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Title: HOWDY


1
HOWDY
2
MORE SUSTAINABLE DEVELOPMENT an overview of
principles practices and projects
3
introduction
4
  • jason westrope
  • Bachelor of Science Mechanical Engineering
  • Virginia Tech
  • 1991
  • Master of Architecture
  • University of South Florida
  • 1997
  • LEED Accredited Professional
  • USGBC
  • 2003
  • Certified Development Professional
  • ICSC
  • 2008
  • Jason has worked directly in the design and
    implementation of over 6,000,000 square feet of
    retail and mixed-use development nationwide and
    numerous acres of planning and urban design
    projects


5
  • Development
  • Management
  • Associates
  • development consulting
  • project accounting
  • project management
  • tenant coordination
  • Development Management Associates, LLC (DMA)
    works on behalf of real estate owners to develop
    and improve high-profile properties, achieving
    the highest levels of quality and financial
    performance.
  •  
  • We provide development, project management,
    tenant coordination, and project accounting
    services for a variety of significant development
    and redevelopment projects, including
  •  
  • Mixed-use buildings
  • Lifestyle centers
  • Super regional shopping centers
  • Power centers
  • Hotels
  • Office buildings
  • Select condominium developments
  • Select casino projects
  • LEED/green buildings
  • Photovoltaic Installations
  •  
  • Our clients are real estate investors,
    entrepreneurs, corporations, and investment
    trusts. They choose DMA for a unique set of
    strengths that enhance the visibility,
    credibility, and profitability of every project
  •  
  • An unmatched depth of development experience and
    talent
  • Extraordinary leadership and communication
    skills

www.dmassociates.com
6
OUR PURPOSE
TO OPTIMIZE THE PERFORMANCE OF REAL ESTATE ASSETS
BY PROVIDING PERSONALIZED INNOVATIVE AND
COMPREHENSIVE LEADERSHIP IN DEVELOPMENT
MANAGEMENT
7
OUR PEOPLE
6 Degreed Architects
2 Accounting Staff
3 LEED APs
1 Office Manager
8
OUR OFFICE
  • Our 7 Point Plan
  • Paper
  • Dont print if you dont have to use PDF and
    email
  • Double sided print
  • Reuse scrap paper
  • Buy recycled
  • Plastic
  • Eliminate plastic water bottles
  • Buy DMA cups/mugs for employees and guests
  • Electricity
  • Turn off all lights at night AND in unoccupied
    rooms even your office at lunch
  • Have computers go to sleep mode after 15 minutes
  • Dont use the dishwasher
  • Unplug chargers and other appliances when not in
    use (except the copier!)
  • Gas

DMA has developed a simple series of initiatives
that will offer excellent cost benefit to our
start-up company. We will benefit with cost
savings, resource savings and better office
organization.
9
OUR COMMITMENT
Our involvement with green development takes
place on three levels PRINCIPLES We understand
and respond to the principles of sustainable
design on a daily basis within our office. As
degreed architects, planners, and engineers, we
place issues of appropriate use of materials and
economical design of systems at the forefront of
our thinking. We currently have one LEED AP on
staff, and six more of our professionals are
actively pursuing LEED accreditation. PRACTICES D
MA follows an internal, seven-point plan to
minimize our impact on the environment. We
reduce waste by exploiting digital technology. We
recycle paper, cardboard, plastic, glass, and
metals in-house. We purchase recycled content
paper and use it wisely. Rather than buying
plastic water bottles for the office, we drink
from the tap in reusable glasses. We understand
that there is a great deal more we can do, and we
are constantly striving to improve our
practices. PROJECTS Our staff is involved in
numerous projects, embracing sustainability at
various levels. We identify those that are more
sustainable with a symbol - dma green - seen
below. As former owners, we understand that
quality and environmental sensibility are often
addressed in the same stroke. We are proud to be
contributing our expertise to groundbreaking
projects for many of our valued clients.
DMA is committed to improving the sustainability
of every project. Clients increasingly seek us
out for our combination of high quality retail
development experience, our understanding of the
fundamentals behind LEED, and our broad knowledge
of sustainable design and construction.
10
OUR CARBON IMPACT
  • DMAs carbon impact can be summarized by the
    following statistics
  • 2,400 sf of office space
  • 194,000 business travel air miles
  • 57,000 business car miles including our commutes
  • 14,000 business rail miles including our commutes
  • Our impact is 80 metric tons of Carbon released
    into the atmosphere annually

