Abstract............................................................................................................pg.3
2) Introduction......................................................................................................pg.4
3) Methodology.................................................................................................pg.4-5
4) Literature Review..........................................................................................pg.5-6
5) WELL Standard Version 2............................................................................pg.7-8
6) Background Information About Stephen C. O’Connell Center.....................pg.8-9
7) WELL Credits..............................................................................................pg.9-10
a) Air...................................................................................................pg.10-14
b) Water.............................................................................................pg.14-16
c) Nourishment...................................................................................pg.16-18
d) Light...............................................................................................pg.18-19
e) Movement......................................................................................pg.20-23
f) Thermal Comfort............................................................................pg.23-25
g) Sound............................................................................................pg.25-27
h) Materials........................................................................................pg.27-30
i) Mind...............................................................................................pg.30-34
j) Community.....................................................................................pg.34-37
k) Innovation......................................................................................pg.37-38
8) Conclusion................................................................................................pg.38-39
9) References..............................................................................................pg.40-41
10) Appendix..................................................................................................pg.42-54
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Abstract
This research aimed to explore the social sustainability of the Stephen C. O’Connell
Center, a building that recently earned the designation of “Certified” under the green
building standard LEED BD+C Version 4. My research was conducted through the
analysis of building documentation like MEP drawings, architectural drawings, and
performance testing, the analysis of interviews taken from individuals that were/are
involved with the building’s construction, operations, management, and an analysis of
the credits that the building earned for its LEED BD+C certification. This information was
then used to determine which credits the building would qualify for under the WELL
Version 2 building standard. WELL awards points to a building based on the building’s
human impact and social sustainability. Following the determination of which credits the
building currently qualifies for, I provided recommendations for credits that the building
could potentially qualify for if changes are made to the building’s function, operation,
and management. It was then determined that if the owner of the building followed
through with those recommendations, the O’Connell Center would receive a total of 81
points out of 100. The building would receive the WELL Platinum certification.
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Introduction
When discussing sustainability, too often only the environmental impact of a
building is considered during its construction and operation. The United Nations defines
social sustainability as “identifying and managing business impacts, both positive and
negative, on people.” This impact is not only limited to a business’ practices, but also
includes a business’ environment. The International WELL Building Institute
acknowledges this idea and created a building standard that analyzes the human
impact of the built environment. With an average of 90% of people's time being spent
indoors and more people choosing to work longer hours, it is more important than ever
to have a built environment and a business environment that is healthy, sustainable,
and gives people the resources they need to thrive. (EPA, 2014)
Methodology
The research was guided by the credits for WELL Version 2. After reading the
requirements to qualify for each WELL credit, conclusions were made based on three
separate analyses. First, the results from the O’Connell Center’s recent LEED
certification were analyzed to find if any of the credits that were awarded to the building
for LEED aligned with any WELL credits. Second, an analysis of construction,
operations, and management documentation was conducted to determine if the building
qualified for certain WELL credits. Finally, several interviews were conducted with Cami
Stencer, the O’Connell Center’s Assistant Director for Athletics, Dustin Stephany, the
Sustainable Building Coordinator at the University of Florida, and Bahar Armaghani, the
Project Manager for the O’Connell Center renovation. These interviews were used to
confirm or deny whether the building qualified for certain credits. Following these
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analyses, recommendations were made for which credits the project should attempt if
the building owner chose to pursue certification as well as recommendations for
changes that should be made to increase the number of points the building can earn.
Literature Review
Often when discussing sustainability, the “human factor” of building a sustainable
organization goes ignored. The fact of the matter is that constructing buildings that
foster an environment that promotes human health and well-being may be the key to an
organization with a work force that is more productive, stays with the organization
longer, and has a more positive perspective of the organization. Jeffery Pfeffer explores
this idea in his paper “Building Sustainable Organizations: The Human Factor.” He
found that companies that improve their social sustainability are more likely to retain
their employees and attract business to the organization due to their high-quality
corporate practices. He also found in his research that companies that offer employees
better benefits and a better working environment tended to outperform companies that
chose not to. (Pfeffer, 2010)
Outside of socially sustainable policies, there are more benefits to pursuing more
human-centric sustainability efforts. Having good thermal comfort in an office space can
have impacts on productivity, creativity, and memory. In an article from David Wyon and
Pawel Wargoki, it was found that when people we able to alter the temperature of the
space they worked in to their liking, concentration improved and as a result so did
overall productivity. This is because the thermal environment impacts 6 different
behavioral and physiological responses that influence cognitive performance.
(Wargocki, Wyon, 2016)
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Fewer days called out sick could positively impact an organization’s performance
financially and productivity-wise. It has been found that work environments with better
air quality see these kinds of benefits. “...doubling the outdoor air supply rate in offices
has also been estimated to reduce the prevalence of sick-leave by roughly 10 percent.”
(Wargocki, 2019) Indoor Air Quality has been found to impact 7 different behavioral and
physiological responses that influence cognitive performance. These are distraction and
attention, motivation, arousal, neurobehavioral symptoms, acute health symptoms,
sleep quality, and absenteeism. All of these impact productivity and as a result they also
impact profit. When organizations invest in equipment that improves air quality, they are
really directly investing in the health and productivity of their employees. (Wargocki,
Wyon, 2016)
The EPA found that energy-efficient buildings are more likely to have higher
concentrations of pollutants in their buildings if they are not equipped with proper
ventilation systems. With more organizations opting to “go green” it is important to
acknowledge this factor in order to protect the health of the employees that will occupy
the building. (EPA, 2018) These concerns are more prevalent in the renovation of older
buildings, like the O’Connell Center. These kinds of projects often use “risky upgrades”
that could negatively impact the building envelope and result in a number of issues.
