CNYC 28TH Annual Housing - djlister.comdjlister.com/LEED feasibility study.pdf · CNYC 28TH Annual...

CNYC 28TH Annual Housing Conference

Introduction to LEEDLeadership in Energy and Environmental Design

Sheila Sheridan, CFM, CPM, IFMA Fellow, LEED AP, LEED Faculty

Douglas J. Lister, AIA, CSI CCS, LEED AP

Case Study: Pre-war Building

Case Study: Post-war Building

Sustainable SitesSustainable Sites, Credit 1LEED Certified Design and Construction

Intent“To reward environmentally sensitive building design and construction, thereby enabling

high-performance building operations to be achieved more easily.”Summary of RequirementsOption A. Show building has been certified under LEED for New Construction.Option B. Show building has been certified under LEED for Core and Shell and greater

than 75% LEED for Commercial Interiors.Cooperative and Condominium IssuesThere are only a few buildings in the greater NYC area that meet these requirements.

New projects or gut renovation projects may meet this requirement if LEED is incorporated into the design.

Post-war Building 0 Points $0 Initial $0 AnnualPre-war Building 0 Points $0 Initial $0 Annual

Neither building meets the requirements for this credit.

Sustainable Sites, Credit 2Building Exterior and Hardscape Management Plan

Intent“To encourage environmentally sensitive building exterior and hardscape management

practices that provide a clean, well-maintained and safe building exterior while supporting high-performance building operations.”

Summary of Requirements“Employ an environmentally sensitive, low impact building exterior and hardscape

management plan that helps preserve surrounding ecological integrity.” The plan must address: maintenance equipment, snow and ice removal, cleaning of building exterior, paints and sealants used on building exterior, and cleaning of sidewalks and pavement.

Cooperative and Condominium IssuesHaving a plan safeguards the environment and it is more likely to reduce exposure to

residents of environmental pollutants.

Post-war Building 1 Point $4,000 Initial $0 AnnualPre-war Building 1 Point $4,000 Initial $0 Annual

Sustainable Sites, Credit 3Integrated Pest Management, Erosion Control, and Landscape Management Plan

Intent“To preserve ecological integrity, enhance natural diversity, and protect wildlife while

supporting high-performance building operations and integration into the surrounding landscape.”

Summary of RequirementsProduce an environmentally sensitive management plan for the site’s natural components.

The plan must address: outdoor integrated pest management, erosion control, reuse of landscape waste, and chemical fertilizers. Soil or green roof must cover 5% of site to attain this credit.

Cooperative Apartment and Condominium IssuesHaving a plan safeguards the environment and it is more likely to reduce exposure to

residents of environmental pollutants. Building with less than 5% soil exposure must have a green roof greater than 5% of site area to earn this credit.

Post-war Building 1 Point $30,000 Initial* $0 AnnualPre-war Building 1 Point $3,000 Initial $0 Annual

*The post-war building would need to install at least a small green roof to achieve this credit. The green roof could be installed as part of Sustainable Sites, Credit 5. The building has a new roof membrane designed to be used with a green roof system.

Green Roof for Sustainable Sites

Green roof installed 2006 at pre-war building.

Sustainable Sites, Credit 4.1-4.4Alternative Commuting Transportation

Intent“To reduce pollution and land development impacts form conventional automobile use for

commuting trips.”Summary of RequirementsReduce commuting trips in conventionally powered vehicles by 10% (1 point), 25% (2

points, 50% (3 points) or 75% (4 points).Cooperative Apartment and Condominium IssuesThis credit can be achieved by surveying the existing habits of residents. Many NYC

residents may already use mass transit for commuting. Others may be encouraged to switch to alternative energy if building garages have recharging stations, preferred parking, etc.

Post-war Building 2 Points $2,000 Initial $0 AnnualPre-war Building 2 Points $2,000 Initial $0 Annual

Both buildings are immediately adjacent to existing subway stations and buses. We estimate that about 50% of the residents of each building work and at least 80% use mass transit or telecommute. In total, about 40% of residents use alternative commuting transportation. The post-war building has an underground parking garage and could install recharging stations for cars or provide other incentives for residents with low-emission or zero emission vehicles.

Sustainable Sites, Credit 5Reduced Site Disturbance: Protect or Restore Open SpaceIntent“To conserve existing natural site areas and restore damaged site areas to provide

habitat and promote biodiversity.”Summary of RequirementsNative or adapted vegetation covering a minimum of 25% of the site area (excluding

building footprint). The credit can also be achieved off-site, but the off-site area must cover twice as much area to meet the requirements.

Cooperative Apartment and Condominium IssuesThis credit may require installing a green roof system on urban buildings. Residents may

object to the appearance of native plants.

Post-war Building 1 Point $90,000 Initial $2,000 AnnualPre-war Building 1 Point $10,000 Initial $0 Annual

The “white brick” building would have to install a 6,000 square ft. green roof in order to qualify for this credit. The pre-war building would need to only change some non-native plants.

