Taza Chocolate

T
Taza
C
Choco
olate
Susstaina
ability Repo
ort
Decem
mber 8, 2009
2
By Taisssir Alan
ni, Nathan Gauthier,
Eric Lawrencce, and Tom
T
Ph
ham
Table of Contents
Introduction…………………………………………………………………………………….. 2
Summary of Current Sustainability Efforts……………………………………………………..2
Estimate of Greenhouse Gas Emissions………………………………………………………...4
Chocolate Making Equipment…………………………………………………………………..5
Expansion Plans…………………………………………………………………………………7
Opportunities for Improved Environmental Performance……………………………….7
LEED Certification Analysis ……………………………………………………………22
Conclusions………………………………………………………………………………………39
1
INTRODUCTION
I would like to take this opportunity to introduce our team and the company with whom we are
working. Our team is comprised of four individuals with diverse backgrounds and expertise
which we’ve leveraged to present an inclusive look at business sustainability. Team members
include Taisser Alani, Metro Boston Transportation Authority (MBTA); Tom Phan,
Massachusetts Maritime Academy (MMA); Nathan Gauthier, Harvard University: Eric
Lawrence, Verizon. Our case study was performed on Taza Chocolate located in Somerville,
Massachusetts who uses a Mesoamerican tradition of chocolate making, with modern, high
quality products manufactured in a socially responsible way. Co-owners Alex Whitmore and
Larry Slotnick wanted a company with a conscience. Taza Chocolate would be sustainable, not
just financially but environmentally, and community focused. How would they do this? Taza
uses only the best ingredients to produce their chocolate, 100% stone-ground organic beans, and
fairly compensates growers for their work. They even go beyond fair trade practices, establishing
“direct trade” with the growers. Larry and Alex remain proud of the positive effect Taza
continues to have on the community, industry and livelihood and welfare of growers.
See the following YouTube video for a tour of the organization:
http://www.youtube.com/watch?v=o7HUGcz7nNk&feature=player_embedded
SUMMARY OF CURRENT SUSTAINABILITY EFFORTS
Since its inception in 2006, Taza Chocolate has embraced sustainability in all aspects of their
business strategy. Their vision and mission is incorporated into each facet of the business, from
“Bean to Bar”, including: Bean Farmer, Hand Wrapping, Packaging, Delivery & Green Partners.
Bean Farmers:
Fair trade is an organized social movement and market based approach that aims to help
producers in developing countries, and promote sustainability. The movement advocates
the payment of a higher price to producers as well as social and environmental standards.
2
Taza has exceeded fair trade by establishing a “Direct Trade” model whereby they
sidestep the traditional supply chain and deal directly with the grower cooperative. Here
they ensure that the farmers are receiving a fair price and Taza gets only the best beans.
The incentive based transaction is complete only when the beans are received in Taza’s
warehouse, inspected and given the final approval. This model allows Taza to fulfill their
mission and the farming community to be better off for having done business with them.
Hand Wrapping:
Each Taza chocolate bar and disc is made in batches by hand and because of the artisan
nature of their product, each batch is slightly different. By utilizing a hand wrapped
method instead of automated machinery, Taza is reducing its energy consumption and
reduction of GHG that otherwise would have been produced in tradition automated
production process.
Packaging & Recycling:
Taza strives to be green everyday in everything they do, reusing packaging materials
wherever possible, and recycling anything left over. Corrugated shipping boxes, paper
collateral, and displays are completely recyclable and a majority of their packaging
materials are made with 20-100% post-consumer recycled material. Additionally, they
recycle used glass, plastic, metal, and paper in both their office and factory.
In an effort to operate in an environmental sustainable way, Taza prints only what is
needed and even leases their printer.
Delivery: Human Powered Delivery
Taza Chocolate is committed to reducing consumption of non-renewable resources. One
of the ways in which they support this commitment is providing the option of bike
delivery to retail customers in Cambridge and Somerville. They’ve partnered with Metro
Pedal Power, MetroPed, who provides eco-friendly pick-up and delivery services for
local businesses, organizations and universities.
3
Another delivery option for clients is factory pick-up. The idea of shipping a package to
someone in short walking distance doesn’t settle well. Boston winters notwithstanding.
Utilizing these delivery methods, they are able to keep their food miles in check, leaving
behind a minimal carbon footprint.
Green Partners:
Taza work with a number of local organizations in an effort to keep the community
green, one of whom, GoGreen Somerville, helped develop their operational sustainability
strategy. In addition, Taza’s organic cacao shells are provided to other green partners to
be used in organic gardening. They’ve worked hard at achieving zero percent waste in
operations with byproducts of the production process recycled, reused or composted. At
Taza Chocolate, they do their part to craft a product that is environmentally sustainable.
