KEYBANK AT RAINIER TOWER- 24TH & 25TH FLOORS SEATTLE, WAGreen Building Education: Case Study

Prepared for KeyBank

by Callison LLC

© 2015 KeyCorp

K E Y B A N K - R A I N I E R T O W E R - 2 4 & 2 5 | G R E E N B U I L D I N G E D U C A T I O N

The built environment has a profound

impact on our natural environment,

economy, health, and productivity.

- U.S.Green Building Council (“USGBC”)

KEYBANK MISSIONDEVELOP AN ENERGY EFFICIENT AND ENVIRONMENTALLY SUSTAINABLE CORPORATE OFFICE CAPABLE OF EARNING LEED® GOLD CERTIFICATION FOR OUR EMPLOYEES AND CUSTOMERS.

“”

“The LEED® and the related logo is a registered

trademark of the US Green Building Council”

K E Y B A N K - R A I N I E R T O W E R 2 4 & 2 5 | G R E E N B U I L D I N G E D U C A T I O N

The KeyBank at Rainier Tower involved

downsizing and consolidating its operations

at the Rainier Tower in Seattle, WA.

KEYBANKGOALS:

• Consolidate three fl oors to two

for greater effi ciency and reduced

environmental footprint to maintain

a corporate presence within the

downtown core of Seattle, WA.

• Improve comfort and well-being for

both employees and visiting clients.

• Improve facility performance through

enhanced commissioning

• Reduce the impact of construction

and operation on the environment

The project team utilized LEED® for

Commercial Interiors to register the project

and document targeted credits towards

meeting their goal for LEED® certifi cation.

K E Y B A N K - R A I N I E R T O W E R - 2 4 & 2 5 | G R E E N B U I L D I N G E D U C A T I O N

This project is a remodel of an existing

tenant space on the 24th and 25th fl oors

of the Rainier Tower, a multi tenant 31

story high-rise in a dense, busy and transit

convenient section of downtown Seattle,

WA. The scope of work consists of non-

structural partitions, interior stair removal,

new ceilings, fi nishes and associated

mechanical, electrical and audio visual work.

The design places open offi ce, conference

rooms and other gathering spaces at the

perimeter of the fl oor to take advantage

of natural light and territorial views of the

city. Most private offi ces are located

near the core with glass offi ce fronts

allowing some natural light and views.

Major components of the

Offi ce layout include:

Front of House- reception.

Typical conference room.

Cafe/ Breakroom

Typical Open Offi ce

Typical Private Offi ce

Work Room

Components of the KeyBank

Corporate Offi ce

1

2

3

5

3

1

2

4

6

4

5

Rainier Tower, Seattle WA

24th Floor Rainier Tower

25th Floor Rainier Tower

3

1

2

4

6

5

6

K E Y B A N K K E Y B A N K - R A I N I E R T O W E R - 2 4 & 2 5 | G R E E N B U I L D I N G E D U C A T I O NK E Y B A N K

LEED®, or Leadership in Energy and

Environmental Design, provides building

owners and operators with a framework

for identifying and implementing practical

and measurable green building design,

construction, operations and maintenance

solutions. LEED® is an internationally

recognized mark of excellence.

LEED® IS AN INTERNATIONALLY RECOGNIZED MARK OF EXCELLENCE.

KEYBANK PRIVATE BANKING AT RAINIER TOWERLEED® SCORECARD:POINTS TARGETED

15 Points - Sustainable Sites

11 Points - Water Effi ciency

14 Points - Energy & Atmosphere

5- 6 Points - Materials & Resources

11 Points - Indoor Environmental Quality

6 Points - Innovation & Design

2 Points - Regional Priority

64 POINTS TOTAL(Gold certifi cation = 60 to 79 Points)

LEED® certifi cation provides independent,

third-party verifi cation that a building or

interior remodel project is designed and

built using strategies aimed at achieving

high performance in key areas of human

and environmental health: sustainable

site development, water savings,

energy effi ciency, materials selection,

and indoor environmental quality.