Sustainable Sites, Credit 6Stormwater Management

Intent“To limit the disruption of natural hydrology by the building and grounds.”Summary of RequirementsCollect and reuse at least 15% of precipitation falling on the site in an average year and

for a 24-hour design storm.Cooperative Apartment and Condominium IssuesProviding storage tanks and plumbing in high-rise buildings in NYC is relatively

expensive.

Post-war Building 1 Point $ 80,000 Initial -$6,000 AnnualPre-war Building 1 Point $120,000 Initial -$6,000 Annual

The “white brick” building can filter and treat the water for use in its cooling tower. The pre-war building can use the water for irrigation. Unfortunately, both buildings require the water at a peak time during summer. Cooling towers operate about four months per year. Irrigation is required for about eight months per year.

Sustainable Sites, Credit 7.1Heat island Reduction: Nonroof

Intent“To reduce heat islands (thermal gradient differences between developed and undeveloped areas) to

minimize impacts on microclimates and human and wildlife habitat.”Summary of RequirementsOption A. Shade 50% of hardscape on site and/or using paving materials with a solar reflectance

index of at least 29. Option B. Place 50% of parking spaces under cover. Roof over parking must have an SRI of at least 29.

Cooperative Apartment and Condominium IssuesNo specific issues.

Post-war Building 1 Point $15,000 Initial -$1,000 AnnualPre-war Building 1 Point $140,000 Initial $0 Annual

The post-war building has existing underground parking and can meet the requirement by coating the building roof over the parking with a high SRI coating. The roof coating would reduce building heat gain from the roof. The pre-war building can meet the requirement by replacing extensive public sidewalks with white concrete.

Sustainable Sites, Credit 7.2Heat Island Reduction: Roof

Intent“To reduce heat islands (thermal gradient differences between developed and undeveloped areas) to

minimize impacts on microclimates and human and wildlife habitat.Summary of RequirementsOption A. On low-slope roof, install coating with SRI of 78 or higher on 75% of the roof. Option B.

Install a vegetated roof over at least 50% of the roof area. Option C. A combination of Option A and B.

Cooperative Apartment and Condominium Issues

Post-war Building 1 Point $15,000 Initial -$1,000 AnnualPre-war Building 1 Point $5,000 Initial $0 Annual

The most cost-effective way for the post-war building to meet this credit is to coat the roof. This could be combined with Credit 7.1 (Heat Island Reduction: Nonroof) and/or other credits for green roofs if a green roof is installed.

The pre-war building already has a significant green roof. The most cost-effective strategy is for the pre-war building to coat the remaining exposed roof with a high solar reflectance material.

High SRI (solar reflective index) Coating Installation

Sustainable Sites, Credit 8Light Pollution Reduction

Intent“To eliminate light trespass from the building and site, improve night sky access and

reduce development impact on nocturnal environments.”Summary of RequirementsAutomatically control interior lighting so that it is turned off during after-hours periods.

Shield and minimize exterior lighting.Cooperative Apartment and Condominium IssuesIt would be very difficult to apply this to most residential buildings. Building management

would have to regulate how light fixtures are installed in apartments.


Water EfficiencyWater Efficiency, Prerequisite 1Minimum Indoor Plumbing Fixture EfficiencyIntent“To reduce indoor fixture and fitting water use within buildings to reduce the burdens on

potable water supply and wastewater systems.”Summary of RequirementsUse high-efficiency fixtures and fittings. Requirements are less stringent for buildings

built before 1993.Cooperative Apartment and Condominium IssuesThe plumbing system in both buildings was installed before 1993. Both buildings have

retrofitted most toilets with low-flow flushometers. The pre-war building has had more extensive bathroom renovations and has replaced most shower heads and installed low-flow bath faucets.

Post-war Building $30,000 Initial $0 AnnualPre-war Building $25,000 Initial $0 Annual

Annual cost-savings from reduced water use have not been calculated for the feasibility study.

Water Efficiency, Credits 1.1 – 1.2Water Performance Measurement

Intent“To measure building and subsystem water performance over time to understand

consumption patterns and identify opportunities for additional water savings.”Summary of RequirementsWE Credit 1.1. Have in place permanent water meter(s) that measure potable water use

for building and grounds. Log data on a monthly basis.WE Credit 1.2. Install water submeters for the following systems: irrigation, indoor

plumbing fixtures, cooling towers, domestic hot water, other process waterCooperative Apartment and Condominium Issues

Post-war Building 2 Points $15,000 Initial $0 AnnualPre-war Building 2 Points $20,000 Initial $0 Annual

Annual cost-savings from tracking meter use for subsystems has not been calculated.

Water Efficiency, Credits 2.1 – 2.3Additional Indoor Plumbing Fixture and Fitting EfficiencyIntent“To maximize indoor plumbing fixture and fitting efficiency within buildings to reduce the

use of potable water and consequent burden on municipal water supply and wastewater systems.”

Summary of RequirementsReduce indoor water use 10% (1 point), 20% (2 points) or 30% (3 points) from baseline

established in Water Efficiency Prerequisite 1.Cooperative Apartment and Condominium IssuesThis may be achievable after low-flow fittings have been installed throughout a building.