ESTIMATE OF GREENHOUSE GAS EMISSIONS
From October 2008 to September 2009 Taza consumed 61,805 kilowatt hours (kWh) of
electricity, based on the aggregated readings from their three separate utility meters. The
organization can apply the greenhouse gas conversion factors for ISO New England of 0.000371
metric tons of carbon dioxide equivalent (MTCDE) per kWh of electricity1 and the standard
conversion rate of 0.00532 per therm of natural gas2. Taza does not pay their gas bills directly,
but they can estimate their usage based on the average natural gas intensity from the 2003 US
Department of Energy Commercial Building Energy Survey, which is 23 cubic feet of natural
gas per square foot of space for warehouse buildings.3 Based on the conversion factors above
and the estimated 5,500 square feet of existing building space, Taza emitted roughly 22.9
MTCDE from electricity and an estimated 6.7 MTCDE from natural gas. During the same
period of time, Taza produced 55,424 pounds of chocolate, resulting in a greenhouse gas
1
ISO New England, www.iso-ne.com, Accessed 12/5/09
US EPA, http://www.epa.gov/cleanenergy/energy-resources/refs.html, Accessed 12/5/09
3
CBECS, http://www.eia.doe.gov/emeu/cbecs/cbecs2003/detailed_tables_2003/2003set11/2003pdf/c24.pdf, US
DOE
2
4
emissions rate of 0.000534 MTCDE per pound of chocolate, or roughly 1.068 pounds of CO2
equivalent per pound of chocolate.
CHOCOLATE MAKING EQUIPMENT
Taza uses antique equipment. The chocolate making
equipment were bought in Germany and refurbished in Italy.
When they eventually move to the first floor and consolidate
their operations, they want to maintain the same machines to
preserve the traditional way of making chocolate.
Taza chocolate making process is unique. Taza chocolate is
stone ground and minimally processed, and no conch is used.
They use authentic Oaxacan stone mills instead of steel
refiners to grind the cacao. Due to the imperfect surface of a
granite millstone, unrefined cacao particles and sugar granules
remain in the finished chocolate.
They roast, winnow, grind, temper, and mold their chocolate in house and by hand. They use
exclusively organic and sustainable ingredients to craft their chocolate.
5
The First step is roasting in this mid-century, candy-apple red Barth Sirocco 200 cacoa roaster.
Then beans are Winnowed (Winnowing is the
process of removing the shell and germ from the
cacoa bean and breaking it into cacoa nibs. This
machine was found in a candy factory in the
Dominican Republic. It took half a dozen men
five days to disassemble it. If purchased new
today, it cost about half a $million.
Next, the cacao nibs are ground into cocoa liquor using authentic
Mexican stone mills that is sourced from Oaxaca. This machine uses
hand-hewn granite millstones to grind the cacao into a grainy paste.
The liquor is then combined with sugar and either reground or refined in
the stone refiner for about a day, depending on the final chocolate
They’re making.
Next comes the crucial stage of tempering. Tempering refers to the
precise raising, lowering, and raising of the temperature of liquid chocolate to develop and align
the crystals in the chocolate to give it the right mouth feel and snap. They use a relatively small
tempering machine at the moment: the Sollich Minitemper 200FD.
6
Finally, the chocolate is precisely dosed into molds using a ring
depositer. The molded chocolate bars are dried in our custom drying
room and demolded onto sheet pans. Then, every single bar and disc is
wrapped by hand, and packed into recyclable display boxes awaiting
shipment around the country and world.
PLANNED EXPANSION
DO WE WANT SOMETHING HERE??
OPPORTUNITIES FOR IMPROVED ENVIRONMENTAL PERFORMANCE
I. ELECTRICAL SYSTEMS
A. Power
Currently, Taza has 3 separate electric services from N-Star, the local utility
power company. Each meter socket is rated for 400amp (120/240v, 3phase
system). All meters are located in the Utility metering room on the first floor.
N-Star’ typical bill consists of many non-power consumption fixed fees/charges.
TAZA, according to N-Star could save hundreds of dollars and would have two
options to achieve this utility savings.
1. By combining all three accounts into one account, there is a potential
savings of hundreds of dollars. This option would require some electrical
work by either installing a main disconnect switch and run new elect feed
to feed both panels on the first floor, OR a less and more cost effective
option which would be to designate an already-metered panel as a main
panel and then feed the second panel as a sub-panel of the main panel.