These issues include mold, dampness, inadequate ventilation, poor thermal comfort,
and emissions from exterior sources leaking into the building. All of these will not only
damage the building, but also damage the health and well-being of the people that
occupy the building. (HSPS Department of Environmental Health, 2014)
WELL Building Standard Version 2
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The WELL Building Standard is a building standard that aims to promote a
“holistic view of health”. This view believes that human health is not driven just by
genetics, diet, and exercise, but also by the environment in which humans spend their
time. This view believes that a “healthy building” correlates with a “healthy person”. A
holistically healthy building, according to WELL, is not just one that uses the correct
materials or has good air and water quality, but it is also one that values and promotes
social equity. This can be seen in the ten concepts that make up the WELL Standard
Version 2. (IWBI, 2018)
Figure 1. Ten WELL Concepts
Ten WELL Concepts
The ten WELL concepts are air, water, nourishment, light, movement, thermal
comfort, sound, materials, mind, and community. Each concept has at least one
precondition. The building pursuing certification must qualify for all the preconditions
regardless of how many other credits it may qualify for. In each of the ten concepts, a
project can earn points towards a certification of Silver, Gold, or Platinum. A WELL
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Silver project has qualified for all the preconditions and earned 50-59 points. A WELL
Gold project has qualified for all the preconditions and earned 60-79 points. A WELL
Platinum project has qualified for all the preconditions and earned 80-100 points. The
WELL standard offers a total of 110 points, but a project can only earn a maximum of
100. Also within each concept, a project can earn a maximum of 12 points. Outside of
the credits offered by the standard, a project can earn up to 10 points for Innovation.
(IWBI,2018)
Innovation Credits
Innovation credits can be earned in a number of ways. The first is by showing
exemplary performance in an existing WELL v2 credit. The second is featuring
something in the project that promotes health and wellness in a way that WELL v2 does
not currently cover. The third is having a WELL Accredited Professional oversee the
project. The fourth is the completion of a health and wellness program within the last
three years. Finally, the fifth is having the project be certified under a green building
rating system. (IWBI, 2018)
Background Information About the Stephen C. O’Connell Center
The Stephen C. O’Connell Center was originally completed in December of 1980.
On December 30, 1980, its first basketball game was hosted there. After several years,
the University of Florida decided to renovate the building. The renovation began on
January 1st of 2016. In its renovation, the building was completely gutted until the only
thing left that was original was essentially the shell of the building, however even the
roof of the building was reconstructed. The project team also aimed for the building to
receive certification under LEED BD+C Version 4. The building has received the
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certification level of “Certified” under LEED BD+C Version 4. (History of O’Connell
Center, 2015)
Despite its certification, the project did have its fair share of issues. Prior to
construction, there was conflict between the University of Florida and Charles Perry
Partners Inc., the company they had originally hired for the renovation. Over the course
of just three months, the original estimate for the cost of the renovation had jumped
from $42 million to $64 million. Because of this, the company was fired from the job and
another company was selected to complete the renovation. Following this, the biggest
challenge was the discovery of high levels of mercury in the race track surrounding the
basketball court. This discovery cost the renovation a month of progress and an
additional $800,000 for the abatement. The total renovation ended up costing around
$64.5 million. (Schweers, 2015)
While the building’s primary function is that of a sports venue, that function is not
reflective of its day to day operations. Most of the time, the building serves a much
smaller occupancy than that of its peak occupancy. Because the building serves this
smaller population most often, most of the requirements for LEED credits and now
WELL credits need to only be met by the regular building occupants.
WELL Credits
WELL has 10 concept categories. Within these categories, projects are able to earn
points towards certification. The following sections are divided by concept. Within these
sections, the following will be provided: a description as to whether or not the O’Connell
Center qualifies for the preconditions of each concept, a description of which credits
within each concept the O’Connell Center currently qualifies for and why, and then
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finally recommendations for changes that need to be made by the O’Connell Center to
qualify for more credits under WELL. Most of the recommendations would help the
project earn credits that are relatively easy to acquire at little cost. (IWBI, 2018)
Air
Precondition A01: Fundamental Air Quality: This precondition requires that the
building undergo air quality testing. The results of that air quality testing must fall within
certain thresholds. Because the O’Connell Center did not conduct any indoor air quality
testing, the building does not qualify for this precondition. The recommendation in order
to qualify for this precondition when pursuing certification is to conduct air quality
testing. If the results of this testing fall within the required thresholds, then the building
would qualify for the precondition. (IWBI, 2018) The thresholds are as follows:
Particulate Matter PM2.5 less than 15 µm/m3 PM10 less than 50 µg/m3
Table 1. Particulate Matter Thresholds
Compound Name Allowable Concentration (μg/m3)
Benzene 30 Carbon disulfide 400 Carbon tetrachloride 20 Chlorobenzene 500 Chloroform 150 Dichlorobenzene (1,4-) 400 Dichloroethylene (1,1) 35 Ethylbenzene 1000 Hexane (n-) 3500 Isopropyl alcohol 3500 Methyl chloroform 500 Methylene chloride 200 Methyl tert-butyl ether 4000 Styrene 450 Tetrachloroethene 17.5 Toluene 150 Trichloroethylene 300 Vinyl acetate 100 Xylene (m, o, p combined) 350
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Table 2. Organic Gases Thresholds
Inorganic Gases Allowable Concentration Carbon monoxide Less than 9 ppm Ozone Less than 51 ppb
Table 3. Inorganic Gases Thresholds
Precondition A02: Smoke-Free Environment: The University of Florida campus
has a “Tobacco-Free Campus” policy that prohibits tobacco use of any kind in all interior
and exterior spaces. This policy also requires that signage be posted where
appropriate. The O’Connell Center also qualified for the LEED v4 Indoor Environmental
Quality Prerequisite 2: Environmental Tobacco Smoke Control. The requirements for
this prerequisite aligns with the requirements for the WELL precondition. (GBCI, 2020)
Precondition A03: Ventilation Effectiveness: The O’Connell Center qualifies for
this precondition using Option 1. The UF Indoor Environmental Quality Policy requires
all buildings comply with ASHRAE 62.1. (Indoor Environmental Quality Policy, 2017)
The building also had commissioning done to verify the effectiveness of the systems.
This commissioning was verified by the project qualifying for both the LEED v4
Fundamental Commissioning prerequisite and the Enhanced Commissioning credits.
