San Francisco’s Green Building Ordinance: The New LEED Gold Standard a BOMA Lunch Workshop Presented by: Steven Ring Steven. Ring@cushwake. com Director, Cushman Wakefield Presented by: Bill Groth BGroth@bccionst. com Senior Vice President, BCCI Construction Presented by: David Longinotti dlonginotti@hansonbridgett. com Partner, Hanson Bridgett LLP October 8, 2008
Overview n n n n LEED Primer Green Building Ordinance Analysis Market Impacts Landlord Strategies LEED CI Buildouts Leasing Issues Questions October 8, 2008
LEED Basics n n n USGBC Performance Rating System Portfolio of certifications Building Certification Professional Accreditation October 8, 2008
LEED NC, CI and EBOM n LEED NC: New construction; 7 prerequisites, 69 total points n LEED CI Commercial Interiors; prerequisites, 57 total points n LEED EBOM, Existing building operations and maintenance, 6 prerequisites, 92 total points 6 October 8, 2008
Green Building Ordinance: Benefits and Costs n Projected Reductions by 2012 Ø Ø Ø n 60, 000 tons in CO 2 emissions 220, 000 megawatts in energy consumption 100 million gallons in drinking water Projected Costs Ø 20 year average annual cost to the City’s economy of between 30 Million and 700 Million Dollars October 8, 2008
Scope n n n 57% of SF Construction Industry New Hi-Rise and Mid-Rise Commercial Large Commercial Interiors High-Rise, Mid-Rise and Small Residential Major Alterations to Existing Buildings Laboratories Excluded October 8, 2008
Phased In Requirements. Commercial October 8, 2008
Noteworthy Provisions n n 9/24 DBI Administrative Bulletin Applicability Ø mixed use occupancy Permit Gatekeeper Ordinance Ø timing of submittals “Shadow” LEED Certification October 8, 2008
Noteworthy Provisions, cont’d n n Requires attainment of specific LEED Points Increased points required for both demolitions and increased occupancy loads Certificate of occupancy Maintenance of “green building features” October 8, 2008
Market Impacts n n Lessee preference for LEED buildings Reduces LEED certification costs Sense of comfort that LL can meet prerequisites Additional points LL can contribute to LEED-CI October 8, 2008
Trend to LEED EB and EBOM n n Number of LEED EB certified buildings: 4* Number of LEED EB or EBOM registered buildings: 50* *per 10/8/08 review of USGBC website October 8, 2008
Landlord Strategies First Steps n n n Familiarize yourself with LEED standards Develop construction standards and guidelines Develop rules and regulations to incentivize tenan Establish realistic goals and targets for the building and know your tenant mix Do a Gap Analysis for LEED-CI October 8, 2008
LEED-CI and LEED-EB n n The proactive tenant’s request for LEED-CI Basic understanding of LEED-CI 6 Prerequisites 1. 2. 3. 4. 5. 6. Fundamental Commissioning Minimum Energy Performance CFC Reduction in HVAC&R Minimum Indoor Air Quality Performance Storage & Collection Recyclables Environmental Tobacco Smoke Control October 8, 2008
Landlord Contribution 12 Possible Points you can give your Tenant 3 SS Cr 1 LEED building or other ½ pt options 1 SS Cr 3. 2 Alternative Transportation (bicycles) 1 SS Cr 3. 3 Alternative Transportation (Parking) 2 WE Cr 1. 1 Water reduction 20%/30% 2 EA Cr. 3 Energy Use and Measurement (submetering) 1 EA Cr. 4 Green Power 1 EQ Cr. 5 Indoor Chemical & Pollutant Control 1 MR Cr 1. 1 Long Term Commitment October 8, 2008
LEED CI Buildouts n n Integrated Team More Sophisticated Approach October 8, 2008
Importance of a Qualified LEED Team LEED CI Construction Implications October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
CI Checklist Review October 8, 2008
Cost Impacts LEED CI Construction Implications October 8, 2008
Cost Impacts n Average costs for non-LEED buildings: Ø Ø n n LEED CI Construction Implications LEED Certified: LEED Silver: LEED Gold: LEED Platinum: . 66% 1. 9% 2. 2% 6. 8% Without integrated approach: 10 -30% Documentation / Commissioning: 2 -3% October 8, 2008
Project Study: Smith. Group Architects LEED CI Construction Implications October 8, 2008
Project Study: Bently Reserve LEED CI Construction Implications October 8, 2008
Building Ordinance October 8, 2008
Lease Issues n n n Lease Update/Green Lease Submetering and CAM Impacts Pass through of LEED certification and maintenance expenses Covenant to comply Sustainable building operations Disclaimer of Warranty October 8, 2008
Lease Issues, cont’d n Construction Standards for tenant improvements Ø Ø Ø Use of environmentally “good” products Demolition standards Indoor air quality Minimum standards for plumbing, HVAC, lighting Reuse of materials and furnishings October 8, 2008
Take Aways n n n Phased In Command Control Ordinance Cautious implementation Tenant movement to green buildings Trend to LEED EBOM Integrated project team Leasing issues October 8, 2008
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