7
2. Taza would maintain all three accounts in the utility room and N-Star
would install a “Totalizer” which would combine all three accounts into
one bill to avoid the duplicate charges. The benefits of this option is to
maintain all three accounts for future consideration of sub-leasing, further
expansion, or down-sizing, etc.
Although this is an operations savings and it has no environmental impact, it is
however, a savings that could be used/applied towards other items in the
expansion plan which may have a more direct impact. Please see Exhibit I for NStar’ billing breakdown.
B. Lighting
Although the lighting system was recently retrofitted with a more efficient T-8
lamps and electronic ballasts, there is still a tremendous opportunity for energy
savings.
Approximately 1/3rd of the lights in the new space are installed by the windows
and can be turned off during the daytime with no impact on the lighting levels in
the store. A second row (another 1/3rd) of the lights can be dimmed to 70% off
during the day time.
More potential savings exists thru ought the store due to the fact that this space
was used by a T-shirt printing company and it used a lot more lighting than is
needed for the Chocolate making factory.
The overall savings presents energy savings which translates into cost savings and
GHG emission reduction and less environmental foot-print.
8
Therefore, It’s recommended that Occupancy sensors and Day-Time lighting
controls be installed.
N-Star will provide a rebate range of $25-$75 per sensor/control which should
pay for itself and an immediate payback.
Please see exhibit II for the forms required and check the following N-Star web
link for more info.
http://www.nstar.com/docs3/application_forms/bs-commercial-lighting.pdf
C. Electric Motors
There are at least 3-10hp existing
conventional (Baldor) motors. Those
motors can be easily controlled with
Variable Frequency Drives (VFDs) which
will make it much more energy efficient
and save on energy use.
Furthermore, a Soft Starter may be added to any motor to minimize the power
“Spike” which is caused when you start any motor and is what the utility
9
company uses for their “demand” and subsequently bills their customers
accordingly.
To save additional energy, motors can
either retro-fitted or replaced.
Advantages include:
1. More production (greatly reduced
down time)
2. Improved performance
3. More flexibility
4. Readily available spare parts
5. Readily available technical
assistance
Equipment replacement is more costly, but allows for the additional of options not
currently present including:
1. New cabinet and operator station.
2. All new industrial equipment, relays, circuit breakers contactors, cooling
fans, cabling etc.
3. More communication options.
4. Complete new system drawings for future troubleshooting.
5. Vendor’s Start-up and training.
The cost of this size variable frequency drive is between $500-$800. The cost of
a Soft Starter is about $150-$300 based on the size needed. The energy savings
would be at least 50% of the conventional motor operations. Potential savings for
Taza will be quite high because it will multiplied by 3 (for 3 existing motors).
With the generous rebates from NSTAR, the payback is nearly instantaneous.
10
For existing motors retrofit, N-Star offers a rebate of $1700-$2,100 per drive for
motors between 5hp-10hp.
The new Equipment schedule calls for xx motors and xx future motors, and
therefore, it is strongly recommended that the owner contact N-Star for their
rebate under the “Construction Solution” where N-Star may pay for up to 90% of
the cost differential. Please see Exhibit III for more info on PE motors and VFDs.
By consulting with NSTAR before the project begins, you can get:

Rebates up to 90 percent of the incremental cost differential for
comprehensive design.

Rebates up to 75 percent of the incremental cost differential between
standard base line and high-efficiency equipment.

Cost sharing for engineering services.

Commissioning services. “
http://www.nstar.com/docs3/application_forms/bs-motor-vsd.pdf
II. MECHANICAL SYSTEMS
A. HVAC
There are 2 Window-type
AC (10,000BTU ea.) and a
ceiling mounted 2 ton unit (2
tons = 24,000BTU), i.e the
upper floor has a total of
almost 4 tons.
Those units can easily be replaced with 2 ductless-system units. Each unit is a
12,000BTU (1 ton). This would provide an immediate savings of 50% of energy
11
use, which also reduces the carbon footprint for the store in terms GHG
emissions.
Ductless split-system air-conditioners are relatively new to North America,
although they are the most commonly used system of air conditioning throughout
Europe, Africa, Australia, Middle and Far East for many years. They are
becoming more popular in larger houses and offices, even when they are equipped
with advanced central air conditioning system, since only the rooms that are
occupied need to be cooled. Therefore, operating costs are much lower than those
of central systems that cool every room, whether it is in use or not. So, with a
ductless system you can control the temperature of a limited area (where the
ductless system is located). Therefore, you have the benefit of cooling only the
room that you want, while leaving the central AC system off.
Ductless split-system air-conditioners combine the zoning flexibility of a
conventional room unit (a single air-conditioner installed through a wall or a
window frame) with the whole-store cooling potential of central systems.