(GBCI, 2020)
Precondition A04: Construction Pollution Management: The O’Connell Center
qualifies for this precondition through its compliance with the requirements to earn the
LEED v4 Construction Indoor Air Quality Management Plan credit. (GBCI, 2020)
A09: Pollution Infiltration Management: This credit aims to promote the design of
a healthy building envelope and entryways. The O’Connell Center earns this credit due
to the completion of commissioning that verifies the effectiveness of the building’s
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envelope and entryways. When attempting this credit, the project team will need to
submit the commissioning report, a letter of assurance from the owner, and
photographic evidence. This will earn the project 1 point. (GBCI, 2020)
A10: Combustion Minimization: This credit requires the management of
combustion sources. Because the building has no combustion appliances/heaters in
regularly occupied spaces, it qualifies for the credit. When attempting this credit, the
project team will need to submit a letter of assurance from the owner, the MEP
drawings, and photographic evidence. This will earn the project 1 point.
A11: Source Separation: This credit requires that exhaust fans be provided for
bathrooms, kitchens, rooms where chemicals are stored, and high-humidity areas. The
O’Connell Center does qualify for this credit. When attempting the credit, the project
team will need to provide annotated architectural and mechanical drawings showing
where these exhaust fans are located. This will earn the project 1 point.
A12: Air Filtration: The credit requires proper filtration for the building. The
O’Connell Center qualifies for this credit with conditions. The University of Florida’s
Indoor Environmental Quality Policy requires that all newly renovated or constructed
buildings be equipped with MERV 13 filters. The building would qualify for this credit if
the project team uploaded evidence of the filter being regularly replaced annually to
WELL Online. This will earn the project 1 point. (Indoor Environmental Quality Policy,
2017)
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Figure 2. Indoor Air Quality Plan for O’Connell Center Source: UF IAQ Policy
A14: Microbe and Mold Control: The O’Connell Center qualifies for this credit due
to the building’s compliance with the University of Florida’s requirement to install UV-C
lights in the HVAC systems of new buildings. The building is also in compliance with
UF’s IEQ humidity policy which aids in preventing and managing mold growth. This will
earn the project 2 points.
Figure 3. UV-C Section of Indoor Air Quality Plan for the O’Connell Center
Source: IAQ Policy
Credit Summary: If the O’Connell Center follows the recommendations, it could earn 6
points in the Air category.
Water
Precondition W01: Fundamental Water Quality and Precondition W02: Water
Contaminants: The O’Connell Center likely qualifies for these two preconditions. The
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local utility, Gainesville Regional Utilities (GRU) conducts water quality testing that
shows that their water falls within the requirements put forth by the preconditions. To
ensure compliance either 1) confirm with the International WELL Building Institute
(IWBI) that the testing done by GRU is enough to show compliance or 2) conduct an
independent performance test for the building. (IWBI, 2018)
Figure 4 and Figure 5. GRU Water Testing Results
Source: GRU Water Quality Report
Precondition W03: Legionella Control: The O’Connell Center does not currently
qualify for this precondition. The recommendation in order to qualify is to create an
official plan for the building to deal with outbreaks of Legionella. When attempting the
precondition, a professional narrative will need to be created delineating this policy.
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W04: Enhanced Water Quality: The O’Connell Center will likely qualify for this
credit due to the testing conducted by GRU. To confirm compliance with credit
requirements, an on-site performance test will need to be conducted. (IWBI, 2018) This
will earn the project 1 point.
W05: Water Quality Consistency: The O’Connell Center qualifies for this credit
with conditions. The credit requires water filtration, which the building does qualify for.
The credit also requires that reports of the building’s water that is being used for
consumption be tested for lead, copper, turbidity, and coliforms quarterly and then those
results be submitted to WELL Online annually. (IWBI, 2018) If these conditions are met,
the building will qualify for the credit. This will earn the project 2 points.
W06: Drinking Water Promotion: The O’Connell Center qualifies for this credit.
The building has the required number of drinking fountains and those fountains are
equipped with water bottle filling capabilities and are cleaned on a regular basis. This
was confirmed in an interview with Cami Stincer, the Assistant Director for Athletics for
the O’Connell Center. When attempting the credit, project teams will need to submit the
appropriate sections if the architectural drawings and the operations schedule. This will
earn the project 1 point.
W08: Handwashing: The O’Connell Center qualifies for this credit. The sinks in
the building comply with sizing standards and the bathrooms provide paper towels and
fragrance-free soaps. This was confirmed in an interview with Cami Stincer. When
attempting the credit, the project team will need to provide photographic evidence and
architectural drawings. This will earn the project 2 points.
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Credit Summary: If the O’Connell Center follows the recommendations, it could earn 6
points in the Water category.
Nutrition
Precondition N01: Fruits and Vegetables: The O’Connell Center does not
currently qualify for this credit. The credit requires that at least 2 fruits and 2 vegetable
be provided in spaces where food that is not prepared on-site are sold on a daily basis.
The O’Connell Center currently sells food on a daily basis in its vending machines. The
food currently in these vending machines do not meet the requirements. However, the
solution is very simple. The recommendation to qualify for this precondition is to provide
at least 2 fruit options and 2 vegetable options in the vending machines. The fruits and
vegetables do not have to be fresh, but they could also be dried and packaged which is
the best option for the vending machine. (IWBI, 2018)
Figure 6. Vending Machine Currently in the O’Connell Center Source: Jordan Brown
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Precondition N02: Nutritional Transparency: The O’Connell Center currently
qualifies. The food served in the vending machines provide the nutritional information,
ingredient information, and refined ingredient information on the back of the packaging.
N03: Refined Ingredients: The O’Connell Center does not currently qualify for this
credit. The recommendation in order to qualify for this credit is to reconsider to types of
food and beverages that are served in the vending machines. Develop a policy that puts
in place the following guidelines. Beverages should be limited to 25g of sugar in each
bottle or can that is sold. At least one-fourth of the beverages that are sold should have
no sugar. Food items that are sold in the vending machines should not exceed 25g of
sugar unless they are a fruit product. Ensure that half of the food in the vending
machines are whole-grain based. Ensure that food served in the vending machines do
not use partially hydrogenated oils. These changes would earn the project 3 points.
