One Beacon Street

Leadership in Energy and Environmental Design (LEED) is the Green Building Rating System™ which acts to encourage and accelerate global adoption of sustainable green building and development practices through the creation and implementation of universally understood and accepted tools and performance criteria. Commercial buildings, as defined by standard building codes, are eligible for certification under six different categories. These include the LEED for New Construction, LEED for Existing Buildings, LEED for Commercial Interiors, LEED for Retail, LEED for Schools and LEED for Core & Shell rating systems. One Beacon Street is in the process of becoming the first multi-tenant building with CB Richard Ellis in Boston to receive a LEED for Existing Building (LEED-EB) certification.

To attain LEED-EB certification CB Richard Ellis is addressing the whole building operations and maintenance practices, and maximizing the building's efficiency performance over time ensuring a high return on investment. This in-turn offers our Tenants significant savings on energy costs.

From a management perspective it is evident that certifying a building through the LEED rating system will save our tenants and owners money in operating costs, as well as create a healthier work space resulting in higher productivity and reduced absenteeism.

Below are some of the initiatives underway at One Beacon Street. They are grouped under the five main LEED-EB categories of Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality.

This category deals with site related issues such as exterior planting and landscaping, transportation, water emissions, soil erosion, and ecological impact.

Alternative Transportation
Reduce the impact of automobiles on the environment.

	One Beacon Street's central location places it in between Boston's four major subway lines allowing for Tenants to commute from all over the city and surrounding areas.
	One Beacon Street also provides 67 bicycle storage spots and 10 showers with changing facilities open to all Tenants. Those interested can sign up for this program and receive a bike pass granting them access to the shower and changing facilities located in the buildings FitCorp.
	One Beacon Street provides hybrid vehicle charging stations in the parking garage to encourage the use of environmentally friendly electric cars.

Green Exterior Management
Establish exterior management practices that have the lowest environmental impact possible while supporting building performance and irrigation of surrounding landscapes.

One Beacon Street rotates plantings that require low maintenance and are drought and disease resistant in the summer months with plants that are resistant to salt injury due to municipal snow mitigation in the winter months. Clearance of weeds, seeds and nonnative invasive species occurs with minimal soil disruption.

One Beacon Street reduces the need for de-icing chemicals through improvements made in mechanical removal strategies such as increasing the frequency of shoveling, brushing, and plowing as well as increasing the amount of equipment in use. The de-icing chemical used at One Beacon is magnesium chloride which is less toxic and less damaging to plants, concrete, carpeting and hard surface flooring than more commonly used chemicals.

This category involves implementations to increase water efficiency, wastewater innovations, discharge water compliance, and overall water use reduction.

Steam Water Management
Establish a system that reduces city water usage and minimizes waste.

One Beacon Street is Heated and Cooled with Steam. In the summer, high-pressure steam delivered by Trigen drives a steam chiller. Steam condensate is recovered from our Steam Turbine and used to maintain the Cooling Tower level thereby reducing the need for potable city water. One Beacon Street saves approximately 3.7 million gallons in avoided Water and Sewer charges annually.

Water Efficient Landscape
Establish a system that makes efficient use of rain water.

One Beacon Street maintains a water efficient landscape with an irrigation system that uses Rainbird fan heads which reduce the gallons per minute (gpm), for a 65.9% savings. Traditional spray heads use 1.85 gpm and MP Rotators use only .63gpm. There are a total of 48 spray heads that make up the entire system at One Beacon, all of which run for 15 minutes four times a week. This equals a substantial savings of 3,357 gallons a week during the months of April through September, totaling 87,272 gallons a year. This has cuts the overall irrigation needs by 50% (approximately 50,000 gallons)

Water Efficient Restrooms
Experiment with alternative toilet systems that requires little to no water usage.

One Beacon Street has installed Waterless Urinals on the Tremont Level which each save an average of 25,000 gallons of water per year. We are exploring the use of "Reduce Flow" Urinals that use 1 pint per flush instead of 1 gallon per flush. "Duel Flush" Toilets are installed that allow the user to pull up to flush liquids and push down to flush solids. When pulling up the toilet only uses 1 gallon whereas when pushing down it uses a 1.6 gallon per flush. After experimenting with various options in limited locations, One Beacon will determining the best option and outfit the whole building.