11
THIS CALL SAVED 1,274 lbs of CO2 thats
like driving a car 1,500 miles or from College
Station to LA
12
trends
13
1987 Sustainable Development defined by
Brundtland Commission Sustainable
development is development that meets the needs
of the present without compromising the ability
of future generations to meet their own
needs 1992 Agenda 21 and Rio Declaration on
Environment and Development adopted 1993 US
Green Building Council founded 1996 Kyoto
Protocol negotiated 2000 USGBC Released LEED
Building Rating System 2002 World Summit on
Sustainable Development 2005 Kyoto Protocol
entered into force 2006 Former President
Clinton launches Clinton Climate Initiative 2007
Former Vice President Al Gore awarded Nobel
Peace Prize 2009 US EPA Carbon Dioxide
Endangerment Finding
TRENDS
14
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17
Architecture 2030 has issued a challenge to
reduce all carbon emissions by 50 by 2010 and to
make all new buildings carbon neutral by 2030
CARBON REDUCTION The building sector of our
economy accounts for 48 of all energy
consumption and greenhouse gases The US
Department of Energy states that artificial
lighting accounts for 40-50 of the energy
consumption in most commercial and institutional
buildings Office buildings consume more than 70
of the countrys total electricity and produce
40 of carbon dioxide emissions Architecture
2030 estimates that by 2035, up to 75 of our
building stock will be new or renovated
Reported in various articles by Commercial
Building Products, September 2007
TRENDS
18
"Our goal is to transform the world economy into
one that is clean, green and sustainable" -
California State Treasurer Bill Lockyer, one of
the 49 signatories, who serves on the board of
the leading pension funds, CalPERS and CalSTRS,
which collectively manage more than 500 billion
in assets.
CLIMATE CHANGE At the Investor Summit on Climate
Risk, nearly 50 leading U.S. and European
institutional investors managing over 1.75
trillion in assets today released a climate
change action plan at the United Nations that
will boost investments in energy efficiency and
clean energy technologies and require tougher
scrutiny of carbon-intensive investments that may
pose long-term financial risks.
Reported by Ceres, February 2008
TRENDS
19
With the addition of more than 1,400 buildings
last year, the number of facilities that has
earned the EPA's Energy Star certification has
topped 4,200.
ENERGY STAR Established by the Federal
Government through collaboration between EPA and
Department of Energy The number of commercial
buildings and manufacturing plants to earn the
Energy Star label increased by 25 percent in the
last year 1,500 office buildings 1,300
supermarkets 820 grades K-12 schools 250
hotels more than 35 manufacturing plants and
more than 185 others These buildings stand to
save a combined total of 1.5 billion annually on
their energy bills Energy Star-certified
commercial buildings use about 40 percent less
energy and emit 35 percent less CO2 than average
buildings. About 500 of the almost 4,200 Energy
Star buildings use 50 percent less energy
Reported by GreenerBuildings.com, February, 2008
TRENDS
20
LEED Established by the US Green Building
Council 1,059 certified projects 7,843
registered or pending projects worldwide 4
billion square feet of LEED projects The GSA
the largest operator of buildings in the US
requires that all new buildings meet LEED silver
level certification
Every day 100 million of construction registers
with LEED through the USGBC. Currently, 10 of
the construction market is following green
building practices. USGBC as reported in
Retail Traffic November 2007
Reported by Retail Traffic, November, 2007
TRENDS
21
The GROWTH of USGBC
TRENDS
22
LEED BUILDINGS There are LEED projects in every
state and over 30 countries around the
globe PUBLIC INCENTIVES DSIRE (Database of
State Incentives for Renewables and Efficiency)
web site produced by North Carolina State lists
energy saving incentive programs for all 50 states
TRENDS
23
  • LEGISLATION
  • In 2005, the AIA reported that there were State
    mandates for all public buildings to be green or
    High Performance Buildings in 6 states for now
  • Arkansas
  • Connecticut
  • Louisiana
  • Maryland
  • Nevada
  • Washington

TRENDS
24
PUBLIC INCENTIVES All states with green building
incentives Arizona Arkansas California Colorado
Connecticut Florida Georgia Hawaii Kansas Louisian
a Maine Maryland Massachusetts New Jersey New
York Ohio Oregon Pennsylvania Washington.
Over half of all States now have some sort of
green-building legislation ranging from permit
programs to tax incentives most of them based
on LEED standards
TRENDS
25
  • PUBLIC INCENTIVES
  • Governments and Utility companies throughout the
    United States are offering valuable incentives
    for developers to pursue more sustainable
    building practices. These include
  • FAR increases based on green roof square footage
  • Expedited permit review for green projects
  • Subsidies based on energy conservation
  • Tax incentives based on level of LEED
    certification
  • And more