THE LEED® PROGRAM

LEED 2009 for Commercial Interiors KeyBank Rainier Tower 24/25

Project Checklist 4.3.15

15 6 Possible Points: 21 11 6 Possible Points: 17Y ? N Y ? N

1 4 Credit 1 1 to 5 Y Prereq 1

6 Credit 2 6 Y Prereq 2

6 Credit 3.1 6 1 Credit 1 12 Credit 3.2 2 1 Credit 2 1

2 Credit 3.3 2 1 Credit 3.1 11 Credit 3.2 1

11 Possible Points: 11 1 Credit 4.1 11 Credit 4.2 1

Y Prereq 1 1 Credit 4.3 111 Credit 1 6 to 11 1 Credit 4.4 1

1 Credit 4.5 Low-Emitting Materials—Systems Furniture and Seating 114 23 Possible Points: 37 1 Credit 5 1

1 Credit 6.1 1Y Prereq 1 1 Credit 6.2 1Y Prereq 2 1 Credit 7.1 1Y P 3 1 C dit 7 2 1

Low-Emitting Materials—Composite Wood and Agrifiber Products

Fundamental Commissioning of Building Energy Systems

Energy and Atmosphere

Thermal Comfort—DesignThermal Comfort Verification

Controllability of Systems—Thermal Comfort

Indoor Environmental Quality

Minimum IAQ PerformanceEnvironmental Tobacco Smoke (ETS) Control

Increased Ventilation

Construction IAQ Management Plan—Before OccupancyLow-Emitting Materials—Adhesives and SealantsLow-Emitting Materials—Paints and Coatings

Outdoor Air Delivery Monitoring

Construction IAQ Management Plan—During Construction

Indoor Chemical & Pollutant Source ControlControllability of Systems—Lighting

Low-Emitting Materials—Flooring Systems

Sustainable Sites

Alternative Transportation—Public Transportation Access

Site SelectionDevelopment Density and Community Connectivity

Alternative Transportation—Bicycle Storage and Changing RoomsAlternative Transportation—Parking Availability

Water Efficiency

Water Use Reduction

Minimum Energy PerformanceFundamental Refrigerant Management

Water Use Reduction—20% Reduction

Y Prereq 3 1 Credit 7.2 14 1 Credit 1.1 1 to 5 2 Credit 8.1 1 to 21 2 Credit 1.2 1 to 3 1 Credit 8.2 1

10 Credit 1.3 5 to 104 Credit 1.4 1 to 4 6 Possible Points: 6

5 Credit 2 55 Credit 3 2 to 5 1 Credit 1.1 1

5 Credit 4 5 1 Credit 1.2 11 Credit 1.3 1

5 1 8 Possible Points: 14 1 Credit 1.4 11 Credit 1.5 1

Y Prereq 1 1 Credit 2 11 Credit 1.1 1

2 Credit 1.2 1 to 2 2 2 Possible Points: 42 Credit 2 1 to 2

2 Credit 3.1 1 to 2 1 Credit 1.1 11 Credit 3.2 1 1 Credit 1.2 1

1 1 Credit 4 1 to 2 1 Credit 1.3 12 Credit 5 1 to 2 1 Credit 1.4 11 Credit 6 1

1 Credit 7 1 64 1 45 Possible Points: 110

Regional Priority: EAc1.2 Occupancy Sensors 75% LPD

Storage and Collection of Recyclables

Regional Priority Credits

Materials ReuseConstruction Waste Management

LEED Accredited Professional

Optimize Energy Performance—Lighting PowerThermal Comfort—Verification

Innovation in Design: Green Bldg Education or Alternate

Innovation in Design: SSc3.1 Public Transp AccessInnovation in Design: Low Mercury Lighting

