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.