Try to achieve this credit after surveying and modifying all plumbing fixtures to meet requirements of WE, Credit 1.1-1.2.

Water Efficiency, Credits 3.1 – 3.3Water-Efficient Landscaping

Intent“To limit or eliminate the use of potable water or other natural surface or subsurface

resources available on or near the project site for landscape irrigation.”Summary of RequirementsReduce potable water use by 50% (1 point), 75% (2 points) or 100% (3points) over

conventional means of irrigation.”Cooperative Apartment and Condominium Issues

Post-war Building 0 Points $0 Initial $0 AnnualPre-war Building 1 Point $0 Initial -$1,000 Annual

The post-war building does not meet have green space over 5% of area as required by the credit. The pre-war building has a green roof requiring much less water than a conventional landscape.

Water Efficiency, Credits 4.1 – 4.2Cooling Tower Water Management

Intent“To reduce potable water consumption for cooling tower equipment through effective water management

and/or use of nonpotable makeup water.”Summary of RequirementsWE Credit 4.1. Manage chemicals for cooling tower.WE Credit 4.2. Use nonpotable water for at least 50% of makeup water for cooling tower.Cooperative Apartment and Condominium IssuesMany post-war buildings have cooling towers. Credit 4.1 makes sense in most situations and some

buildings may already meet the chemical management requirements. It will be more difficult for most buildings in NYC to meet Credit 4.2 unless they already have a supply of nonpotable water or can easily separate and store nonpotable water. Examples of nonpotable water include filtered rainwater or filtered and treated “gray water” from showers and handwashing sinks.

4.1 Post-war Building 1 Point $5,000 Initial $0 Annual4.2 Post-war Building 1 Point $70,000 Initial -$5,000 Annual

4.1 Pre-war Building 0 Point $0 Initial $0 Annual4.2 Pre-war Building 0 Point $0 Initial $0 Annual

The post-war building has most of the emlements of a chemical management plan in place. Using nonpotable water in the cooling tower will require storing Stormwater or treating gray water. Both require a fairly substantial investment.

Water Efficiency, Credits 4.1 – 4.2Cooling Tower Water Management

Energy & AtmosphereEnergy & Atmosphere, Prerequisite 1Energy Efficiency Best Management Practices: Planning, Documentation, and Opportunity Assessment

Intent“To promote continuity of information to ensure that energy-efficient operating strategies

are maintained and provide a foundation for training and system analysis.”Summary of RequirementsDevelop a written building plan that provides details on how the building is to be operated

and maintained. The plan must include an occupant schedule, HVAC settings (temperature, ventilation), and design lighting levels. Conduct a basic walk-through and utility bill energy audit.

Cooperative Apartment and Condominium IssuesAlmost any building would benefit enormously from this plan. Many buildings depend on

the institutional knowledge of a single person. This assessment would help document existing building conditions and determine if the building is being operated efficiently.

Post-war Building Yes $5,000 Initial $0 AnnualPre-War Building Yes $5,000 Initial $0 Annual

Energy & Atmosphere, Prerequisite 2Minimum Energy Efficiency Performance

Intent“To establish the minimum level of operating efficiency performance for the building and

systems.”Summary of RequirementsEarn at least two points under Energy & Atmosphere Credit 1.Cooperative Apartment and Condominium Issues

Post-war Building Yes $250,000 Initial -$48,000 AnnualPre-war Building No $0 Initial $0 Annual

For explanation, see EA, Credit 1.

Energy & Atmosphere, Prerequisite 3Refrigerant Management: Ozone Protection

Intent“To reduce stratospheric ozone depletion.”Summary of RequirementsDo not use CFC-based refrigerants in the building unless a third-party audit shows that

system replacement is uneconomical.Cooperative Apartment and Condominium IssuesMany cooperatives and condominiums use CFC-based refrigerants in window air

conditioners. However, replacement may be uneconomical.

Post-war Building Yes $0 Initial $0 AnnualPre-war Building Yes $10,000 Initial $0 Annual

The post-war building doesn’t use CFC-based refrigerants. It has an absorption chiller. The pre-war building has a number of window air conditioners with CFC-based

refrigerants. A third-party audit is expected to show that replacement is not economical. The Owner will replace older units.

Energy & Atmosphere, Credit 1Optimize Energy Efficiency Performance

Intent“To achieve an increased level of operating energy efficiency performance relative to typical buildings

of similar type to reduce environmental impacts associated with excessive energy use.”Summary of RequirementsAchieve an energy use rating of 69 (69th percentile) using Energy Star Portfolio Manager tool. Cooperative Apartment and Condominium IssuesEnergy Star’s Portfolio Manager is a system that compares a building with a large dataset of

comparable buildings throughout the United States. Unfortunately, the dataset does not include multi-family residential buildings.


The post-war building falls just short of meeting this requirement. However, with changes to the absorption chiller and heating system, it is expected to meet the requirements.

The pre-war building has a less effective building envelope and less efficient boiler. It is not expected to meet the requirement without significant investments (millions of dollars).