(IWBI, 2018)
N07: Nutrition Education: The O’Connell Center does not currently qualify for this
credit. The recommendation to qualify for this credit is to provide employees with at
least three literary resources about healthy eating, cooking, and nutrition. This would
earn the project 1 point.
N08: Mindful Eating: The O’Connell Center currently qualifies for 1 of the 2 points
offered in this credit. The O’Connell Center currently offers its employees an adequate
number of meal breaks. This was confirmed in an interview with Cami Stincer. This
earns the project 1 point. However, the designated eating space is not able to
accommodate 25% of O’Connell Center employees. This was also confirmed in an
interview with Cami Stincer. Therefore, the project has earned 1 of 2 points.
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N10: Food Preparation: The O’Connell Center qualifies for this credit. In an
interview with Cami Stincer, it was confirmed that the employee dining area provided
adequate amenities for food preparation and consumption as required by WELL. (IWBI,
2018) This earns the project 1 point.
Credit Summary: If the O’Connell Center follows the recommendations, it could earn 6
points in the Nutrition category.
Light
Precondition L01: Light Exposure and Education and L03: Circadian Lighting:
The O’Connell Center does not currently qualify for this precondition. The
recommendation to qualify for this credit is to attempt the L03: Circadian Lighting credit
and earn at least one point. Performance testing of the electrical lighting in the building
needs to be conducted to verify compliance with this credit. An informational display
about circadian lighting would also need to be installed in the building. Along with
qualifying for the precondition, this would earn the project 3 points. (IWBI, 2018)
Precondition L02: Visual Lighting Design: The O’Connell Center likely currently
qualifies for the precondition due to the building following the credit requirements. The
recommendation to qualify for the precondition is to conduct performance testing on the
lighting system. (IWBI, 2018)
L08: Occupant Control of Lighting Environments: The O’Connell Center qualifies
for this credit. The O’Connell Center earned the LEED V4 IEQ credit: Interior Lighting
Option 1. Then an interview with Cami Stincer confirmed that all employees are able to
control the lighting in their offices with adjustable switches and may receive additional
lighting for their workspace upon request. Because of this, the building shows
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compliance with the WELL credit requirements. This earns the project 2 points. (GBCI,
2020)
Figure 7. Option 1. Lighting Control Awarded to O’Connell Center Under LEED V4
Credit Summary: If the O’Connell Center follows the recommendations, it could earn 5
points in the Light category.
Movement
Precondition V01: Active Buildings and Communities and V09: Exterior Active
Design: The O’Connell Center qualifies for precondition V01 because it qualifies for
V09. In order to earn the Exterior Active Design credit, the no more that 50ft of the
building’s primary façade can be blank. The O’Connell Center’s primary façade meets
these qualifications. (IWBI, 2018) This qualifies the building for Precondition V01 and
earns the project 1 point.
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Figure 8. O’Connell Center Primary Façade Source: O’Connell Center
Source: oconnellcenter.ufl,edu
Precondition V02: Visual and Physical Ergonomics: The O’Connell Center
qualifies for all parts of this precondition except for part 5. Compliance with the first four
parts was confirmed in an interview with Cami Stincer. The recommendation for part 5 is
to provide educational materials about ergonomics with employees. This can be done in
the form of a flyer or a webpage with the information.
V03: Movement Network and Circulation: The O’Connell Center qualifies for this
credit. This credit requires that the building’s hallways’ and staircases’ aesthetic feature
at least two of its required elements. In this case, the elements featured in the building
are artwork and natural design elements. Additionally, the building should have point of
decision signage encouraging the use of stairs and visible stairs. An interview with Cami
Stincer and an observation of the interior spaces confirms that the building qualifies.
This earns the project 3 points.
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Figure 9. and Figure 10. Elements for the Movement Network and Circulation Credit Source: oconnellcenter.ufl.edu
V05: Site Planning and Selection: The O’Connell Center currently qualifies for 2
of 3 points in this credit. The building qualifies for option 4: Select Site with Bike Friendly
Streets. The option requires a minimum Bike Score of 70 and 10 use types within 3
miles biking distance. The site has a Bike Score of 92 and is within 3 miles of an
adequate number of uses. This earns the project the 2 points. (BikeScore, 2020)
Figure 11. Bike Score Report of the O’Connell Center Source: BikeScore
V07: Active Furnishings: The O’Connell Center currently qualifies for this credit.
The credit requires that the building offer sit-stand workstations to its employees. In an
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interview with Cami Stincer it was confirmed that over 75% of employee workstations
were sit-stand. This earns the project 2 points.
V08: Physical Activity Spaces and Equipment: The O’Connell Center currently
qualifies for Part 3: Provide Off-Site Activity Space of this credit. This requires the
building to provide employees with access to greenspace within a half mile of the site.
(IWBI, 2018) For the O’Connell Center, Flavet Field and the Reitz Union North Lawn are
both large green spaces that are within walking distance of the O’Connell Center and
available for employees to use. This earns the project 1 of 2 available points for the
credit.
Figure 12. Map Showing Greenspaces Available to O’Connell Center Employees Source: Google Maps
Credit Summary: If the O’Connell Center follows the recommendations, it could earn 9
points in the Movement category.
Thermal Comfort
Precondition T01: Thermal Performance: The O’Connell Center does not
currently qualify for this precondition. The building could potentially qualify for the credit
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because UF’s IEQ Policy currently requires that all buildings comply with ASHRAE 55
2013 Standards. (Indoor Environmental Quality Policy, 2017) However, this compliance
is not enough to qualify for the precondition. The recommendation for the building to
qualify for the precondition is to have performance testing of the thermal comfort
systems done and conduct on-going monitoring of the thermal performance of the
building. The results of the on-going monitoring will be submitted to WELL Online twice
a year.