Like central systems, they have two main components: a compressor/condenser
(outdoor unit), as well as an air handling unit (indoor unit), which contains an
evaporator and a fan. Most models are also equipped with heat pump, providing
both summer cooling and winter heating.
The indoor unit is controlled by a wireless remote control. This system again,
will provide a tremendous opportunity for savings in the existing/expanded space.
Furthermore, it will help the owners address the humidity control issue for
cooling the chocolate.
12
For the most efficient Hot water heaters, it is recommended that Point-of-Use
under the sink water heater be used. It provides hot water on demand and requires
no plumbing, just plug it in-type. They are very inexpensive (under $200).
B. HUMIDITY CONTROL BOX
Chocolate is best stored in a dry, cool, dark place: 13-15°C (55-60°F) is ideal. The
temperature range of 57-60 Deg F with a Relative Humidity of 55% is perfect for
storing chocolates of all kinds.
To achieve the best results for both temperature and humidity, it is suggested that
a combo of air conditioning and de-humidifier be used in a small room.
C. Domestic Hot Water
13
For the most efficient Hot water heaters, it is recommended that Point-of-Use
under the sink water heater be used. It provides hot water on demand and requires
no plumbing, just plug it in-type. They are very inexpensive (under $200).
III. PLUMBING
A. Plumbing Fixtures
Taza can lower your water heating costs by using low-flow fixtures, and purchase
an energy-efficient dishwasher and clothes washer. Federal regulations mandate
that new showerhead flow rates can't exceed more than 2.5 gallons per minute
(gpm) at a water pressure of 80 pounds per square inch (psi). New faucet flow
rates can't exceed 2.5 gpm at 80 psi or 2.2 gpm at 60 psi. You can purchase some
quality, low-flow fixtures for around $10 to $20 a piece and achieve water savings
of 25%–60%.
The aerator, the screw-on tip of the faucet, ultimately determines the maximum
flow rate of a faucet. Typically, new kitchen faucets come equipped with aerators
that restrict flow rates to 2.2 gpm, while new bathroom faucets have ones that
restrict flow rates as low as 0.3 gpm. For maximum water efficiency, purchase
aerators that have flow rates of no more than 0.5 gpm. Some aerators even come
with shut-off valves that allow you to stop the flow of water without affecting the
temperature.
B. Dishwasher
It's commonly assumed that washing dishes by hand saves
hot water. However, washing dishes by hand several time a
day can be more expensive than operating an energyefficient dishwasher. You can consume less energy with an
energy-efficient dishwasher when properly used and when
only operating it with full loads. Consider comparing
compact-capacity vs large capacity based on their load
demand/use to avoid wasted water and energy.
14
One feature that makes a dishwasher more energy efficient is a booster heater. A
booster heater increases the temperature of the water entering the dishwasher to
the 140ºF recommended for cleaning. Some dishwashers have built-in boosters,
while others require manual selection before the wash cycle begins. Some also
only activate the booster during the heavy-duty cycle. Dishwashers with booster
heaters typically cost more, but they pay for themselves with energy savings in
about 1 year if you also lower the water temperature on your water heater.
Another dishwasher feature that reduces hot water use is the availability of cycle
selections. Shorter cycles require less water, thereby reducing energy cost. As
always look for the ENERGY STAR® label and compare energy consumption for
different machines.
C. Clothes Washers (Optional if uniforms are provided)
Unlike dishwashers, clothes washers don't require a minimum temperature for
optimum cleaning. Therefore, to reduce energy costs, you can use either cold or
warm water for most laundry loads. Cold water is always sufficient for rinsing.
Inefficient clothes washers can cost three times as much to operate than energyefficient ones. Select a new machine that allows you to adjust the water
temperature and levels for different loads. Efficient clothes washers spin-dry your
clothes more effectively too, saving energy when drying as well. Also, frontloading machines use less water and, consequently, less energy than top loaders.
Small-capacity clothes washers often have better Energy Guide label ratings.
However, a reduced capacity might increase the number of loads you need to run,
which could increase your energy costs.
Again, look for the ENERGY STAR label.