Energy & Atmosphere, Credit 2.1Existing Building Commissioning: Investigation and AnalysisIntent“Through a systematic process, to develop an understanding of the operation of the building’s major

energy-using systems, options for optimizing energy performance and a plan to achieve energy savings.”

Summary of RequirementsAnalyze energy use in a building. Investigate and inspect major energy-using equipment. List

operating problems that affect occupants comfort and energy use, and develop potential operating changes that will solve them. List capital improvements that will provide cost-effective energy savings.

Cooperative Apartment and Condominium IssuesRecommissioning every five years or so makes sense, especially for larger buildings. Commissioning

activities require significant management resources and specialist consulting. Building owners need to monitor these costs carefully. Not every project will make financial sense and the cost of consultants and the work may exceed the payback in a reasonable period of time.

Post-war Building 2 Points $50,000 Initial -$10,000 AnnualPre-war Building 2 Points $75,000 Initial -$15,000 Annual

We expect the buildings to decrease energy expenditures 3-5% from the investigation.

Energy & Atmosphere, Credit 2.2Existing Building Commissioning: Implementation

Intent“To implement minor improvements and identify planned capital projects to ensure that the building’s

major energy-using systems are repaired, operated, and maintained effectively to optimize energy performance.”

Summary of RequirementsImplement low-cost operational improvements and create a capital plan for major retrofits or upgrades.

Provide training for staff to improve operational efficiency. Measure the effectiveness of improvements that have been made.

Cooperative Apartment and Condominium IssuesThe commissioning plan should be designed to be cost-effective. Projects should be scheduled

according to their expected return on investment. An efficiency upgrade that will pay for itself in three years should be done after a repair that will pay for itself in three months.

Post-war Building 2 Points $20,000 Initial -$5,000 AnnualPre-war Building 2 Points $100,000 Initial -$20,000 Annual

We expect the post-war building to reduce energy expenditures 1-2%. We expect the pre-war building (which is much less efficient) to reduce expenditures 4-6%.

Energy & Atmosphere, Credit 2.3Existing Building Commissioning: Ongoing CommissioningIntent“To use commissioning to address changes in facility occupancy, usage, maintenance,

and repair. Make periodic adjustments and reviews of building operating systems and procedures essential for optimal energy efficiency and service provision.”

Summary of RequirementsImplement an ongoing commissioning program that includes elements of planning,

system testing, and performance verification. Complete at least half of the work in the commissioning plan before application for LEED EB.

Cooperative Apartment and Condominium IssuesOngoing commissioning requires staff training and may require outside consultants.

Ongoing commissioning is a continuous improvement process for mechanical systems. It should be structured so that it is cost-effective.

Post-war Building 2 Points $10,000 Initial $10,000 AnnualPre-war Building 2 Points $10,000 Initial $10,000 Annual

Annual savings are not included in the annual cost estimate for either building.

Energy & Atmosphere, Credit 3.1Performance Measurement: Building Automation SystemIntent“To provide information to support the ongoing accountability and optimization of building

energy performance and identify opportunities for additional energy-saving investments.”

Summary of RequirementsHave in place computer-based automation system that monitors building systems

including heating, cooling, ventilation and lighting. Demonstrate that the system is being used to change building operations and make energy-saving investments.

Cooperative Apartment and Condominium IssuesA computerized system can provide more precise adjustments to controls and save

energy. By logging operations, poor equipment operations can be identified quickly.

Post-war Building 1 Point $20,000 Initial -$5,000 AnnualPre-war Building 1 Point $25,000 Initial* -$8,000 Annual

*Some costs incorporated in other credits.

Energy & Atmosphere, Credit 3.1Performance Measurement: Building Automation System

Energy & Atmosphere, Credit 3.2 – 3.3Performance Measurement: System-Level Metering

Intent“To provide accurate energy use information to support energy management and identify

opportunities for additional energy-saving improvements.”Summary of RequirementsEA Credit 3.2 (1 point): Cover 40% of energy load with system metering (for example:

heating, air conditioning, lighting, etc.).EA Credit 3.3 (1 point): Cover 80% of energy load with system metering.Cooperative Apartment and Condominium IssuesApartment buildings may be able to use system-level metering for 40% of energy load.

Buildings with submetering for apartments may be able to meet the 80% metering level.

Post-war Building 1 Point $20,000 Initial -$2,000 AnnualPre-war Building 1 Point $25,000 Initial -$3,000 Annual

Energy & Atmosphere, Credit 4.1 – 4.4On-Site and Off-Site Renewable Energy

Intent“To encourage and recognize increasing levels of on-site and off-site renewable energy

to reduce environmental impacts associated with fossil fuel energy use.”Summary of RequirementsUse on-site or off-site renewable energy to meet some of the building’s energy needs.

One point awarded for each 3% of total energy use met with on-site renewable energy or 25% off site renewable energy certificates. Four points maximum.

Cooperative Apartment and Condominium IssuesProducing renewable energy on-site is fairly expensive in urban areas. However, energy

costs are also quite expensive. On-site systems have a fairly long payback period without state or federal subsidies. Tax credits and NYSERDA rebates may be available.