T02: Enhanced Thermal Performance: The O’Connell Center currently qualifies
for 1 of 3 available points for this credit. The building’s compliance with ASHRAE 55
2013 allows it to qualify. (Indoor Environmental Quality Policy, 2017) When attempting
the credit, the project team will need to conduct an on-site performance test, submit an
annotated MEP drawing, and a professional narrative about the building’s compliance.
T04: Individual Thermal Comfort: The O’Connell Center currently qualifies for this
credit. In an interview with Cami Stincer, she confirmed that 100% of full time O’Connell
Center employees have the ability to alter the temperature of the space that they
occupy and have access to additional “thermal comfort devices”, as required by the
credit. When attempting this credit, the project team will need to submit a Letter of
Assurance from the building owner. This will earn the project 3 points.
T07: Humidity Control: The O’Connell Center currently qualifies for this credit. UF
requires that all buildings comply with ASHRAE 55 Standards. (Indoor Environmental
Quality Policy, 2017) This compliance keeps the building within the humidity range
required by WELL which is 30%-60% depending on the temperature the building and its
rooms are set. When attempting the credit, the project team will need to submit the
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relevant MEP drawings and conduct an on-site performance test. This will earn the
project 1 point.
Figure 13. Section of UF IEQ Showing Compliance with ASHRAE 55
Credit Summary: If the O’Connell Center follows the recommendations, it could earn 5
points in the Thermal Comfort category.
Sound
Precondition S01: Sound Mapping: The O’Connell Center does not currently
qualify for this precondition. In an email correspondence with the project’s Architect, it
was verified that sound mapping for the project was not done. However, it is possible
that it could be argued that pursuance of WELL certification is its own independent
project. Sound mapping of the project can be done and then the project would comply
with the precondition.
S02: Maximum Noise Levels: The O’Connell Center could potentially qualify for
this credit. UF requires that all buildings comply with its Hearing Conservation
Policy.(Hearing Conservation Policy, 2018) This policy requires that no employee be
exposed to noise levels above 85 dB for periods of longer than 8-hours a day. The
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recommendation is that an acoustical performance test of the building and office spaces
can confirm compliance with the credit. This will earn the project 2 points.
S03: Sound Barriers: The O’Connell Center currently cannot qualify for this
credit, but likely would qualify. This credit measures the performance of walls and doors
and their ability to block out sound. The recommendation is to conduct acoustical testing
and review the design specifications. This has the potential to earn the project 3 points.
S04: Sound Absorption: The O’Connell Center currently qualifies for 2 of 3 points
of this credit. As confirmed in an email correspondence and product cut sheets that
were provided, the O’Connell Center uses sound reducing ceilings and sound reducing
vertical surfaces. These earn the project 2 points. An additional recommendation for this
credit is to conduct performance testing of the reverberation times. This could potentially
earn the project an additional point for a total of 3 points earned by the project.
Figure 14. Example of Sound Absorption Materials Recommended By Architect
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Figure 15 and Figure 16. Drawings Showing Recommended Placement of Sound Absorption Products Source: Courtney Pittman, Architect (Email correspondence)
Credit Summary: If the O’Connell Center follows the recommendations, it could earn 8
points in the Sound category.
Materials
Precondition X01: Fundamental Materials Precaution: The O’Connell Center
currently qualifies for this precondition. The precondition requires the limitation of
mercury and restriction of asbestos in the building. When attempting the precondition,
Is the O’Connell Center Doing WELL?
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the project team should submit MEP drawings and a letter of assurance from the
Architect.
Figure 17. Shows Compliance with WELL Lead Restriction Requirements
Source: O’Connell Center Renovation Project Manual
Figure 18. Shows Compliance with WELL Mercury and Asbestos Restriction Requirements Source: O’Connell Center Renovation Project Manual
Precondition X02: Hazardous Material Abatement: The O’Connell Center
currently qualifies for this precondition. Due to the document being too large, the
O’Connell Center was unable to provide the remediation reports from the hazardous
material abatement to be verified for this paper. Instead, photos from the abatement
were provided. When the O’Connell Center does attempt the preconditions, the
remediation report will be provided to WELL to show compliance.
Is the O’Connell Center Doing WELL?
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Figures 19 and 20. Photos from the O’Connell Center Abatement Process
Source: Bahar Armaghani
Precondition X03: Exterior Materials and Structure: The O’Connell Center
currently does not qualify for this precondition. The precondition requires that lead
hazard testing be conducted on any of the building’s exposed exterior soil. The
recommendation for this is to conduct testing of the soil to verify compliance. If the soil
contains lead, then remediation of the soil needs to be conducted. (IWBI, 2018) When
attempting the precondition, a letter of assurance from the architect, a professional
narrative, and a remediation report (if applicable) should be provided.
X04: Waste Management: The O’Connell Center currently qualifies for this credit.
UF has a set of hazard waste disposal policy that all buildings must abide by. This
qualifies the building for part 1 of the credit. The building qualified for the LEED V4
Storage and Collection of Recyclables prerequisite. This qualifies the building for the
second part of the credit. This earns the project 1 point.
Is the O’Connell Center Doing WELL?
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X05: In-Place Management: The O’Connell Center currently qualifies for this
credit. The building has to comply with UF’s requirements and guidelines for hazardous
material management. These requirements and guidelines are in line with the
requirements of the credits. This earns the project 2 points.
X07: Pesticide Use: The O’Connell Center does not currently fully qualify for the
credit. Currently, UF has a Pest Management Plan and a Pesticide Use Policies and
Procedures handbook that must be followed. (Fishel, Hochmuth, Dusky, Neshiem, &
Dean, 2008) In order to qualify for the credit however, the O’Connell Center must have
a policy in place in which they notify building staff of pesticide application at least 24
hours in advance of the application. The recommendation is for the building to begin
doing so. This simple adjust will earn the project 1 point.
X08: Hazardous Material Reduction: The O’Connell Center currently qualifies for
this credit. Newly installed materials comply with the credit requirements per the
information provided in the Project Manual. (Davis Architects, 2015) When attempting
the credit, the project team will need to submit a letter of assurance from the architect.