Portland, OR The Energy Trust of Oregon offers
incentives based on the annual energy saved over
the baseline Oregon Energy Code or LEED points
obtained The Oregon Department of Energy offers
tax incentives based on project cost up to 35 of
eligible costs including materials, labor, and
engineering Another incentive rewards LEED-NC
projects based on the level of certification it
obtains The Green Investment Fund will offer
grants for green buildings in a 5-year, 2.5
million program the maximum grant is
225,000 Offers FAR bonuses of 3 square feet of
floor area for every square foot of green roof
coverage in the project Arlington County, VA and
Acton, MA Offer FAR bonuses based on the level of
LEED certification the project obtains Austin,
TX The municipal electric utility offers a
Commercial Energy Rebate Program providing up to
100,000 or 50 of the job cost for energy
conserving measures or for new projects that
exceed State Code requirements
Reported by Glen Phillips in Buildings, November
2007, pp. 44-46
TRENDS
26
New York, NY The New York State Department offers
a tax incentive of 20 per year over 5 years for
projects that meet their sustainability criteria
up to a project cap of 2 million The New York
State Energy Research and Development Authority
offers up to 400,000 per building of incentives
and matches developers with consultants to design
and model projects The City of New York will be
issuing recently rewritten NYC Construction Codes
in July of 2008 which will offer fee rebates to
green buildings that exceed the New York State
Energy Code and LEED Los Angeles, CA The Los
Angeles Department of Water and Power offers
incentives for exceeding Title 24 Energy Code
standards and for meeting LEED point standards up
to 1.20/square foot in funding LA and other
California cities (such as Santa Monica, San
Diego, and San Francisco) offer expedited permit
review for LEED projects Chicago, IL Offers
expedited permit review timeframes as soon as 6
weeks versus 6 months for buildings that meet
LEED requirements and a waiver of up to 25,000
in permit fees
  • PUBLIC INCENTIVES
  • Other cities initiating green building programs
    are
  • Miami Lakes, FL
  • Scottsdale, AZ
  • New Orleans, LA
  • Las Vegas, NV
  • And many more around the country

Reported by Glen Phillips in Buildings, November
2007, pp. 44-46
TRENDS
27
LOCAL LAW 1st Scottsdale, Arizona first city in
US to require all new City buildings to be LEED
Gold Certified 3/30/05 2nd Portland, Oregon
second city in US to require LEED Gold
certification for new City facilities
4/28/05 The Connecticut state legislature last
year passed An Act Concerning Electricity and
Energy Efficiency, which includes the new
requirements that eventually all public and
private construction projects costing over 5
million and renovation projects costing over 2
million will have to meet state standards that
will be consistent with or more demanding than
LEED silver certification.
In recent months, both Boston and Washington,
D.C., started requiring large, newly built
offices to achieve LEED certification. San
Francisco city officials are expected to follow
suit.
Reported by Greener Buildings News, January, 2008
TRENDS
28
CITY ORDINACES Phase 1 of the new ordinance
requires buildings less than 50,000 square feet
to be 15 percent more efficient than the base
energy code, use 20 percent less water than
required by the current Dallas Plumbing Code, all
roof surfaces with a slope of 212 inches or less
must meet the EPAs Energy Star low-slope roof
requirements and meet outdoor lighting
restrictions, except for safety and security
reasons as applicable. Over 50,000 square feet,
phase 1 requires buildings to meet 85 percent of
the points required under the appropriate LEED
rating system for a certified level, including
one point for 20 percent water use reduction, and
a minimum two points for 14 percent more
efficient than the base energy code. Phase 2,
beginning in 2011, requires all commercial
projects to be LEED certifiable under the
appropriate LEED rating system, including one
point for 20 percent water use reduction, and a
minimum three points for 17.5 percent more
efficient than the base energy code.
Dallas Adopts Green Building Ordinance The Dallas
City Council has adopted a green construction
ordinance which aims to reduce energy and water
consumption in all new houses and commercial
buildings constructed in the city. The ordinance
will be implemented in two phases.
Reported by Environmental Leader, April, 2008
TRENDS
29
CITY ORDINACES Boston just passed a provision
that requires all new construction over 50,000 to
be LEED Certifiable which is not the same as
saying the project must be LEED Certified, but is
still a step in that direction. In San
Francisco, proposed green building codes could be
phased in through 2012 and according to GreenBiz,
the regulations would apply to new residential
high-rises over 75 feet, new commercial buildings
over 5,000 square feet and renovations on
buildings larger than 25,000 square feet.
San Francisco has taken another step towards a
LEED based building code. The codes have been
passed on to the Board of Supervisors (one step
from the Mayors approval and Mayor Newsom has
said he will sign) and would require compliance
with LEED standards.
Reported by GreenBiz, March, 2008
TRENDS
30
CITY ORDINACES Two Los Angeles City Council
committees voted Friday to require that all major
commercial and residential developments slash
projected energy and water use and reduce the
overall environmental footprint. Under the
ordinance, privately built projects over 50,000
square feet -- of which there are roughly 200
constructed annually -- must meet a "standard of
sustainability" by incorporating a checklist of
green practices into their building plans. The
checklist includes a choice of such items as
low-flow toilets, paints with low emissions, use
of recycled materials, efficient irrigation,
solar panels and use of natural light.
Los Angeles may be a month away from requiring
all private projects over 50,000 sf to meet a
sustainable standard. Pasadena, Santa Monica,
Long Beach and West Hollywood have adopted
mandatory green building standards.Los Angeles
would be the largest city in the nation to do so.
SIGNED INTO LAW APRIL 22, 2008
Reported by Los Angeles Times, February 16, 2008
TRENDS
31
FROM DISASTER TO GREEN Last May, a lethal F-5
tornado decimated about 95 percent of Greensburg,
KS. Greensburg made history last month when it
became the first city in the U.S. to mandate all
city buildings greater than 4,000 square feet be
certified LEED Platinum and use about 40 percent
less energy than their conventional
counterparts. Under the plan, 10 commercial and
public buildings have agreed to LEED
certification. The state of Kansas previously had
only six LEED-certified buildings.
Reported by Greener Buildings News, January, 2008
TRENDS
32
40 Increase in sales in retail spaces
employing natural day lighting1 20 Lifecycle
savings over the life of the building as a
percentage of construction costs with a 2
Increase in upfront investment - or a 10M
return over the life of a building for a 1M
premium on a 50M project2 30 Energy
consumed in buildings that is used unnecessarily
or inefficiently Saving this 30 of energy
costs is equal to increasing Net Operating
Income by 53 1. Skylighting and Retail
Sales An Investigation into the Relationship
Between Daylighting and Human Performance,
Heschong et al., 1999, Heschong Mahone Group 2.
The Costs and Financial Benefits of Green
Buildings A Report to California's Sustainable
Building Task Force, October 2003, Greg Kats et
al., Capital E 3. United States Environmental
Protection Agency
ECONOMIC MOTIVES
  • Roscoe, Texas is installing the worlds largest
    wind farm
  • Farmers say its the first time they can sell
    something that is free, though a tax credit
    offsets the turbines
  • There is a modern day wind rush for green
    collar jobs in these towns
  • The value of the previous cash crop cotton
    is 35/acre
  • The wind adds a value of 100/acre and the
    cotton crop is not pushed out

