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Loram Maintenance of Way
A Case Study in Green Building & LEED® Certification
Presented by Loram, Pope Associates Inc., CresaPartners and Kraus-Anderson Construction Company
Founded in 1954, Loram Maintenance
of Way first opened its doors in Hamel,
Minnesota in 1974. Loram manufactures
maintenance equipment and provides
services to railroads throughout the
world. As the company grew and the
need for services and manufacturing space
increased, office and warehouse additions
were completed in 1978 and 1986.
Nearly two decades later, in 2005, Loram
decided it was time to upgrade and
expand their headquarters, and seized
the expansion as an opportunity to
develop a green facility. Their desire was
encouraged by three main goals:
n Promote Sustainability
n Attract & Retain Employees
n Decrease Operating Costs
Following a successful planning, design
and construction process, the project was
certified LEED-NC v2.2 Silver by the
U.S. Green Building Council.
Blending the old with the new
The project included a new 52,220 sq. ft. two-story office
addition featuring a two and a half story lobby, an area dedicated
to displaying Loram’s rich heritage. The exterior symbolic visual
image of the office addition simulates a train leaving the station.
Materials used on the exterior are stucco with corrugated
metal siding and aluminum windows.
The existing manufacturing area was expanded with a 8,440 sq.
ft. warehouse and 21,130 sq. ft. shop, which includes three 325’
of train tracks and a 100’ long drive-in paint booth.
Finally, the existing 68,620 sq. ft. one-story office building was
gutted and completely remodeled both inside and out. To blend,
the existing office precast walls were re-skinned with new
stucco and aluminum windows to match the addition.
The additions and remodel were carefully planned and
successfully executed, allowing Loram to stay fully operational
in its Hamel facility throughout construction. Total construction
cost for the expansion and remodeling projects was about $18
million.
Loram Maintenance of Way
Incorporating green building principles
The LEED® (Leadership in Energy and Environmental Design)
Green Building Rating System is the nationally accepted benchmark
for the design, construction, and operation of high performance
green buildings. Working with Loram and the rest of the team,
Pope Associates guided the project through the LEED certification
process, following six main categories: Sustainable Sites, Water
Efficiency, Energy & Atmosphere, Materials & Resources, Indoor
Environmental Quality, and Innovation & Design Process. The
Loram project achieved 38 points, and was awarded LEED Silver
certification. The successful credits include:
n Sustainable Sites (5 credits) After the company chose
to revitalize their existing 25-acre site location, the Loram project
team identified the following sustainable site credits: reducing
pollution from construction activities; avoiding the development
of an inappropriate site and reducing the environmental impact
of the building location; promoting alternate transportation
by including 16 bike storage locations and 8 staff showers;
promoting low-emitting and fuel efficient vehicles by providing
13 preferred parking spots and meeting the
code requirement of 235 total spots;
removing over 80% of total
suspended solids
and 67% of
total phosphorus with on-site detention ponds; and finally, reducing
heat island effect by incorporating an Energy Star “white roof” –
thermoplastic polyolefin (TPO) roof installed over both the existing
and new roof system.
construction waste which
is equivalent to 531 tons,
utilizing recycled content
in construction, including
98% of the structural
steel, and components
of concrete, acoustical ceiling tile, gypsum board and carpeting;
utilizing materials extracted and manufactured within 500 miles or
less of the site; and finally, exceeding the 50% minimum requirement
for Forest Stewardship Council (FSC) Certified wood by including
72% FSC-Certified wood material.
Indoor Environmental Quality (10 credits)
To maximize indoor environmental quality, the team identified the
following credits: meeting minimum IAQ performance; controlling
tobacco smoke; utilizing CO2 monitoring of all occupied spaces to
determine outdoor air requirements; utilizing 100% makeup air
units with self-contained exhaust systems to increase ventilation
and improve efficiency; utilizing low-emitting materials, including
adhesives and sealants, paints and
coatings, carpet systems, and
n
Water Efficiency (4 credits) To promote water
efficiency, the team identified the following credits: deciding to not
install a permanent irrigation system; reducing potable water use by
38% by implementing dual-flush water closets and low-flow urinals,
water closets, showerheads and faucets.
n
n Energy & Atmosphere (6 credits) To maximize
the quality and use of energy and atmosphere, the team
identified the following credits: hiring an independent
commissioning agent (Karges-Faulconbridge, Inc.) to
fundamentally commission the building energy systems;
designing systems to meet ASHRAE Standard 90.1;
implementing zero-use of CFC-based refrigerants in HVAC
and refrigeration systems; and developing an energy model
of the entire building to help design the facility to be 21%
more efficient than the average building, which means about
17.5% in annual energy bill savings for the client.
Materials & Resources (9 credits) To
encourage the most sustainable use of materials and
resources for the project, the team identified the following
credits: appropriately storing/collecting recyclables; reusing more
than 95% of the existing shell/structure; recycling nearly 81% of
n
A Case Study of LEED® Silver Certification
composite wood, controlled indoor chemical and pollutant
source control; incorporating LED task lighting at each
cubicle, and finally;
designing
and
verifying spaces
for
thermal
comfort.
n Innovation in
Design (4 credits)
To further innovation
in design, the team
identified the following credits: educating building occupants about
sustainability by featuring signage and providing literature; presenting
information on the project to the community; and designing 10%
of overall office square footage to be dedicated to the health
and well-being of employees by including a fitness center, locker
rooms, atrium lounge, three breakrooms, outdoor patio/BBQ area,
mother’s room, private phone rooms, coffee bars, libraries, and
breakout conferencing spaces.
In conclusion, by incorporating green building elements in site
selection, systems design, material usage, and construction practices,
the expansion and remodeling project furthered the goals of Loram.
Through its design, the Loram facility promotes sustainability,
encourages employee retention and decreases operating costs.
Project team
Client: Loram Maintenance of Way
Architect, Interior Designer and LEED Project Management:
Pope Associates Inc.
Owner’s Representative: CresaPartners
General Contractor: Kraus-Anderson Construction Company
Mechanical Contractor (Dry): Yale Mechanical,
Mechanical Contractor (Wet): Horwitz/NSI
Electrical Contractor: Hunt Electric
Civil Engineer: Sunde Engineering
Commissioning Agent: Karges-Faulconbridge, Inc.
Loram Maintenance of Way
Photo Credits: Philip Prowse Photography and Pope Associates Inc.
“LEED” and related logo is a trademark owned by the U.S. Green Building Council and is used by permission.
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