This will earn the project 1 point.
X13: Enhanced Material Precaution and X14: Material Transparency: The
O’Connell Center currently qualifies for these credits. The LEED v4 Building Product
Disclosure and Optimization- Material Ingredients credit is considered to be equivalent
with this both of these WELL credits. (GBCI, 2020) The O’Connell Center qualified for
Is the O’Connell Center Doing WELL?
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this LEED credit. This earns the project 4 points.
Figure 21. LEED V4 Materials Credit Awarded to O’Connell Center Showing Compliance for WELL Credit Source: O’Connell Center LEED Certification Report
Credit Summary: If the O’Connell Center follows the recommendations, it could earn 9
points in the Materials category.
Mind
Precondition M01: Mental Health Promotion: The O’Connell Center currently
qualifies for this precondition. UF offers three mental health promotion programs to all of
its employees: the Employee Assistance Program, the Counseling and Wellness
Center, and GatorCare. (Emotional Wellness Resources, n.d) These programs are
promoted to employees on the website where employees go to find resources, as well
as they are notified of these programs upon employment. This information was
confirmed in an interview with Cami Stincer. When attempting the precondition, a policy
document and examples of educational materials that these resources use must be
submitted.
Is the O’Connell Center Doing WELL?
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Figure 22. Mental Health Resource Offered to UF Employees Source: gatorcare.org
Precondition M02: Access to Nature: The O’Connell Center currently qualifies for
this precondition. The requirements of this precondition are that employees have access
to nature. In the case of the O’Connell Center, employees are able to access spaces
with plants and light. This information was confirmed in an interview with Cami Stincer.
Because of access to these spaces, the O’Connell Center qualifies for the precondition.
M03: Mental Health Support: The O’Connell Center currently qualifies for 1 of 3
points offered in this credit. UF offers mental health screening resources online for its
employees at no cost. (Confidential Screenings, 2020) This earns the project 1 point.
Figure 23. Link to Online Screening Resources Provided By UF
Source: eap.ufhealth.org
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M05: Stress Support: The O’Connell Center currently qualifies for 1 of 2 points
offered by this credit. UF currently offers all employees access to Stress Management
programs. Having access to these programs earns the project 1 point.
Figure 24. Information About Employee Stress Management Programs Given on GatorCare’s Emotional Wellness Page Source: gatorcare.org
M11: Sleep Support: The O’Connell Center currently qualifies for 1 of the 2 points
offered by the credit. UF offers resources that help employees achieve better sleep.
Having access to these resources earns the project 1 point.
Figure 25. Information About Sleep Resources Given on GatorCare’s Emotional
Support Page Source: gatorcare.org
M13: Tobacco Prevention and Cessation: The O’Connell Center currently
qualifies for all of the credit requirements. UF currently ban the use and sale of tobacco
products on campus. UF offers free counseling, quitting resources available online and
over the phone, and are provided with tobacco cessation products and medications if
needed while in the program. (UF Tobacco-Free Campus, 2020) These earn the project
3 points.
Is the O’Connell Center Doing WELL?
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Figure 26. UF Employee Smoking Cessation Program Source: shcc.ufl.edu
M14: Substance Use Education and Services: The O’Connell Center currently
qualifies for this credit. UF has a Drug-Free Workplace policy that all employees must
follow. This policy includes information about the impacts of substance use and abuse
on one’s personal health. In addition to this, information on drug and alcohol misuse is
provided to all employees by GatorWell. All employees are eligible for the Employee
Assistant Program’s free substance use counseling services. Employees can also
receive recommendations and accommodations with services that are provided outside
of the university. (UF Drug-Free Workplace Policy, 2019) This earns the project 3
points.
Figure 27. Information About Available Resources Listed in UF Drug-Free Workplace Policy Source: hr.ufl.edu
Is the O’Connell Center Doing WELL?
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Credit Summary: If the O’Connell Center follows the recommendations, it could earn 9
points in the Mind category.
Community
Precondition C01: Health and Wellness Awareness: The O’Connell Center does
not currently qualify for this precondition. The recommendation in order to qualify for this
precondition is to create a WELL feature guide to be provided to all employees
explaining the impact the built environment has on health and well-being. At least once
a year the resources that the O’Connell Center provides to employees will be sent out in
an email or another similar form of communication. Additionally, a digital library should
be created for employees to use featuring at least ten pieces of educational materials
about health and wellness. (IWBI, 2018)
Precondition C02: Integrative Design: The O’Connell Center does not currently
qualify for this precondition. It may be too late at this point in time because the building
renovation has already been completed, but it is possible to argue that pursuing WELL
certification is a new project for this site. Therefore, the Integrative Design precondition
can be attempted. The recommendation for this is to hold a stakeholder charette, write a
professional narrative committing the building to a health-based mission, and finally
once the planning for pursuing WELL certification is complete have a stakeholder
orientation showing and explaining where and how changes will be made to earn the
certification. (IWBI, 2018)
Precondition C03: Occupant Survey: The O’Connell Center does not currently
qualify for this precondition. The recommendation in order to qualify is to conduct a
Is the O’Connell Center Doing WELL?
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survey of the regular building occupants annually about their satisfaction with the
workplace and their job. (IWBI, 2018)
C08: New Parent Support: The O’Connell Center does not currently qualify for
this credit. UF does offer leave for new parents, however this leave is unpaid unless the
employee has saved up paid time off. This was confirmed in the interview with Cami
Stincer. The recommendation to earn this credit is to begin offering 40 weeks of
parental leave. If 18-29 weeks of that is paid, the project could earn 2 points. If the 30-
52 weeks are paid, the project could earn 3 points. (IWBI, 2018)
C09: New Mother Support: The O’Connell Center does not currently qualify for
this credit. The recommendations to earn this credit are to begin offering paid break
time during which new mothers can pump. Additionally, the O’Connell Center should
have a designated lactation room that is not a bathroom. This room should have a
comfortable chair and accommodations for the employee to be able to do work while
pumping if they choose to do so. This room should also have some sort of room
reservation system to prevent multiple employees from trying to use it at once. (IWBI,
2018) This would earn the project 3 points.