TRENDS
33
INVESTMENT in GREEN Public utilities in
California will be required to get 20 of their
energy from renewable sources by 2015 Solar
thermal sales tripled in the US in 2006 to 121
million There are 900 LEED certified office
buildings in the US There are 100 more each week
and there are 7,000 buildings that have
petitioned for LEED certification Investments in
clean tech nearly tripled from 497 million in
2005 to 1.45 trillion in 2006 Bank of America
has announced a 10-year, 20 billion initiative
to support sustainable building through lending,
investment, philanthropy and services.
In 2006, Hines launched a joint venture with
CalPERS to create a Green Development Fund with
120 million in equity focused solely on
developing LEED office buildings As
reported in Retail Traffic November 2007
Reported by Newsweek, November 19, 2007 and
investors Business Daily, July 5, 2007
TRENDS
34
  • INVESTMENT in GREEN
  • CBRE will be working closely with the Natural
    Resources Defense Council to introduce new energy
    saving measures at client-owned and -occupied
    properties.
  • At the facilities it occupies, the company
    expects to achieve its goal of carbon neutrality
    by 2010 through a combination of energy savings,
    more efficient space utilization, carbon
    emissions reductions and, if necessary, through
    investments in carbon offsets.
  • In addition, the Company recently registered its
    new Washington, D.C. office with the U.S. Green
    Building Councils LEED for Commercial Interiors
    program, and expects to be awarded Gold status.

CBRE has set a goal to become carbon neutral by
2010 and a plan to assist clients with energy
efficiency programs at the 1.7 billion square
feet of building space that the company
manages. As reported by Environmental
Leader June 1, 2007
TRENDS
35
GREEN ASSETS In a survey of 218 corporate users
and 166 developers, National Real Estate Investor
found that 52 of corporate respondents and 39
of developer respondents currently own, manage,
or lease some green properties. Trademark
Property Company is taking the initiative to
secure LEED CS certification for every square
foot of mixed-use space in its entire 1 billion
development pipeline the largest commitment in
the State of Texas. Opus has more than 12
million square feet of sustainable buildings
complete or under development, including more
than a dozen LEED buildings JPMorgan Chase is
making its 50-story headquarters in Manhattan
more environmentally-friendly, starting at the
top with rooftop vegetation. Also on the roof,
drains will collect rain water that will be
stored in a 55,000 gallon basement tank to later
be used in toilets. The company estimates that
more efficient lighting, heating and cooling
systems will reduce energy consumption by 30
percent. Ultimately, the company hopes for a
platinum LEED rating.
77 of developers expect to own, manage, or lease
at least some green properties five years from
now. National Real Estate Investor As
reported in Retail Traffic November 2007
Reported by Retail Traffic and Globe St.,
November 2007 and February 4, 2008 Environmental
Leader
TRENDS
36
Citi, JPMorgan Chase and Morgan Stanley formed
The Carbon Principles to help lenders evaluate
the regulatory and financial risks of greenhouse
gas emissions. The group hopes the principles
will serve as a framework will be adopted by the
banking industry. As reported by
GreenBiz, February 5, 2008
LENDERS
TRENDS
37
Four in five corporate users and developers cite
energy efficiency as the number one factor when
choosing buildings to buy or lease.
PRIVATE USERS About half of corporate users and
developers consider green design either important
or extremely important. Firemans Fund Insurance
offers 5 reductions in premiums for green
buildings.
Reported by Retail Traffic, November 2007
TRENDS
38
STANDARDS/CODES 47 of corporate users believe
that green building standards will soon become
the Code.
Standard 189 Being developed by the USGBC and
ASHRAE, this standard, when complete in 2008,
will be an ANSI accredited standard and able to
be incorporated into building codes.
TRENDS
39
The Lieberman-Warner Climate Security bill which
calls for an 80 reduction in greenhouse
emissions by 2050 passed a committee vote in
December, 2007 and may be taken up by the Senate
this year. As reported by Newsweek, January
28, 2008
FEDERAL LAW National security interests have
been connected to renewable energy sources by all
the leading three presidential candidates. The
US invests over 400 M annually in oil imports,
some of which goes to countries that are not
considered allies.
Reported by Retail Traffic, November 2007
April 17, 2009 US EPA Carbon Dioxide Endangerment
Finding
TRENDS
40
projects
41
  • THE RESIDENCES AT 900
  • GREEN ROOF
  • Chicago, IL
  • 14,000 sf of regional plantings, walkways, and a
    recreational patio serve as an amenity for The
    Residences at 900 condominiums
  • Adaptive reuse of 160,000 sf of high-rise office
    space into 47 luxury condominiums
  • Overall project cost of 75 million
  • DMA served as Development and Project Managers
    for the condo project and the green roof
    installation
  • For JMB Realty
  • Douglas Hoerr Landscape Architects