Post-war Building 1 Point $23,000 Initial $23,000 AnnualPre-war Building 1 Point $28,000 Initial $28,000 Annual

Energy & Atmosphere, Credit 5Refrigerant Management

Intent“To reduce ozone depletion and support early compliance with the Montreal Protocol

while minimizing direct contributions to global warming.”Summary of RequirementsDo not use refrigerants in base building HVAC&R systems or follow formula (in LEED EB

manual) to calculate limitations.Cooperative Apartment and Condominium IssuesIt is difficult for older buildings with window air conditioners to meet this requirement.

Post-war Building 1 Point $0 Initial $0 AnnualPre-war Building 0 Point $0 Initial $0 Annual

The post-war building does not have a CFC-based cooling system. It has a cooling tower and absorption chiller.

Energy & Atmosphere, Credit 6Emissions Reduction Reporting

Intent“To document the emissions reduction benefits of building efficiency measures.”Summary of RequirementsTrack and record emissions reductions measures delivered by energy efficiency

measures, operations improvements, renewable energy and other building emissions reduction measures.

Cooperative Apartment and Condominium IssuesBuildings with Building Automation Systems (Credit 3.1) should be able to meet this

credit.


Materials & ResourcesMaterials & Resources, Prerequisite 1Sustainable Purchasing PolicyIntent“To reduce the environmental impacts of materials acquired for use in the operations,

maintenance, and upgrades of buildings.”Summary of RequirementsHave a sustainable purchasing policy that includes product purchases that are within the

building and site management’s control. Evaluate items purchased for the building and identify more environmentally friendly alternatives. Purchase when economically feasible.

Cooperative Apartment and Condominium IssuesThis credit requires significant management resources at first. However, the policy can

help standardize purchasing. Once routine, management resources will diminish. It does not require the policy to include residents.

Post-war Building Yes $10,000 Initial $0 AnnualPre-war Building Yes $10,000 Initial $0 Annual

Materials & Resources, Prerequisite 2Solid Waste Management Policy

Intent“To reduce the amount of toxins that are hauled to and disposed of in landfills or

incineration facilities.”Summary of RequirementsHave in place a solid waste management policy that includes disposal of the following:

ongoing consumables, durable goods, facility alterations and additions. In addition, recycle all mercury-containing light bulbs. The policy must cover purchases under building management’s control.

Cooperative Apartment and Condominium IssuesThis credit requires significant management resources at first. However, the policy can

help standardize purchasing. Once routine, management resources will diminish. It does not require the policy to include residents.

Post-war Building Yes $10,000 Initial $5,000 AnnualPre-war Building Yes $10,000 Initial $5,000 Annual

Materials & Resources, Credits 1.1-1.3Sustainable Purchasing: Ongoing Consumables

Intent“To reduce the environmental and air quality impacts of the materials acquired for use in

the operations and maintenance of buildings.”Summary of RequirementsMaintain a sustainable purchasing program. Sustainable purchases meet one or more of

the following criteria: 10% postconsumer or 20% postindustrial material, 50% rapidly renewable, 50% from within 500 miles of building, 50% Forest Stewardship Council paper, rechargeable batteries.

One point for 40%, two points for 60% or three points for 80%.Cooperative Apartment and Condominium IssuesIt’s probably realistic for most buildings to initially achieve one point.


Materials & Resources, Credits 2.1-2.2Sustainable Purchasing: Durable Goods

Intent“To reduce the environmental and air quality impacts of the materials acquired for use in

the operations and maintenance of buildings.”Summary of RequirementsPurchase Energy Star labeled electrical equipment or electrical equipment that replaces

gas-powered equipment. If at least 40% of dollar amount of purchases meet requirement, then the project will earn one point.

Purchase furniture with recycled, salvaged, rapidly renewable or local content. If at least 40% of dollar amount of purchases meet requirement, then the project will earn one point.

Cooperative Apartment and Condominium Issues


Materials & Resources, Credit 3Sustainable Purchasing: Facility Alterations and AdditionsIntent“To reduce the environmental and air quality impacts of the materials acquired for use in

the upgrade of buildings.”Summary of RequirementsMaintain a sustainable purchasing program for facility renovations, additions, etc.Cooperative Apartment and Condominium IssuesDifficult to enforce individual residents to meet the requirements for this credit.

Incorporate volunteer guidelines into house guidelines for renovation work.


Not feasible for either building due to frequent apartment renovations.

Materials & Resources, Credit 4Sustainable Purchasing: Reduced Mercury in Lamps

Intent“To establish and maintain a toxic material source reduction program to reduce the

amount of mercury brought onto the building site through purchases of lamps.”Summary of RequirementsDevelop a lighting purchase plan. One point if lamps meet 90 picograms per lumen-hour

or less. Two points if lamps meet 70 picograms per lumen-hour or less.Cooperative Apartment and Condominium IssuesVery difficult to enforce in a residential building. Most compact fluorescent lamps don’t

meet the criteria. Credit designed for commercial buildings with 48 inch or 96 inch fluorescent lamps.