C10: Family Support: The O’Connell Center currently qualifies for 1 of the 2
available points for this credit. UF offers its employees access to an on-campus
daycare, parents can use their paid sick days to care for their child, and there are
options for employees to work part-time. This earns the project 1 point. However, the
project can earn an additional point for offering resources for elder support so
employees can also care for their elder family members. (IWBI, 2018) Both of these
would earn the project 2 points.
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C13: Accessibility and Universal Design: The O’Connell Center currently qualifies
for this credit. UF requires that all of its buildings meet the requirements set by the
American Disabilities Act and the Florida Accessibility Code for Building Construction.
Further, UF policy states that the university must accommodate to the best of their
ability the needs of employees with disabilities and provide them with the tools and
equipment necessary for doing the job. (UF Design & Construction Standards, 2017)
This earns the project 3 points.
Figure 28. UF Accessibility Requirements for New Construction and Renovations
Source: UF Design and Construction Standards
C14: Bathroom Accommodations: The O’Connell Center does currently qualify
for this credit. The O’Connell Center provides both single-user bathrooms and family
bathrooms. This was confirmed in the interview with Cami Stincer. When attempting the
credit, the project team will need to provide a letter of assurance from the owner and
photographic verification. This earns the project 2 points.
C15: Emergency Preparedness Plan: The O’Connell Center currently qualifies for
this credit. Due to security requirements, the O’Connell Center was unable to provide
the entire plan for the purpose of this research. However, if UF were to pursue WELL
certification for this building they would be able to provide the information needed to
qualify for the credit. This earns the project 3 points.
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Figure 29. Description of the Emergency Management Plan on O’Connell Center website Source: oconnellcenter.ufl.edu
Credit Summary: The maximum number of points a project can earn in a single
category is 12 points. If the O’Connell Center follows the recommendations, this project
qualifies for 16 points in the Community category. It will earn 12 points in this category.
Innovation
I02: WELL Accredited Professional: The O’Connell Center does not currently
qualify for this credit. The recommendation to earn this credit is when attempting
certification, have a WELL Accredited Professional oversee the project. (IWBI, 2018)
This will earn the project 1 point.
I05: Green Building Rating Systems: The O’Connell Center currently qualifies for
this credit. The O’Connell Center received certification under LEED v4 BD+C: New
Construction with a level of Certified. (GBCI, 2020) This earns the project 5 points.
Is the O’Connell Center Doing WELL?
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Figure 30. LEED Certification Review Report showing the building qualified for certification
Credit Summary: If the O’Connell Center follows the recommendations, this project
qualifies for 6 points in the Innovation category.
Conclusion
Currently, the O’Connell Center is not able to become certified due to its inability
to qualify to many of the preconditions. However, many of the preconditions are very
easy to achieve. If the O’Connell Center follows all the provided recommendations for
this project, the project will qualify for all of the preconditions as well as earn a total of
81 points. This will give the building a WELL Platinum Certification. The project has the
potential to perform especially well in the Community category. This gives the project
Is the O’Connell Center Doing WELL?
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some room to not attempt credits that may be too costly or difficult for the intended time
frame for project completion. While it would be ideal that the project receive a Platinum
certification, it is very likely that it will only qualify for Gold certification. Because the
minimum points needed for Gold certification is 60 points, there is plenty of cushion if
the project does not qualify for all of the credits that it intends to. (IWBI, 2018)
Is the O’Connell Center Doing WELL?
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References
1. Image of Staircase in O'Connell Center. (2018). Retrieved from
https://www.oconnellcenter.ufl.edu/wp-content/uploads/2018/03/3732-42-
copy.jpg
2. Image of Wall Art in O'Connell Center. (2018). Retrieved from
https://www.oconnellcenter.ufl.edu/wp-content/uploads/2018/03/3732-37-
copy.jpg
3. Image of Primary Facade of O'Connell Center. (2018). Retrieved from
https://www.oconnellcenter.ufl.edu/wp-content/uploads/2018/03/3732-03-
Small.jpg
4. Email: O'Dome Acoustic. (2020, March 13). O'Dome Acoustic. 5. Bike Score®. (n.d.). Retrieved March 25, 2020, from
https://www.walkscore.com/bike-score-methodology.shtml 6. Chemical and Radioactive Waste Disposal. (2018, July 16). Retrieved January
17, 2020, from http://www.ehs.ufl.edu/programs/chemrad_waste/
7. Confidential Screenings. (2020). Retrieved March 25, 2020, from
https://eap.ufhealth.org/confidential-screenings/
8. Davis Architects. (2015). Project Manual Stephen C. O'Connell Center Expansion
and Renovation.
9. Emotional Wellness Resources. (n.d.). Retrieved February 25, 2020, from
https://gatorcare.org/wellness/windows-to-wellness/emotional/
10. Fishel, F., Hochmuth, G., Dusky, J., Neshiem, N., & Dean, T. (2008). Pesticide
Policies and Procedures Handbook.
11. GBCI. (2020). Stephen C. O'Connell Center Leed Certification Review Report.
12. GRU Water Quality Testing. (2018). Retrieved from
https://www.facilitiesservices.ufl.edu/departments/utilities/water-quality-report/ 13. Hearing Conservation Policy. (2018, August 23). Retrieved March 20, 2020, from
http://www.ehs.ufl.edu/programs/ih/hearing/
14. History of the O'Connell Center. (2015). Retrieved February 5, 2020, from
https://www.oconnellcenter.ufl.edu/about-us/history/ 15. IEQ Policy: New Construction and Renovation. (2012, December 11). Retrieved
February 10, 2020, from http://www.ehs.ufl.edu/programs/ih/ieq/indoor-
environmental-quality-policy/
16. Indoor Environmental Quality Policy. (2017, October 10). Retrieved February 10,
2020, from http://www.ehs.ufl.edu/programs/ih/ieq/
17. EPA Indoor Air Quality. (2018, July 16). Retrieved from
https://www.epa.gov/report-environment/indoor-air-quality
18. IWBI. (2018). WELL Building Standard Version 2. Retrieved January 10, 2020,
from https://v2.wellcertified.com/v/en/overview
19. U.S. Green Building Council. (2016). Leed reference guide for building design
and construction. Washington, DC.