Green Power

Materials and Resources Innovation in Design:100% Energy Star Equipment

Innovation in Design: SSc2 Development Density

Daylight and Views—Daylight

Innovation and Design Process

Daylight and Views—Views for Seated Spaces

Building Reuse

Optimize Energy Performance—HVACOptimize Energy Performance—Lighting Controls

Enhanced CommissioningMeasurement and Verification

Tenant Space—Long-Term Commitment

Optimize Energy Performance—Equipment and Appliances

Fundamental Refrigerant Management

Certified 40 to 49 points Silver 50 to 59 points Gold 60 to 79 points Platinum 80 to 110

Certified Wood

Recycled ContentRegional MaterialsRapidly Renewable Materials

Total

Materials Reuse—Furniture and Furnishings Regional Priority: SSc3.2 Bicycle Storage/ShowersRegional Priority: SSc3.3 Parking AvailabilityRegional Priority: Daylight Sensors for 50% LPD

Building context: Offi ce remodel within an

existing high-rise offi ce building.

ALTERNATIVE TRANSPORTATION-PUBLIC TRANSPORTATION ACCESSSeattle has an extensive local and regional

bus network, and the site is located within

one block of three different major bus stops,

each serving between four and fi fteen routes.

In addition, the site is two blocks from the

transit tunnel which is served by multiple

bus routes and the Link-Light rail and four

blocks to the South Lake Union Trolley which

serves the increasingly dense residential and

business oriented neighborhood of South

Lake Union. All routes offer multiple stops an

hour and serve both Seattle neighborhoods

and regional bedroom communties, including

the airport,and the ferry terminal connecting

to communities across Puget Sound. All

buses,and light rail have access for bicycles

and encourage users to take advantage of

the growing bicycle lane network to increase

the effi ciency and options of their commute.

SUSTAINABLE SITES

SITE SELECTION- DEVELOPMENT DENSITYLocated within the Rainier Tower in

Downtown Seattle, an existing high rise

mix-use offi ce building with retail on the

street level, the site is located in a dense

part of Seattle offering many amenities

including residential, work shopping and

cultural opportunities and easy connectivity

via bus, light rail and a growing bicycle lane

network. It is also adjacent to public roof

decks, parks and plazas such as West

Lake Plaza, Harbor Steps and Freeway

park. which provide access to light, air and

outdoor recreation within the urban fabric. In

addition, all of the parking is under ground

and includes ample parking for bicycles.

ALTERNATIVE TRANSPORTATION - BICYCLE PARKING AND CHANGING ROOMSThe Rainier Tower currently has a secure bike

cage in the garage with lockers and spots for

50+ bikes. In addition there are two locker

rooms with lockers and 3+ showers each

and an on-site private gym with memberships

starting at $35/ month.

2 MILLION ACRES OF OPEN FARMLAND IS DISAPPEARING EACH YEAR IN THE U.S. DUE TO BUILDING DEVELOPMENT, AN AREA 2X THE SIZE OF RHODE ISLAND.

WATER EFFICIENCY

IN THE UNITED STATES ALONE, BUILDINGS ACCOUNT FOR 14% OF POTABLE WATER CONSUMPTION. -USGBC

WATER USE REDUCTIONThe KeyBank suite at the Rainier Tower uses

low-fl ow faucets and low-fl ush urinals and

toilets, high effi ciency appliances and point

of use water heaters to reduce potable water

use by 40.23% or 72,770 gallons annually.

Even though the Northwest is known for its

rain, it increasingly depends on snowpack

for its water and in recent years with climate

change that snowpack has been less

reliable. With continuing trends towards

increased population growth within the

Seattle Metro area, conservation of water

is becoming an essential part of daily life.

THE KEYBANK AT RAINIER TOWER REDUCES WATER USE BY 72,770 GALLONS A YEAR (40.23%).

