LEEDing the Revolution

As the condition of the world's environment becomes more serious and as Earth Day (April 22) approaches, Tradeshow Week has devoted an entire issue to the greening of the exhibition industry. Printed on 100-percent recycled paper with soy-based ink, this issue is intended to offer insight on how the industry can move a little closer to true sustainability.

It's not easy building an environmentally sound convention center from the ground up. Just ask Rafael Vinoly Architects or Brayman Construction, designer and general contractor of Pittsburgh's David L. Lawrence Convention Center, the first to earn a LEED gold rating — albeit with some challenges.

So, just imagine what it's like trying to take an existing building, constructed back in the days of small windows, big boilers and a seemingly endless supply of cheap energy, and turning it into a sleek, 21st century green machine.

But that's not stopping a few from trying. The Dallas Convention Center, Houston's George R. Brown Convention Center and Atlanta's Georgia World Congress Center are three existing facilities that have begun the process of obtaining their LEED certification.

As the exhibition industry becomes more environmentally conscious, there will likely be more facilities retrofitted than built green. That's why, for this inaugural green issue, TSW asked Dallas, Houston and Atlanta to share what they're going through. Anybody about to jump on the LEED bandwagon — and, for that matter, anybody still pretending the need to go green is a sham — should take note.

As Tom Dunlop, project manager for the LEED initiative in Dallas, said, "I can't say I was an environmentalist before all this started, but I am now. It's the right thing to do."

The LEED process

Understanding the requirements for the U.S. Green Building Council's Leadership in Energy & Environmental Design, or LEED, rating system and certification process takes a lot of time.

On its Web site (http://www.usgbc.org), the USGBC and the council puts the LEED rating system for existing buildings in a nutshell by noting that it addresses the following criteria:

• whole-building cleaning and maintenance issues including chemical use
• ongoing indoor air quality
• energy efficiency
• water efficiency
• recycling programs and facilities
• exterior maintenance programs
• systems upgrades to meet green building energy, water, indoor air quality and lighting performance standards

The most recent version of the council's guide for existing buildings (LEED-EB 2.0) is a 122-page document that includes a three-page checklist. LEED-seekers can earn four levels of certification (regular, silver, gold and platinum) based on their scores out of a possible 85 points.

The certification process takes applicants through eligibility determination, registration, credit interpretation, documentation and certification. Registration costs $450 to $600, initial review fees for LEED-EB range from $12,500 to $15,000 and certification fees from $1,500 to $7,500 (depending on the size of the building and whether the applicant is a USGBC member).

Built: 1957 (as Dallas Memorial Auditorium; expanded to the convention center in 1970)

Exhibit space: 1 million sq. ft.

Meeting space: 150,000 sq. ft.

Registered for LEED: May 2006

Improvements completed or underway:

• asbestos — completed abatement and encapsulation
• cleaning — using non-toxic, biodegradable products
• HVAC — replaced two chillers with variable-speed models; replacing pneumatic controls with electronic controls; replacing cooling tower; installed high-speed, automatic, motion-sensor elephant doors (one in each exhibit hall); adding one 100-horsepower, gas-fired boiler (to two existing 600-HP boilers) for small-load usage nine months out of the year; replaced steam trap; replacing motors for air handler with variable-speed models; and installing CO2 monitors
• lighting — installed low-wattage, energy-efficient bulbs, ballasts and lamps; recycling ultra-low mercury bulbs
• power — installed capacitors to bring efficiency up to 95 percent; buying energy credits for renewable sources
• recycling — installing bins and educating employees and tenants in usage
• water — replaced urinal flush valves and water closets indoors, installed freeze sensors and water sensors outdoors

Still left to do:

• installing solar panels

Dunlop said a mandate from City Hall to cut energy costs led to a performance contract with Johnson Control (now fulfilled). That entailed many of the completed improvements, and he's still getting into the meat of the LEED requirements.

The city's smartest innovation might be the way it's paying for all this. Dunlop explained that the city took out a loan, which it will pay back with energy savings over a 10-year period.

"We're getting $16 million in infrastructure improvements at basically no cost," he said.

The economics, he added, is both the biggest challenge and biggest reward of LEED certification for existing buildings. "We chose to do it through our performance contract because, when all is said and done, we'll have a 36-percent savings on our energy bill," he said. "In 10 years, if we hadn't made these improvements, we'd be giving that money to the power company — and we'd still be polluting."

Built: 1987

Exhibit space: 930,000 sq. ft.

Meeting space: 185,000 sq. ft.

Registering for LEED: Within the next year

Improvements completed or underway:

• HVAC — replaced boilers with more energy-efficient models, replaced two cooling towers
• power — installed capacitors, 600,000 sq. ft. white roof reflects sunlight
• lighting — installing motion detectors to switch lights off when not in use, upgraded software that operates system, switched to lower levels during low-usage periods
• recycling — recycles about 30 percent of waste for both employees and tenants, with heavy focus on cardboard; when carpet in building was replaced, sent it to the city to use in other buildings
• transportation — considering cars and shuttles with hybrid and biodiesel-compatible engines as vehicles are replaced
• water — installed motion sensors and new flush valves
• food — donating leftovers to shelters; eliminated styrofoam from kitchen; using recyclable cups, plates and utensils

Still left to do:

"A lot," said General Manager Luther Villagomez, "but we're getting there."

George R. Brown's capital projects committee is in the process of planning the center's LEED certification.

Villagomez said the hardest part has been the education. "Once you get everybody focused on it, it becomes easy," he added.

Built: 1976

Exhibit space: 1.37 million sq. ft.

Meeting space: 310,000 sq. ft.

Registered for LEED: Spring 2005

Improvements completed or underway:

• interiors — carpet is 80-percent wool, 20-percent nylon; using low VOC (Volatile Organic Compound) adhesives, water-based paints, veneer cut from managed forest and sustainable ceiling tiles
• lighting — installed florescent and metal halide lighting
• power — installed state-of-the-art controls system for lighting, HVAC, fire protection and security; windows have a high E-rating; use only half light and reduce HVAC during move-in and move-out
• HVAC — Building C's energy-efficient plant (chillers and boilers) is used to cool and heat Buildings A, B and C; temperature monitored at higher set points to reduce consumption; portions of the facility are closed down when not in use; installed CO2 sensors in exhibit halls; mixing outside air ventilation into return air
• incorporated green space over parking deck for West and International plazas
• water — installed aerators on sinks, toilets and urinals
• food — donating leftovers to food bank

Still left to do:

• replacing all 29 air handling units and 12 escalator units

Christy Petterson, spokeswoman for the GWCC, said she thinks it could take as much as two more years to complete the LEED certification process, because "we want to make sure we do it right."

On the other hand, she's sure the investment will pay off, because of the energy savings.