GREEN PROJECTS
42
  • THE RESIDENCES AT 900
  • GREEN ROOF
  • Chicago, IL
  • 2008 Green Roof Award of Excellence in the
    Intensive Residential category from Green Roofs
    for Healthy Cities
  • The roof can retain 75 of a 1-inch rainfall
    before there is storm water runoff into the sewer
    system
  • Four plant mixes featuring tall grasses
    interplanted with annuals and perennials
  • More than 20,000 individual plants

GREEN PROJECTS
43
  • CONSTELLATION PLACE PV INSTALLATION
  • Los Angeles, CA
  • DMA is managing the installation of a 372 kW
    AC-CEC rated PV installation in Los Angeles, CA
    for client.
  • The system will use 1,408 Schott modules at a 5
    degree tilt.
  • SPG Solar Inc. is the solar integrator/installer.

GREEN PROJECTS
44
  • CONSTELLATION PLACE PV INSTALLATION
  • Los Angeles, CA
  • The system will stabilize energy costs for 12
    of the connected meter for the next 10 years.
  • Per LADWP requirements the system has to be
    warranted and maintained for 10 years.
  • The PV modules are warranted for 20 years as an
    industry standard.

GREEN PROJECTS
45
  • OAK RUSH
  • Chicago, IL
  • Participant in City of Chicago Green Permit
    Program
  • New flagship location of Barneys New York
  • 95,000 square feet of retail including luxury
    department store, 5,000 small shop and roof level
    restaurant
  • DMA providing Development Management services
    including navigating through Green Permit process
  • Client - M Development
  • Contractor W. E. ONeil
  • Architect - Gensler Chicago

OPEN APRIL 16, 2009
GREEN PROJECTS
46
  • OAK RUSH
  • Chicago, IL
  • Accelerated permit time and early understanding
    of the cost considerations were the leading
    factors in ownerships decision to pursue LEED
    Certification
  • Recycled and Regional Materials
  • Steel and selection of subcontractor
  • Precast concrete building skin

GREEN PROJECTS
47
  • OAK RUSH
  • Chicago, IL
  • City of Chicago Green Permit Process - LEED
    Certified enabled reduction in permitting time by
    50
  • Predict to have 26 points where only 23 are
    required for base level and 28 for Silver
  • Recycled over 93 of demolition waste
  • Incorporates 6,000 sf of extensive green roof

GREEN PROJECTS
48
  • GREEN BOX EXHIBIT
  • Federal Realty Investment Trust
  • Rockville, MD
  • DMA is assisting FRIT in developing strategies
    for greening a standard vanilla box work
    letter. Some concepts include
  • Alternative Insulation materials such as Recycled
    Denim and Vegetable Based Foams
  • High Efficiency Compact Fluorescent and LED
    lighting in lieu of incandescent and standard
    fluorescent fixtures
  • Reflective, high albedo (reflective) roofing
    membranes
  • Green roofing systems using sedums in 4 trays
    capture from 50-90 of storm run off from roofs
  • High Efficiency Energy Star rated HVAC units
  • Recycled content flooring finishes such as carpet
    tiles in sales areas and Marmoleum in restrooms
    where required