Reducing greenhouse gas emissions &

energy conservation

Mechanical/Plumbing Systems:

• Service water heating was reduced

through a 99% energy effi cient

point of use electric water heating

equipment and low-fl ow faucets.

COMMISSIONINGBoth Fundatmental and Enhanced

commisioning were performed as part of the

deisgn and construction process. Major

systems and controls were thoroughly

tested and corrected as required to ensure

the building was functioning at optimal

performance as the design intended.

GREEN POWERKeyBank purchased Green-E Certifi ed

Renewable Energy Credits for 50% of

the offi ce suite’s power for this facility.

ENERGY & ATMOSPHERE

OPTIMIZE ENERGYOffi ces are energy intensive spaces, drawing

a lot of power for lighting, computers,

copiers and other equipment in addition to

the loads required for heating and cooling

and break room appliances. Improving

thermal effi ciency of the envelope was

not an option as the project occupies two

fl oors of an existing high-rise offi ce tower,

so the team focused on the following

attainable energy conservation options:

• Optimization of the lighting layout

to provide adequate lighting levels

without excessive lighting

• Lighting power density (LPD) was

reduced by placing open offi ce areas,

conference rooms and public gathering

spaces where the majority of people

would be most of time at the perimeter

near windows to take advantage of

daylighting and views. Private offi ces,

storage and work rooms are placed

near the core. All lamps are either

fl uorescent or LED and Occupancy

sensors are used throughout the facility

reducing the interior lighting power by

31.26% or 10,907 watts per year.

Occupancy sensors are used in all open and

private offi ces to maximize lighting effi ciency.

Private offi ces have two switches to provide

maximum fl exibility of overhead lighting.

Point of use hot water unit under the rest

room and pantry sinks reduce energy re-

quired for hot water, and wait time for water

consumption.

IN THE UNITED STATES ALONE, BUILDINGS ACCOUNT FOR 72% OF ELECTRICITY CONSUMPTION. - USGBC

Open offi ce areas take advantage of daylight

and views by locating those areas near

perimeter windows, and utilizing task lighting

for fl exibility in lighting conditions.

ENERGY & ATMOSPHERE

Wind Turbines in Eastern Washignton

Photovoltaic cells being installed on a roof in Seattle, WA

MATERIALS & RESOURCES:Implementing positive resource practices &

addressing waste concerns

RECYCLING To encourage recycling within the offi ce, each

work room (6 total ) as well as one pantry

per fl oor has bins for recycling. Within each

bin is a cabinet for recycling or trash. One

cabinet houses recycling for paper, one for

other recyclables (plastic, cans, glass etc.)

and the third is for trash. Containers are

generally 35.5 gallon square rigid liners by

Rubbermaid. In addition, each work station

and private offi ce has a paper recycling bin.

RECYCLED CONTENTGiving preference to products with recycled

content (both post consumer and pre

consumer) reduces the impact of resource

depletion on virgin materials. The KeyBank

at Rainier Tower was able to achieve a

recycled content of over 21% with some

materials, such as casework’ furniture and

other materials contributing to this total.

REGIONAL MATERIALSThe intent of using products whose

contents are harvested and manufactured

within a 500-mile radius of the project is

twofold: support the local economy by

using products that are extracted and

manufactured locally, and reduce greenhouse

gas emissions in the transport of materials.

100% of the casework for this project was

manufactured locally as part of a total of

almost 11% manufactured regionally.

CERTIFIED WOOD Irresponsible forest practices have negative

environmental impacts including forest

destruction, loss of wildlife habitat, soil

erosion, stream sedimentation, water and air

pollution, and waste generation. By promoting

the purchase of wood products from

environmentally-responsible forests certifi ed

by the Forest Stewardship Council (FSC), the

team is reducing these impacts while also

preventing resource depletion and the harvest

IN THE UNITED STATES ALONE, BUILDINGS ACCOUNT FOR 40% OF RAW MATERIALS USE AND 30% OF WASTE OUTPUT. -USGBC

50% OF OUR LANDFILLS ARE FILLED WITH CONSTRUCTION WASTE - 136 MILLION TONS ANNUALLY. -USGBC

of endangered or old growth timber. The

team set a goal of using FSC-Certifi ed wood

products for a minimum 50% of the purchase

of all new wood products. 50% of the new

wood used in the project was FSC certifi ed..