Is the O’Connell Center Doing WELL?
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20. Pfeffer, J. (2010). Building Sustainable Organizations: The Human Factor.
Academy of Management Perspectives, 24(1), 34–45. doi:
10.5465/amp.2010.50304415
21. Schweers, J. (2015, May 17). Why the O'Dome renovation was put off a year.
Retrieved from
https://www.gainesville.com/article/LK/20150516/SPORTS/604156353/GS 22. Stephen C. O'Connell Center Policy Manual. (n.d.). Retrieved February 21, 2020,
from https://www.oconnellcenter.ufl.edu/stephen-c-oconnell-center-policy-
manual/
23. UF Design & Construction Standards. (2017). Retrieved January 17, 2020, from
https://facilities.ufl.edu/forms/dcs.html
24. UF Drug-Free Workplace Policy. (2019, January 1). Retrieved March 4, 2020,
from https://hr.ufl.edu/forms-policies/policies-managers/drug-free-workplace/
25. UF Tobacco-Free Campus. (2020). Retrieved March 3, 2020, from
http://www.tobaccofree.ufl.edu/
26. HSPS Department of Environmental Health. (2014, January 9). Energy-efficient
buildings can be hazardous to health. Retrieved from
https://www.hsph.harvard.edu/news/hsph-in-the-news/environmental-health-
green-buildings-spengler/
27. Wargocki, P. & Wyon, D. (2016). Ten questions concerning thermal and indoor
air quality effects on the performance of office work and schoolwork. Building and
Environment. 112. 10.1016/j.buildenv.2016.11.020.
28. Wargocki, P. (2019, September 26). The effects of poor air quality on indoor
environments. Retrieved from https://resources.wellcertified.com/articles/poor-
quality-of-the-indoor-environment-in-buildings-is-costly/.
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Appendix
WELL Scorecard Showing All Credits the Project Could Potentially Receive
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Notes from Interview with Cami Stincer
Do you know if the O’Dome has any operable windows? - No
Do you know how often the drinking fountains are cleaned? - Weekly, unless
contaminated, filters changed out when they expire
Handwashing signage and the providing of fragrance free soap and paper towels -
Signage only in kitchen; fragrance free soaps
Sinks are adequate size
Is there are designated eating space for regular occupants (employees) and is it able to
seat about 25% of them? Are all full-time employees provided a lunch break? (would
need the policy document for that) - Yes, cannot accommodate 25%, yes
Does at least one dining space contain the following supportive amenities that meet
employee demand:
2) Cold storage.
3) Countertop surface.
4) Sink and amenities for dish and hand washing.
5) Device for reheating food (e.g., microwave, toaster oven).[55]
6) Dedicated cabinets or storage units available for employee use.
7) Reusable eating utensils, including spoons, forks, knives and microwave-safe
plates and cups. YES
Are building regular building occupants able adjust the lighting levels in there respective
spaces? If asked for, can building occupants request supplemental lighting for their
spaces and how quickly are those requests fulfilled? - Yes, yes
Do employee computers have adjustable stands? - Yes
Do at least 25% of employees have the ability to adjust the height of their desks to a
standing position? If not, is there a policy in place in which employees are allowed to
request to have these items and those requests can be fulfilled within 8 weeks upon
request? - Yes
Can worker seats adjust? - yes
In spaces where workers must stand for long periods of time, are there fatigue mats or
chairs/railing/etc. provided to allow workers to not have to be in one position for long
periods of time? - full-time staff - yes; concessions is not full time so none of fatigue
mats
Is there educational material provided to employees about risk factors associated with
sitting/standing too long? Noting the symptoms of musculoskeletal disorders caused by
prolonged sitting or standing? Noting the resources that are provided to aid employees
Is the O’Connell Center Doing WELL?
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in preventing these things? Information on how to use ergonomic furnishings? yes
Information on proper posture? - sometimes distributed through UF nothing official;
Are there free physical activity programs provided to employees once a month or week?
- UF walking challenges; half a dozen times a year
Are employees allowed to use at least one activity space in the building free of cost? -
Yes
Does the O’Connell Center provide physical activity equipment and to how many
people? - No
What portion of regular building occupants can control the temperature in the space
they regularly occupy? - yes, 100%
Is there a plan to dispose of hazardous waste from the site? - Yes
Pesticide use? - Don’t know for sure, facility services
Are low hazard cleaning products used? Do you happen to have a list of cleaning
products used on site? - operations schedule - facilities services; special approval if
using bleach
For All Spaces
All newly installed furnishings, built-in furniture, interior finishes and finish materials
comply with some combination of the following programs, earning points based on the
table below:
Percent Compliance by Cost Points 15% 1 25% 2
8)
Declare: Living Building Challenge Red List Free, Declare: Living Building
Challenge Compliant or Living Product Challenge label.
9) No GreenScreen® Benchmark 1, List Translator 1 or List Translator Possible 1
substances over 1,000 ppm, as verified by a qualified Ph.D. toxicologist or
Certified Industrial Hygienist.
10) Cradle to Cradle Certified™ products with a Bronze, Silver, Gold or Platinum
level in the Material Health category or products with a Bronze, Silver, Gold or
Platinum level Material Health Certificate from the Cradle to Cradle Products
Innovation Institute.
Not office - but trash cans throughout the facility are recycled
Mental Health - regularly promotes UF’s resources; educational materials are also
provided with it
Breastfeeding stations - available - dressing room area not a lactation room
Child care option is available
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UF Paid Time Off - UF HR website - a lot compared to other places
Single user bathrooms are provided
Only two syringe drop boxes in training rooms
Family bathrooms are provided
Emergency policies are in place