1.
2.
4.
3.
5.
6.
7.
GREEN PROJECTS
49
  • CITY CENTER
  • Las Vegas, NV
  • 7.8 billion overall project costs
  • 76 acres on the strip in Las Vegas 2,320
    condos, 4,400 hotel rooms, 70,000 sf of retail,
    casino, spa, and convention spaces
  • Seeking LEED silver certification
  • Recycled more than 90 of the old, now
    demolished, Boardwalk Hotel Casino
  • 4.6 billion hard costs of which 30 million are
    identified as green premium or just 0.7

WSJ Icahn Takes On Kerkorian in Big Las Vegas
Showdown
CASE STUDIES
50
  • HEARST TOWER
  • New York, NY
  • Project cost of 500 million
  • Houses 2,000 employees of Hearsts magazine
    empire
  • 46-story office tower in midtown Manhattan
  • Green building elements added about 2 to the
    overall cost of the building
  • New York Citys first LEED Gold Building
  • Used a 250,000 grant from the New York State
    Energy Research Development Agency for green
    consultants at the onset.

CASE STUDIES
51
  • Northfield Stapleton
  • Denver, CO
  • 1.2 million square foot retail center
  • Achieved LEED silver certification
  • Created a green tenant criteria manual and
    incentives for 50 retail tenants to build green
    retail stores
  • Forest City Enterprises, Developer

CASE STUDIES
52
WAL-MART Experimental Supercenter, Aurora,
Colorado 200,000-square-foot sustainable
experimental Supercenter Grand Opening on
November 8, 2005. Incorporated systems UTC
micro-turbines - an ultra-efficient natural gas
driven system with combined cooling, heat, and
power solution. The equipment is capable of
meeting a building's energy needs with or
without the grid. Integrated solutions and unique
chiller design reach efficiencies up to 90. LED
lighting Low-temperature LED light fixtures at
refrigeration display cases are equipped with
fourth-generation LEDs in place of fluorescent
strip fixtures. LEDs have a longer life span than
fluorescent lights, produce less heat, and use
significantly less energy.
CASE STUDIES
53
Wal-Marts Latest High Efficiency Store Cuts
Energy Use 45
  • WAL-MART
  • HE.5 Prototype
  • Las Vegas, NV
  • Wal-Marts integrated water-source format system
    reduces the temperature of water by pumping it
    through roof-mounted cooling towers then runs the
    cold water underneath the retail floor to cool
    the shopping area.
  • Skylights will provide most of the interior
    lighting during the day and will be supplemented
    by fluorescent lights that either dim or turn off
    when the sun is shining.
  • Hot exhaust air from refrigerated food displays
    will be used to heat the store during winter and
    to heat water for the store year-round.
  • The refrigerated food displays use LED lights
    that come on when someone walks by.

Reported by Environmental Leader, March 2008
CASE STUDIES
54
ADOBE San Jose, CA The only company in the world
to occupy three platinum-level LEED building,
totaling 960,000 square feet. They spent 1.4
million over the last five years to retrofit
these three buildings and are now saving 1.2
million a year in energy costs.
Reported by Tech Republic, February 12, 2007
CASE STUDIES
55
  • ADOBE
  • LEED PLATINUM CERTIFIED CORPORATE CAMPUS
    BUILDINGS
  • The windows already had ultraviolet filters to
    control the flow of sunlight. In each office,
    Adobe added motion-sensitive lighting and Watt
    Stopper outlets that shut off peripherals when
    workers leave their desks. Helped by rebates from
    Pacific Gas Electric, this 253,000 expense has
    helped save Adobe 97,000 each year.
  • Outdoors, a drip irrigation system waters the
    drought-resistant, native plants only when
    they're likely to need a drink. The watering
    controllers adjust by receiving temperature and
    humidity updates wirelessly from nearby weather
    stations. Adobe credits this setup with reducing
    water used for landscaping by 76 percent.

Reported by Tech Republic, February 12, 2007
CASE STUDIES
56
  • ADOBE
  • San Jose, CA
  • LEED PLATINUM CERTIFIED CORPORATE CAMPUS
    BUILDINGS
  • Adobe's garage exhaust fans used to spin
    nonstop. After a 100 adjustment, they now turn
    on only when needed to reduce carbon monoxide
    levels, saving the company some 67,000 a year.
    The garage also provides employees with six
    plug-in stations for electric cars as well as
    locked cages for bicycles.
  • Adobe adjusted its air circulation fans to speed
    up or slow down as needed rather than remain
    fixed in an on or off position--a move that saved
    the company 47,000 in one building within a
    year.
  • Adobe altered its air conditioning systems to
    better regulate energy usage. Installing an
    adjustable speed motor in its west tower has
    helped save the company 39,000 in one year.