K E Y B A N K - R A I N I E R T O W E R 2 4 & 2 5 | G R E E N B U I L D I N G E D U C A T I O N

OUR PROJECT GIVES PREFERENCE TO PRODUCTS WITH BOTH PRECONSUMER AND POSTCONSUMER RECYCLED CONTENT.

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KeyBank at Rainier Tower uses products

manufactured locally wherever possible,

supporting the local economy and

reducing greenhouse gas emissions

from the transport of materials.

REGIONAL MATERIALSWe have found that this category is

particularly challenging due to the fact that

one of the largest cost categories in the

project is furniture and so much of the

furniture, carpeting and other fi nishes are

manufactured in the Midwest, south and

east coast states. In spite of this challenge,

we were still able to achieve almost 10%

regional materials almost exclusively

through locally supplied casework.

INDOOR ENVIRONMENTAL QUALITY:Commitment to occupant comfort &

well-being

MINIMUM IAQ / INCREASED VENTILATIONMeeting the minimum requirement for

indoor air quality performance improves

occupancy comfort and productivity

compared with buildings with poor IAQ

performance. Under-ventilated buildings

can be stuffy, odorous, uncomfortable, and/

or unhealthy for occupants. In the case

KeyBank at Rainier Tower the system uses

100% outside air with no critical zones.

It fully exceeds sections 4 through 7 of

ASHRAE Standard 62.1-2007, by providing

30% more fresh air than the standard.

ENVIRONMENTAL TOBACCO SMOKE CONTROLThe Rainier Tower is a non-smoking

facility. In addition, Washington State

law prohibits smoking within 25 feet of

a building entrance or exit, operable

windows and building air intakes.

INDOOR CHEMICAL POLLUTANT SOURCE CONTROLSeveral measures have been designed

and installed in the building at Rainier

TowerCenter to reduce occupant exposure

to pollutants and particulates. A walk-off

mat has been provided in the main entrance

to trap and collect debris from occupants

entering the building. The janitor’s closet

is designed and separately exhausted to

prevent volatile organic compounds (VOC)

from escaping. Storage and mixing of

cleaning products will only occur in this

location. MERV 13 fi ltration media for the

AHU’s has been installed before occupancy.

INDOOR IAQ MANAGEMENT PLAN, DURING CONSTRUCTIONGood construction practices entail a clean

construction site that reduces exposure to

harmful chemicals and VOC’s, improves

air quality by protecting ducts and HVAC

systems from dust and particulates, and

protects new materials from water damage

and potential for mold and mildew. The

construction team implemented a daily

checklist to ensure these requirements were

met throughout the construction phase.

four categories were carefully specifi ed to

not exceed their designated thresholds

of VOCs and/or contain no added urea

formaldehyde, particularly for the fl ooring

systems and wood products. The

contractor team adhered to the architectural

specifi cations and validated that these

products met the LEED® criteria and various

industry standards for measuring VOCs.

THERMAL COMFORT DESIGNThermal comfort of occupants ultimately

affects their productivity and well-being in the

space. The existing mechanical ventilation

systems were balanced and optimized to

maintain the thermal comfort of the offi ce

occupants by addressing environmental

conditions (air temperature, radiant

temperature, humidity, and air speed) and

personal factors (metabolic rate, clothing,

and preference) to develop a strategy that

meets the ASHRAE Standard 55 for thermal

comfort and their specifi c conditions.