Materials & Resources, Credit 5Sustainable Purchasing: Food

Intent“To reduce the environmental and transportation impacts associated with food production

and distribution.”Summary of RequirementsAchieve sustainable purchases of 25% of total food and beverage purchases (by cost)

during the performance period. Organic food or purchases are produced within 100 miles of building site.

Cooperative Apartment and Condominium IssuesImpractical for residential buildings.


Materials & Resources, Credit 6Solid Waste Management: Waste Stream Audit

Intent“To facilitate the reduction of ongoing waste and toxins generated by building occupants

and building operations that are hauled to and disposed of in landfills or incineration facilities.

Summary of RequirementsConduct a waste stream audit of the building’s entire waste stream.Cooperative Apartment and Condominium IssuesMaking residents aware of the results of the audit will increase their awareness of what

they purchase and throw out.

Post-war Building 1 Point $4000 Initial $0 AnnualPre-war Building 1 Point $4,000 Initial $0 Annual

Materials & Resources, Credit 6Solid Waste Management: Waste Stream Audit

Materials & Resources, Credits 7.1-7.2Solid Waste Management: Ongoing Consumables

Intent“To facilitate the reduction of waste and toxins generated from the use of ongoing consumable

products by building occupants and building operations that are hauled to and disposed of in landfills.”

Summary of RequirementsReuse, compost or recycle 50% of the waste stream (1 point). Reuse or recycle 70% of the waste

stream (2 points). Also, recycle at least 80% of batteries. Measure waste stream by weight or volume.

Cooperative Apartment and Condominium IssuesWe estimate that each building in the feasibility study currently recycles about 25% of waste stream by

volume. According to NYC, about 36% of the waste stream is currently recyclable. So, we estimate that the two buildings are recycling about 2/3 of their current potential. A significant part of the waste stream is made up of food waste, yard waste and other organics. These are not recyclable, but could be composted separately.


Materials & Resources, Credit 8Solid Waste Management: Durable Goods

Intent“To facilitate the reduction of waste and toxins generated from the use of durable goods

by building occupants and building operations that are hauled to and disposed of in landfills or incineration facilities.”

Summary of RequirementsRecycle at least 75% of the durable goods waste stream. Cooperative Apartment and Condominium IssuesFor apartment buildings, this will require significant staff resources and room.


Materials & Resources, Credit 9Solid Waste Management: Facility Alterations & AdditionsIntent“To divert construction and demolition waste from disposal to landfills and incineration

facilities. Redirect recyclable recovered resources to the manufacturing process. Redirect reusable materials to appropriate sites.

Summary of RequirementsDivert at least 70% of waste (by volume) generated during renovations. Examples

include: wall studs, insulation, doors, windows, plaster, drywall, trim.Cooperative Apartment and Condominium IssuesVery difficult (and likely expensive) to enforce in a large building.


Indoor Environmental QualityEnvironmental Quality, Prerequisite 1Outdoor Air Introduction and Exhaust Systems

Intent“To establish minimum indoor air quality (IAQ) performance to enhance indoor air quality

in buildings, thus contributing to the health and well-being of the occupants.”RequirementsOption A. Meet outdoor air ventilation requirements of ASHRAE 62.1-2007 (American

Society of Heating, Refrigeration and Air Conditioning Engineers).Option B. If Option A is not attainable, then supply at least 10 cubic feet per minute of

outdoor air per person under normal operating conditions.Cooperative Apartment and Condominium IssuesCooperative apartment and condominium issuesMost buildings will meet this requirement.

Post-war Building Yes $0 Initial $0 AnnualPre-war Building Yes $0 Initial $0 Annual

Environmental Quality, Prerequisite 2Environmental Tobacco Smoke (ETS) Control

Intent“To prevent or minimize exposure of building occupants, indoor air surfaces and systems

to Environmental Tobacco Smoke (ETS).RequirementsOption A. Prohibit indoor smoking and smoking within 25 feet from building entrances.Option B. Designate highly ventilated smoking rooms.Option C (residential buildings only). Seal cracks and penetrations between residential

units and public spaces. Perform air pressure test in a sample of units.Cooperative apartment and condominium issuesOption C is the only option practical option for residential buildings.


Environmental Quality, Prerequisite 3Green Cleaning Policy

Intent“To reduce the exposure of building occupants and maintenance personnel to potentially

hazardous chemical, biological and particulate contaminants, which adversely affect air quality, human health, building finishes, building systems and the environment.”

RequirementsHave in place a cleaning policy for: sustainable floor cleaning, cleaning equipment, hand

hygiene, cleaning chemical handling, personnel training.

Cooperative apartment and condominium issuesPolicy must cover at least the cleaning procedures and materials within building

management’s control.


Environmental Quality Credit 1.1: Best Management Practices: IAQ Management Program

Intent“To enhance indoor air quality (IAQ) by optimizing practices to prevent the development

of indoor air quality problems in buildings, correcting indoor air quality problems when they occur and maintaining the well-being of the occupants.”