Reported by Tech Republic, February 12, 2007
CASE STUDIES
57
arsenal
58
WATERLESS URINALS DMA is leading a completion of
a major casino project and has investigated the
use of waterless urinals in the casino
restrooms. Though waterless urinals save water
use charges, this project was too far along and
the maintenance was seen as prohibitive.
CLOGS Removed a waterless urinal after three
years of usage due to a clog caused by build up
of a crystal type solid. Had to physically remove
the urinal from the wall to un-clog the sanitary
sewer piping - an issue common to most waterless
urinals MAINTENANCE REGIME Waterless urinal
manufacturer stated hot water needed to be dumped
into the urinal on a regular basis to remove this
crystal build up.  Additionally, the cartridge
insert in waterless urinals do have to be
routinely replaced every 8 to 10 months - more
frequent in a Casino because of the increased
usage.  Typically no operating cost savings are
realized with waterless urinals due to increased
maintenance costs TOO LATE   Majority of the
water distribution piping has already been
prefabricated by the mechanical contractor.  A
signification portion of the buildings domestic
cold water piping mains have already been
installed. Very little or no cost savings
associated with deleting the domestic cold water
piping serving the urinals will be realized. NOT
APPROVED It is our opinion the local plumbing
code officials will not approve the installation
of waterless urinals.
ARSENAL
59
SOLAR THERMAL HOT WATER SYSTEMS Solar thermal
hot water installations are one of the simplest
payback opportunities for retail applications.
  • ARBYS EXPERIENCE
  • Thirty-three Arbys restaurants in North Carolina
    are switching from conventional natural gas hot
    water heaters to solar powered hot water heaters.
  • 132 solar panels will produce the hot water.
  • Under Appalachian Energys Renewable Energy
    Service Company model, the franchisee, The
    Winning Team, wont pay any up-front capital
    costs.
  • By going solar the company says it will cut its
    bill for natural gas by approximately 12,000
    annually, and reduce greenhouse gases by around
    100,000 pounds.

