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by onlinethymes

CIR Update

Wed, Nov 19th 2008 08:00 am
Iskalo Development Corp. will soon be joining the ranks of building owners in the Western New York area with LEED certified buildings, and CIR is proud to be their electrical contractor. Iskalo Development's in-house architecture department designed their new multi-tenant office building at 2410 North Forest, across from UB's North Campus, and retained Trautman Associates Architects and Engineers, who have LEED Accredited Professionals on staff, for the mechanical, electrical and plumbing (MEP) design.

The building has been designed to achieve the LEED Silver certification level, but much of the project's success now rests on the hard work and dedication of its contractors, like CIR and Trautman, in working with Iskalo Development to achieve this goal. In addition to being one of the first multi-tenant office buildings in Western New York to achieve LEED certification, it will be the first in the area to do so under the LEED for Core & Shell rating system, which is specifically designed for speculative development projects.

As would be expected, CIR is directly involved in the installation of electrical systems and equipment that will help to reduce energy use. Iskalo Development has also planned the project to achieve credit points by reducing at least 50 percent of construction waste. This requires all contractors to follow strict protocol to reduce, reuse and recycle construction materials whenever possible.

Getting back to reducing energy use, one energy-saving design feature of this building is providing plenty of daylight to reduce lighting loads. Day lighting strategies work best when combined with lighting controls, which is where CIR comes in. In addition to occupancy sensors that turn off lights in unoccupied areas, we will be installing daylight sensors and dimming controls that will work with the building controls system to provide optimum light levels at all times. The sensors detect the amount of daylight in a room so that the system can dim or brighten the artificial lights accordingly, so on a bright, sunny day, there may be no lights on at all. This allows for the minimum amount of energy to be used for lighting, and when you consider that artificial lighting accounts for 40 percent of the electricity used in office buildings , that savings can add up fast!

Of course, CIR will be installing the electrical distribution system for the building. This system includes separate service for "house" and tenant loads and sub-metering for individual tenant spaces, another opportunity to achieve LEED credit points. While sub-metering tenant spaces may not seem like an energy-saving strategy, it encourages energy conservation because it not only makes tenants accountable for their individual electricity consumption, but they also reap the benefits of any energy saving investments that they may make. Additionally, it provides any tenant working to achieve LEED certification under the LEED for Commercial Interiors rating system credit points.

As the electrical contractor, CIR will be working closely with other contractors to provide the wiring and electrical installation of various building systems, such as building controls and HVAC. The careful design of building systems provided further opportunities for energy savings and for the project to earn more LEED credit points. As mentioned earlier, the building controls system works with lighting controls to maximize energy efficiency; it also works with the other building systems to maximize energy efficiency for the entire building. Trautman's design for the HVAC system allows Iskalo Development to own the first multi-tenant Class ‘A' office building in WNY to have under-floor HVAC. This system is not only considerably more energy efficient than traditional systems, it also provides superior ventilation, increasing indoor air quality, and enhanced thermal comfort as a result of more even distribution and individual controls. Another noteworthy building system improvement, low-flow fixtures are specified throughout the plumbing system, which has been estimated to provide more than a 20 percent reduction in the building's water use.

In addition to reducing the building's energy use, Iskalo Development has employed other innovative design solutions in their efforts to attain LEED certification that will provide building occupants with some unique amenities. In an effort to achieve a more sustainable building site, impermeable parking surfaces, which result in surface water contamination via stormwater runoff, will be reduced by utilizing existing parking at the adjacent hotel under a shared parking agreement and through the provision of underground parking. Tenants at 2410 North Forest will also have the unique amenity of preferred reserved parking for hybrid or other fuel-efficient or low-emitting vehicles. Bicycle storage, showers and changing rooms will also be available for those tenants who choose to commute by bike, which will be a conceivable option since this building is situated along a bike path.

With all of its green features, and we've barely scratched the surface, LEED certification and other WNY firsts, this new office building at 2410 North Forest will raise the standard for future development of its kind. CIR and Trautman Associates are proud to be a part of this important project, and we applaud Iskalo Development for being leaders in sustainable development in Western New York.

Special thanks goes to Marie Carone at Trautman Associates and Paul Iskalo and Jonathan Gill at Iskalo Development - Thank you for all of your help.

i Energy Information Administration 
ii LEED-CS Version 2.0 Reference Guide


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