LOW-EMITTING MATERIALSThe team pursued all fi ve credits for low-

emitting materials to continue to mitigate

occupant exposure to dangerous off-gassing

of VOC’s. This specifi cally addresses

products in the following categories:

adhesives and sealants; paints and

coatings; fl ooring systems and composite

wood and agrifi ber products and systems

furniture and seating. All products for these

AMERICANS SPEND AN AVERAGE OF 90% OF THEIR TIME INDOORS, SO THE QUALITY OF THE INDOOR ENVIRONMENT IS VITAL.

INNOVATION & DESIGN:Innovative features and practices

PUBLIC TRANSPORTATION ACCESSThe KeyBank at Rainier Tower earned

an “Exemplary Performance” point for

SSc3.1 - Alternative Transportation- Public

Transportation Access due to the location

within the downtown core and it’s access

to light rail, streetcar and multiple bus

routes within a few blocks of the offi ce.

This provides employees and clients with

the ability to travel to and from the offi ce,

as well as around Seattle and adjacent

suburbs using public transportation.

DEVELOPMENT DENSITY- EXEMPLARY PERFORMANCEThis innovation is an exemplary performance

achieved through site selection of an

offi ce space within a dense urban core.

The location within downtown Seattle is

adjacent to a host of services including

multiple transit options, bike infrastructure,

restaurants, shops, offi ces, residential,

arts and cultural opportunities.

OPTIMIZE ENERGY PERFORMANCE- ENERGY STAR EQUIPMENTEAc1.4- KeyBank policy is to use energy

star rated equipment and appliances

for all new equipment installed and

that was achieved on this project.

LOW MERCURY LIGHTINGThe lighting design for the KeyBank at

Rainier Tower uses energy effi cient fi xtures

and lamps with low mercury content

and LED lighting. The team followed CIR

5500 to achieve a target average of less

than 80 picograms or less of mercury for

all lighting installed. The actual amount

installed in the project 36.86 picograms

of mercury per lumen hour of lighting

(during peak performance), which is

well below the targeted amount.

GREEN BUILDING EDUCATIONThis case study is a demonstration of the

KeyBank’s commitment to green building

and effort to educate others about the

energy conservation and environmental

measures incorporated into this facility.

KeyBank will also devote a section of their

website to educate both present and future

customers/occupants, the community,

and the general public about the green

building attributes of the KeyBank Rainier

Tower offi ce in Seattle, WA in hopes of

encouraging others to do the same.

THIS CATEGORY REWARDS PROJECTS FOR INNOVATIVE BUILDING FEATURES AND SUSTAINABLE BUILDING PRACTICES AND/OR EXEMPLARY PERFORMANCE ON LEED CREDITS.

K E Y B A N K - R A I N I E R T O W E R 2 4 & 2 5 | G R E E N B U I L D I N G E D U C A T I O N

To reduce hazardous materials in

the workplace, KeyBank at Rainier

Tower has committed to continue to

purchase low mercury replacement

lamps for the entire offi ce suite.

THE LIGHTING DESIGN INCORPORATES BOTH LED LIGHTING AND LOW MERCURY LAMPS WITH A REDUCED MERCURY CONTENT OF LESS THAN 36 PICOGRAMS OF MERCURY PER LUMEN HOUR, FAR LESS THAN THE 80 PICOGRAMS REQUIRED TO MEET THIS CREDIT.

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K E Y B A N K - R A I N I E R T O W E R - 2 4 & 2 5 | G R E E N B U I L D I N G E D U C A T I O N

KEYBANK - PRIVATE BANKINGOwner & Developer

Cleveland, Ohio

HARGISMechanical, Electrical Plumbing Engineers

Seattle, WA

TURNER CONSTRUCTION CO.Seattle, WA

CALLISON ARCHITECTS, LLCArchitect & LEED® Administration

Seattle, Washington

FACILITIES MANAGEMENT SOLUTIONSCommissioning Agent

KEYBANK AT RAINIER TOWERSEATTLE, WAGreen Building Education: Case Study