Reported by Environmental Leader, December 10,
2007
ARSENAL
60
ENERGY SAVINGS Can save as much as 25-65 of
energy costs while reducing carbon
emissions. MARKET SHARE The geothermal industry
is setting it sights on capturing over 30 of the
industry by 2030 Certain companies are seeing
growth of almost 100 annually. PAYBACK The
systems offer payback within 3-8 years (maybe as
little as 2-3 years for large commercial
buildings) depending on location and energy
prices. GREEN COLLAR SHORTAGE The increased
demand for installers and drillers and lack of
skilled labor is the bottleneck in the industries
growth prospects. Also, materials are often back
ordered 6 months. INCENTIVES Tax credits, at
this point, only benefit homeowners.
GROUND-SOURCE HEAT PUMPS Also called geothermal
heat pumps, these systems use relatively constant
sub surface temperatures either just underneath
the ground in a horizontal orientation (6
under) or in a vertical, drilled orientation (up
to 200 to 300 down). Systems use a heat
exchanger to absorb heat in the summer and to
provide it in the winter. A body of water
improves efficiency, but is not required.
Reported by The New York Times, August 14, 2008
ARSENAL
61
ENERGY SAVINGS This system will save as much as
12 of energy costs and up to 30 of peak costs
through one of three meters of energy
costs. CARBON EMMISSIONS It is estimated that
10,000 pounds of carbon emissions will be saved
by the use of renewable energy versus coal fired
electricity. PAYBACK The system will offer a
simple payback of 3-4 years the more accurate
number is 8 years. INCENTIVES Between the LADWP
incentive rebate and the tax benefits including
accelerated depreciation and taking the Renewable
Energy Tax Credit (30 of total cost), the total
system cost was reduced by 86 and we will see
additional 1.25 per year in energy
savings. ACTUAL COSTS Actual costs are adding
up to about 7 of system costs
PV INSTALLATIONS DMA is managing the
installation of a 372 kW AC-CEC rated PV
installation in Los Angeles, CA for client. The
system will use 1,408 Schott modules at a 5
degree tilt. The system will stabilize energy
costs for 12 of the connected meter for the next
10 years. Per LADWP requirements the system has
to be warranted and maintained for 10 years. The
PV modules are warranted for 20 years as an
industry standard.
ARSENAL
62
VARIOUS BENEFITS Green roof technologies can
reduce storm water run-off from 65-90, can cut
heat loss by 50, and air conditioning costs by
25 all while reducing the heat island effect by
3.6 degrees F GROWING TREND Chicago has more
than 2.3 million square feet of planted green
roofs the most of any city in the US. ROOFING
CONCERNS Having the roofer supply the planted
trays on the Barneys New York project made the
roof warranty concerns go away. HEAVY LOADS The
structure of the 900 project had to be
significantly reconstructed to support the 18
deep planters and trellised common area
patio. HIDDEN BENEFITS Permit time can be
reduced and condo sales benefit from the improved
view and open space.
GREEN ROOFS DMA has lead the installation of two
very different green roofs. INTENSIVE The
Residences at 900 North Michigan This was a
patio/roof deck amenity for a luxury condominium
retrofit over the 900 North Michigan high-rise,
mixed-use project. EXTENSIVE Barneys New
York The green roof for this flagship store will
be a 4 tray system provided by the roofer.
ARSENAL
63
COOL SAVINGS California scientists say white
roofs can cut a buildings energy use by 20
percent The potential energy savings in the
U.S. is in excess of 1 billion annually, said
California Energy Commissioner Art
Rosenfeld Replacing non-reflective, dark roofing
materials with white ones on an average house
with 1,000 square feet of roof would result in
an equivalent CO2 offset of 10 metric tons
annually At the current offset value of 25 per
metric ton on the European CO2 markets, that
could be worth 250 Beginning in 2009, new
residential roofs and retrofit construction in
California will be required to have
cool-colored roofs which reflect a higher
fraction of the suns rays than current roofing
materials of the same color
WHITE ROOFS Lighter colored roofs improve a
roofs albedo or reflectivity reducing urban
heat island effects and reducing ambient
temperatures.
Reported by Environmental Leader September 10,
2008
ARSENAL
64
SIZE MATTERS AeroVironments rooftop turbines,
which sell for about 6,500, is an expense
unlikely to be recouped in electricity savings
anytime soon Paul Glenney, director of the
companys clean energy technology center, the
edge of a long, flat roof (above, say, a big-box
store or warehouse) can experience up to 40
percent extra wind Single, residential grade
turbines generate so little electricity that some
energy experts are not sure the economics will
ever make sense By contrast, turbines being
installed at wind farms are getting ever larger
and more powerful, lowering the unit cost of
electricity to the point that they are becoming
competitive with electricity generated from
natural gas Rooftop turbines still account for
only 1 percent or so of the 10,000 small wind
turbines that are sold each year in the
country Not only are cities less windy than the
countryside, but the air is choppier because of
trees and the variation in heights in buildings.
Turbulence can wear down a turbine and make it
operate less efficiently Experts estimate that
electricity from rooftop turbines may cost 1.50
a kilowatt hour or more Power from a well-sited,
tower-mounted turbine would cost 10 cents to 50
cents a kilowatt hour Power from utility-scale
wind farms costs less than 10 cents a kilowatt
hour
WIND TURBINES Roof mounted wind turbines are
most economical in large wind farms versus small,
one off installations, but commercial, building
mounted turbines are in use to offset small
amounts of building electrical energy
consumption.
Reported by The New York Times September 5, 2008
ARSENAL
65
TRANSPIRED SOLAR COLLECTORS These heated air
chases rely on the suns heating energy and
circulation fans to boost the buildings heating
and air conditioning systems. Though used
primarily in cool zones, they can be applicable
in hot climates by venting the hot air through
the roof.
ENERGY SAVINGS These systems can reduce the
heating costs of a structure by 1-5/square foot
of panel applied to the exterior. PAYBACK Paybac
ks are typically in the 3-5 year range. One
industrial structure is generating roughly
23,000 in energy cost savings annually. APPLICAT
IONS DMA is currently working with a client to
integrate transpired solar collectors into a
portfolio of personal storage facilities in the
southeast and in Canada.
ARSENAL
66
HIGH EFFICIENCY CHILLED WATER SYSTEM With the
installation of a high efficiency chilled water
system at a project in Virginia, a 0.50/square
foot savings was measured. Taken over 350,000
square feet of retail that nets a annual savings
of 175,000.
ARSENAL
67
payback
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  • MEASURED BENEFITS
  • 40 of building owners say they would charge
    more for green buildings 15 say they would
    charge between 3-4 additional rent.
  • The National Association of Industrial and
    Office Properties believes that in five years the
    definition of Class-A office space will be
    green offices.

The USGBC reports that the average return on
investment on green buildings is 20.
Reported by Retail Traffic, November 2007
PAYBACK
71
  • MEASURED BENEFITS
  • Students in day lit schools are healthier and
    attend and average of 3.2-3.8 additional days per
    year and perform from 7-18 better on test
    scores.
  • A report from the National Renewable Energy
    Laboratory shows properly designed daylighting
    can increase worker productivity by as much as
    151
  • Natural daylighting in retail stores reduces
    costs by 0.24 per square foot and simultaneously
    improves sales by 0.66 per square foot. 2

1. Reported by Retail Traffic, November 2007 and
Commercial Building Products, September 2007 2.
2003 study by Heschong Mahone Group, Inc. as
reported by Retail Traffic, January 2008
PAYBACK
72
COSTS of GREENING Several recent studies have
proclaimed that the average costs for green
buildings are negligible. 2003 The Costs and
Financial Benefits of Green Building Greg Kats,
Capital E A minimal upfront investment of about
2 of construction costs typically yields life
cycle savings of over 10 times the initial
investment. 2004 Cost of Green Lisa Fay
Matthiessen and Peter Morris, Davis Langdon A
novice green designer could complete a
LEED-certified building for an average of 2 more
in upfront costs
There is no significant difference in average
costs for green buildings as compared to
non-green buildings. 2006 Cost of Green
Revisited Lisa Fay Matthiessen and Peter Morris
PAYBACK
73
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