After much research and legwork into available office spaces in and around San Diego, EDAW|AECOM, a worldwide environmental planning services firm, decided to expand/remodel within 22,000 square feet of the San Diego National Bank Building built in the 70’s. The good news is, the location is an urban setting within the boundaries of the Center City Development Corporation and is within proximity to mass transit, the local airport, client base and proximity of services for staff. However, early in the design process, the staff was involved to suggest ways to make the space efficient and inviting as a work space. The common denominator that surfaced was: “Make the space open with lots of daylight while giving me my privacy……oh, and be sure to make it environmentally responsible”.

EDAW|AECOM also wanted the space to serve as an example of achievable green design ideas that they could share with staff, clients and the community. How does one do this in a 70’s building? Read on for the solution.

BUILDING OWNER/TENANT PARTNERSHIP

Because the tenant improvement had a conservative budget and is a remodel within an older building, challenges were met that would not have occurred in new construction. The tenant was fortunate to have a building owner who was willing to participate in creating a greener office environment. As a result of this partnership, the project was successful in achieving LEED CI certification. An important part of the planning was tenant vs. building owner costs. It is estimated that an additional 6% was spent to achieve LEED standards. The building owner and the tenant reached what each considered a fair division of costs. Additionally, as a result of this partnership, programs were implemented that will not only benefit EDAW|AECOM, but will also benefit the entire population of the building:

• a green housekeeping program
• bike racks and showering/changing facilities
• a single stream recycling program
• cleaner air quality

SPACE PLANNING STRATEGIES

Once the existing tenant space was demolished, the preservation of daylight into the interior areas was highly prioritized.

• Low, moveable office partitions were used to create team work environments, but also individual work environments.
• The individual work environments were fitted with a custom sliding door made from eco-resin which allowed natural day light to penetrate while giving visual privacy. Some hard wall offices were created, but in limited quantities and were designed with glass panels and doors to maximize the natural daylight.
• Many casual open meeting areas were designed around the space to preserve daylight in common areas.
• The staff break room has one of the best views of the office…and this is on purpose. The break room can be a retreat or, by simply moving a sliding wall, can be transformed into a training/meeting/conferencing space.
• The fire stair between the 2 floors was upgraded to promote walking between the 2 floors.

CONSTRUCTION AND DESIGN STRATEGIES

First, more than 50% of the construction/demo waste was redirected from landfills to local recycling centers or returned to manufacturers as part of their recycling program. Second, to reduce waste and the need to produce new product, it was desired to reuse many of the existing file cabinets, bookshelves and seating from the old space, but systems furniture needed to be purchased to increase the efficiency of the work environment. Refurbished workstations were chosen due to the local manufacturer and the added cost benefits. And third, a variety of environmentally friendly finishes are showcased throughout the office to provide examples of green design for different applications:

• bamboo flooring and base
• all fabrics contain recycled content
• low VOC paint manufactured locally
• adhesives with low or no voc’s
• FSC certified wood
• substrates with no added urea formaldehyde
• Green Guard certified laminates
• Cradle to Cradle carpet tiles
• countertop made from recycled counterfeit money
• countertop made from recycled glass/concrete
• sustainable linoleum flooring
• ceiling tiles with recycled content
• systems furniture panels made from recycled water bottles
• moveable interior glass partition systems with recycled content

WATER SAVING STRATEGIES

Water savings of up to 30% percent was achieved by installing

• waterless urinals
• retrofitting toilets with dual flush valves
• motion sensors and aerators on faucets.

ENERGY SAVING STRATEGIES

Energy savings was implemented into the design by utilizing:

• direct/indirect lighting utilizing energy saving high output T8 lamps while maintaining the same light output as higher wattage lamps.
• energy efficient fluorescent wall washers and down lights
• motion sensors were installed throughout the space to automatically turn lights off when the space is not occupied.
• window treatments throughout allow for individual control of sunlight/glare.
• the HVAC system was upgraded with high energy efficient units that contain no cfc’s
• the majority of appliances and office equipment (80%) is “Energy Star” rated.
• day lighting was increased by creating work spaces with either low partitions or glass partitions to maximize occupant views and decrease the need for artificial lighting.

WALK THE TALK

In addition to recycling much of the existing furniture:

• Interior doors and hardware were reused with some of the doors retrofitted with glass panels
• leftover doors were recycled into countertops for layout areas
• leftover glass was mounted on the walls for white boards.

Corporate green strategies were created and implemented:

• flatware, glasses and plates were purchased to decrease waste generated by disposable items.
• when disposable is required, flatware and glasses are used made of corn starch and sugar cane fiber.
• as a default, the copy machines are set on double sided copying
• office supplies are purchased from a “green” catalog featuring products with recycled content
• a bike to work club has been formed
• mass transit passes are part of the employee benefits
• A “flex” work schedule is offered to staff to reduce the number of days per week at the work place, thus reducing transportation emissions and energy use at the office.

The completed project has been met with enthusiasm and positive accolades from the staff and clients. It is a showcase that EDAW|AECOM continues to share with their clients, their staff and the general public. Tours continue to be given to professional organizations, home owners and local schools and universities. An interpretive trail of 30 mounted plaques made from eco-resin guide the staff and visitors around the space explaining many green design practices. The staff takes pride in having incorporated green design into the work environment and, as a result, the interior environment is refreshing, lively and a desirable place to work. Recognition should be given for the outstanding collaboration between the building owner, end user and design team for recycling space within an older building and creating an innovative yet achievable green workplace.

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