One Beacon Street outfits all its bathrooms with Faucet Aerators that use a half (.5) gallon per minute versus the normal faucet that uses 1.6 gallons per minute. An Aerator is an apparatus for aerating (adding air to) water giving it the effect of more flow.

This category involves building commissioning, energy performance standards, renewable energy, and building operations in regards to maintenance and measurement.

Meet Energy Star Standards
Implement systems that establish One Beacon Street as a qualified Energy Star building.
One Beacon is now an Energy Star building.

	One Beacon Street uses a Variable Drive system on Perimeter Fans, as well as on the Secondary Water Pumps used for the Window Induction Units. The Variable Drive system saves significant electrical energy by running fans and pumps at optimum speed.
	One Beacon Street uses Mixed Air Controls on Perimeter Fans with CO2 controls which significantly reduce energy consumption on Heating and Cooling.
	One Beacon Street reduced the heating levels in the Garage by lowering the space temperature set points.
	One Beacon Street also minimizes waste from Heating and Cooling by resetting Temperature Controls based on the Outside Temperature.
	One Beacon Street drains the Cooling Tower during winter operation to save significantly on live steam costs. The energy savings derive from the fact that energy is no longer needed to keep this water from freezing.
	One Beacon Street utilizes Tenant Heat Pumps that use an "Open Loop" System to reuse cooling water usage. Water from the Cooling Tower is essentially recycled instead of wasted into the sewer system.

This category involves recycling and source reduction, toxics reduction, hazardous waste, construction and demolition recycling, and environmentally preferable purchasing.

Use Environmentally Friendly Cleaning Practices
Require cleaning products and services that promote a healthy environment.

One Beacon uses Green Seal cleaning products. Green Seal awards certification to products that have the least impact on the environment and perform as well or better than similar products. Green Seal's website states "Green Seal is an independent, nonprofit organization that strives to achieve a healthier and cleaner environment by identifying and promoting products and services that cause less toxic pollution and waste, conserve resources and habitats, and minimize global warming and ozone depletion."

Set A New Standard For Recycling

One Beacon Street Resource Management Program focuses primarily on recycling of mixed paper. Over the past decade, One Beacon Street has been at the forefront of resource efficiency and source reduction innovation, achieving average recycling rates of 55% over the past 10 years. The success with resource efficiency is directly attributable to a comprehensive RM contracting program and participation from building tenants.

This category involves issues concerning outside air, asbestos and PCB's (Polychlorinated Biphenyls – toxic substance), ventilation monitoring, indoor pollutants, and thermal comfort.

Air Quality Management
Establish practices that maintain consistent indoor air quality during construction and renovation projects.

One Beacon Street policy is maintained to prevent indoor air quality problems that can result from construction and renovation projects in order to help sustain the comfort and well-being of the building occupants. The policy and plan address the protection of the ventilation system components during construction and cleanup of contaminated components after construction is complete. One Beacon follows the SMACNA (Sheet Metal and Air Conditioning National Contractors Association) Guidelines for recommend Control Measures in these five areas: HVAC protection, source control, pathway interruption, housekeeping and scheduling.

UNICCO's GreenCleanSM Program
Require a cleaning program that provides green services and products.

One Beacon Street has implemented UGI-UNICCO's GreenCleanSM program - a holistic approach to providing state-of-the-art green services which takes into account the building's function, activities of the occupants, specific cleaning and sanitation requirements to develop a service plan that minimizes risk to the environment and promotes the health and safety of staff and guests. While the GreenCleanSM program includes certified products and, where appropriate, equipment modifications, it is distinguished by the processes, training, service and support you expect from the leader in outsourced maintenance services.

Under LEED buildings can become certified and individuals can become accredited. One Beacon Street's management staff has three LEED Accredited Professionals (APs):

	General Manager, Philip Boccalatte
	Chief Engineer, Fred O'Grady
	Operations Manager, Kate Powers

LEED Professional Accreditation distinguishes building professionals with the knowledge and skills to successfully steward the LEED certification process. LEED APs have demonstrated a thorough understanding of green building practices and principles and the LEED Rating System.