RequirementsDevelop and implement an ongoing IAQ management program based on EPA’s “Indoor

Air Quality Building Education and Assessment Model”.Cooperative apartment and condominium issuesThe EPA program can help educate building staff about IAQ issues.


Environmental Quality Credit 1.2: Best Management Practices: Outdoor Air Delivery Monitoring

Intent“To provide capacity for ventilation system monitoring to help sustain occupants’ comfort

and well-being.”RequirementsInstall monitoring systems that provide feedback on ventilation system performance to

ensure that systems maintain outdoor airflow rates.Cooperative apartment and condominium issuesThis could be coordinated with a Building Automation System credit described in Energy

& Atmosphere section. Most outdoor ventilation systems are located on rooftops and may not be monitored on a regular basis.

Post-war Building 1 Point $5,000 Initial* $0 AnnualPre-war Building 1 Point $5,000 Initial* $0 Annual

Budget assumes that this work is done in conjunction with a Building Automation Systems.

Environmental Quality Credit 1.3: Best Management Practices: Increased Ventilation

Intent“To provide additional outdoor air ventilation to improve indoor air quality for occupants’

comfort, well-being and productivity.”RequirementsIncrease air ventilation rates to at least 30% above ASHRAE 62.1-2007 requirements.Cooperative apartment and condominium issuesPoor ventilation has been associated with a number of health problems. However,

increased outdoor air ventilation increases energy expenditures to heat, cool and move the air.


The outdoor air ventilation systems on both buildings are somewhat unbalanced. The unbalanced condition is causing an excessive air supply to be conditioned in some areas and an inadequate air supply to be exhausted in other areas. By balancing the systems, the owners should reduce energy use slightly.

Environmental Quality Credit 1.4: Best Management Practices: Reduce Particulates in Air Distribution

Intent“To reduce exposure of building occupants and maintenance personnel to potentially

hazardous particulate contaminants, which adversely affect air quality, human health, building finishes, building systems and the environment.”

RequirementsHave in place high-efficiency air filters. Follow a regular maintenance and replacement

schedule.Cooperative apartment and condominium issuesMay require increasing fan speed to move air through filters. Filtered air is healthier and

less dust in air reduces housekeeping in public areas and apartments.


Reduced housekeeping or healthcare costs are not included in analysis.

Environmental Quality Credit 1.5: Best Management Practices: Management for Facility Alterations and AdditionsIntent“To prevent indoor air quality problems resulting from any construction or renovation projects and thus

help sustain the comfort and well-being of construction workers and building occupantsRequirementsDevelop a plan to isolate building areas under repair to reduce construction odors and dust from

entering occupied areas. Exhaust air from construction areas. Use building materials that minimize offgassing.

Cooperative apartment and condominium issuesApartment buildings have significant alteration projects as residents customize their individual spaces.

Many buildings have policies minimizing the inconvenience of this work on other residents. Controlling air quality in construction areas will reduce complaints by other residents and create a healthier building.

Post-war Building 1 Point $2,000 Initial $0 AnnualPre-war Building 1 Point $0 Initial $0 Annual

Apartment buildings should have filtered exhaust equipment to create negative air pressure in the construction space. The pre-war building has a policy like this in place.

Environmental Quality 2.1: Occupant Comfort:Occupant Survey

Intent“To provide for the assessment of building occupants’ comfort as it relates to thermal

comfort, acoustics, indoor air quality, lighting levels, building cleanliness and any other comfort issues.”

RequirementsImplement an occupant comfort survey. The survey must represent at least 30% of

occupants.Cooperative apartment and condominium issuesFollowing up on complaints may take significant management resources. Don’t do a

survey if complaints are not addressed.


Environmental Quality Credit 2.2: Occupant Comfort: Occupant-Controlled Lighting

Intent“To provide a high level of lighting control by individual occupants or specific groups in

multioccupant spaces to promote productivity, comfort and well-being of building occupants.”

RequirementsHave lighting controls available for at least 50% of occupants in 50% of building areas.Cooperative apartment and condominium issuesResidential buildings meet this requirement.


Environmental Quality Credit 2.3: Occupant Comfort: Thermal Comfort Monitoring

Intent“To support the appropriate operations and maintenance of buildings and building systems so that they

continue to meet target building performance goals over the long term and provide a comfortable thermal environment that supports the productivity and well-being of building occupants.”

RequirementsMonitor and track temperature and humidity in occupied spaces to ensure that occupied spaces meet

ASHRAE 55-2004 criteria.Cooperative apartment and condominium issuesModern automation systems allow apartment buildings to track temperature and humidity in a number of

locations. Newer building automation systems allow this. Thermal monitoring reduces complaints and allows buildings to save money by reducing overheating or overcooling. Older buildings may not have centralized cooling.


Keeping tighter control on indoor temperatures will reduce energy expenditures a couple percent.

Environmental Quality Credits 2.4 and 2.5: Occupant Comfort: Daylight and Views

Intent“To provide a connection between indoor and the outdoor environment through use of

daylight and views in the occupied areas of the building.”RequirementsAchieve a 2% daylighting factor for 50% of occupied spaces (1 point) or achieve a 2%

glazing factor for 75% of occupied spaces.Cooperative apartment and condominium issuesMost residential buildings will meet this requirement for both points.


Environmental Quality Credit 3.1: Green Cleaning: High-Performance Cleaning Program


hazardous chemical, biological and particulate contaminants, which adversely affect air quality, human health, building finishes, building systems and the environment.

RequirementsImplement a program to train staff, use sustainable cleaning materials, use concentrates,

and use sustainable equipment.Cooperative apartment and condominium issuesMany buildings don’t have adequate training programs for staff.


Environmental Quality Credits 3.2-3.3:Green Cleaning: Custodial Effectiveness Assessment


hazardous chemical, biological, and particulate contaminants, which adversely affect air quality, human health, building finishes, building systems, and the environment, by implementing, managing, and auditing cleaning procedures and processes.”

RequirementsUse APPA “Custodial Staffing Guidelines”. Score 3 or less using the guidelines will earn

1 point. Scoring 2 or less will earn 2 points.Cooperative apartment and condominium issuesCredits intended for commercial buildings. Impractical to implement at apartment

building.


Environmental Quality Credit 3.4-3.6: Green Cleaning:Purchase of Sustainable Cleaning Products and MaterialsIntent“To reduce the environmental impacts of cleaning products, disposable janitorial paper

products, and trash bags.”RequirementsImplement sustainable purchasing for cleaning materials, disposable paper products and

trash bags. One point is awarded for each 30% of the total purchases that meet sustainability criteria.

Cooperative apartment and condominium issuesApartments and condominiums can implement this policy for common-space cleaning. It

would be difficult to implement it among residents. One way may be for buildings to supply residents with certain cleaning products and materials that meet the requirements. Purchasing products in bulk is usually less expensive.


Environmental Quality Credit 3.7: Green Cleaning:Sustainable Cleaning Equipment


hazardous chemical, biological, and particulate contaminants, which adversely affect air quality, human health, building finishes, building systems and the environment, from powered cleaning equipment.”

RequirementsUse mechanical equipment (vacuum cleaners, scrubbers, etc.) that meet environmental

impact requirements.Cooperative apartment and condominium issuesDifficult to implement among residents, no point. Sustainable cleaning equipment should

be used in common areas, but this is not adequate to meet the requirement for a LEED point.


Environmental Quality Credit 3.8: Green Cleaning:Entryway Systems


hazardous chemical, biological, and particulate contaminants, which adversely affect air quality, human health, building finishes, building systems, and the environment.”

RequirementsUse grilles, grates and mats to reduce the amount of dirt, dust, pollen and other particles

entering the building at entrances and hallways.Cooperative apartment and condominium issuesEntryway systems are very effective at reducing dirt inside buildings.


Both buildings have good entryway systems (grates, walk-off mats, etc.).

Environmental Quality Credit 3.9: Green Cleaning:Indoor Integrated Pest Management


hazardous chemical, biological and particulate contaminants, which adversely affect air quality, human health, building finishes, building systems and the environment.

RequirementsDevelop and implement a plan that uses least-toxic chemical pesticides in only targeted

locations. Emergency applications acceptable under certain circumstances.Cooperative apartment and condominium issuesMay not be as effective, but reduces exposure to pesticides by residents.


Innovation in Operations Credit 1.1-1.4: Innovation in Operations

Intent“To provide building operations, maintenance and upgrade teams with the opportunity to

earn points for the environmental benefits achieved beyond those already addressed by the LEED for Existing Buildings: Operations & Maintenance Rating System.”

RequirementsAchieve exemplary performance in a LEED prerequisite or credit. Or, achieve significant,

measurable environmental performance using an operations, maintenance, or system upgrade strategy no addressed in the LEED rating system.

Cooperative apartment and condominium issuesPossible innovations:Participate in a peak load reduction program or real time pricing for electricity purchases.

Electricity is less expensive during “off-peak” times at night.Perform an infrared scan of the building envelope to identify deficiencies. Implement a

plan to upgrade deficiencies.

Innovation in Operations Credit 1.1-1.4: Innovation in Operations

Innovation in Operations Credit 2: LEED Accredited Professional

Intent“To support and encourage the operations, maintenance, upgrade, and project team

integration required for LEED implementation to streamline the application and certification process.”

RequirementsAt least one participant of the project team must be a LEED Accredited Professional.Cooperative apartment and condominium issuesApplying for LEED is relatively complex and time-consuming. It may make sense for a

volunteer committee to document credits and prerequisites where possible to reduce consulting expenses


Innovation in Operations 3: Documenting Sustainable Building Cost Impacts

Intent“To document sustainable building cost impacts.”RequirementsDocument overall building operating costs for the previous five years and track changes

in overall building operating costs over the performance period. Document financial impacts of LEED implementation.

Cooperative apartment and condominium issuesThis is good management and accounting practice. Future savings from this analysis will

more than pay for the analysis.


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