IV. RENEWABLE ENERGY
15
The 561 Windsor Street building has a large flat roof with relatively no mechanical
equipment. There are also no tall buildings to the south that might shade the roof. Based
on the results of a Solar Eye camera, the roof receives direct sunlight 99% of the time
sunlight is available. Assuming the 21,761 square foot roof can hold at least 600
SunPower 305 watt panels, which are 62” by 41” each, the PV Watts program from the
National Renewable Energy Lab4 predicts that the roof would produce 210,251 kWh per
year in Somerville, Massachusetts. The first cost for this project would be $2,196,000 at
an estimated $12 per watt. Assuming a 30% tax credit of $658,000, this brings the
project down to a 19 year payback. This payback would be significantly improved when
the accelerated depreciation and any potential revenue from renewable energy credits are
included. The state of Massachusetts is expected to unveil a new set of renewable energy
incentives in January, which will further improve the payback, which would likely be less
than ten years when all revenue sources are considered. While Taza does not currently
have roof rights to their building, if they are considering a long-term lease they may elect
to negotiate access to the roof. The Solar Eye report can be found in Appendix A.
S
E
UP
W
N
V. FINISHES
4
http://mapserve2.nrel.gov/website/L48NEWPVWatts/viewer.htm
16
Taza is expanding its operation into a 6,000 sq.ft space, adjacent to their existing space.
As the new space is currently being used as a screen printing business, the landlord has
agreed to provide Taza with a clean white, warm space. This is critical due to the nature
of the chocolate manufacturing process, whereby Taza will need to have a majority of
this new space sealed off as a clean environment.
In keeping with their mission, Taza needs to research finishes/paints that could be used in
this new space. As a first step, they’ll explore finishes with low or no Volatile Organic
Compounds or VOCs. VOCs release low level toxic emissions into the air for years after
applications. New environmental regulations, and consumer demand, have led to the
development of low-VOC and zero-VOC paints and finishes, which most paint
manufactures now produce. These new paints are durable, cost effective and less harmful
to human and environmental health. Please note: The term “non-toxic” is used in its
broadest sense. With paints and finishes, it is more a matter of degree. Even zero-VOC
formulas contain some small amounts of toxins. These environmental sustainable
finishes/paint options are alternatives to traditional finishes/paints.
There are three general categories of non-toxic or (low-toxin) paints, Natural, Zero and
Low VOC.
A. Natural Paints
These paints are made from natural ingredients such as water, plant oils and resins,
plant dyes and essential oils. They can also contain natural minerals like clay, chalk,
talcum as well as milk casein and natural bees wax. Water based natural paints give
off almost no smell. The Oil Based natural paints usually have a pleasant fragrance of
citrus or essential oils.
B. Zero-VOC Paints
Any paint with VOC’s in the range of 5 grams or less per liter can be called “zerovoc” according to the EPA. Some manufactures may claim zero-voc, but their paints
may still use colorants, biocides and fungicides with some VOC. Please note: Adding
color tint to a non-VOC paint usually brings the VOC level up above 10grams and
out of the range established by the EPA.
17
C. Low-VOC Paints
Low VOC paints, stains and varnishes use water as a carrier instead of petroleum
based solvents. Therefore, the levels of harmful emissions are lower than solvent
borne surface coatings. These certified coatings also contain no or very low levels of
heavy metals and formaldehyde. In order for paints and stains to meet the EPA
standards for low-VOC, the paint must not contain VOC levels in excess of 200
grams per liter.
Another alternative for Taza is to use finishes/paints with a Green Seal Standard. The
Green Seal Standards (GS-11) are based on state-of-the-art science and information using
internationally recognized methods and procedures. To earn a Green Seal, a paint must
meet the green seal environmental standard as demonstrated by rigorous evaluations,
testing and plant inspections. The seal provides the manufacturer a business advantage - it
identifies a paint as environmentally preferable, provides third party corroboration of
environmental claims and distinguishes the manufacturer from its competitors. In order
for a paint to be considered for a green seal certification, it must have VOCs lower than
50 grams per liter.
Currently Taza has a polyurea flooring system in their cocoa bean processing area, and
our group is recommending the same type of flooring system for their new expansion
project. Polyurea coatings are very durable and great for use in areas of high traffic.
Polyurea flooring systems offers many advantages over conventional flooring. These
flooring systems withstand severe abuse in the same environments where epoxy floors
and other conventional flooring fails. The polyurea surface provides a hygienic, sanitary
work area which is unaffected by chemical cleaners and high pressure washing. The
surface is non-porous and does not promote the growth of any bacteria.
Furthermore, polyurea coatings contain low or no VOC’s thus making this type of
coating extremely environmentally friendly. With the Federal and State governments
enforcing laws to cut down on VOC’s, these polyurea coatings offer an attractive
alternative.
18
Unfortunately polyurea flooring systems have an initial financial drawback, these
coatings are expensive to formulate. A gallon of polyurea coating is approximately 50%
more expansive than a traditional acrylic coating. However, if you calculate the life cycle
and other benefits such as longevity and durability, its superior properties certainly
outweighs the initial investment.
IV. INDOOR AIR QUALITY
There are three basic strategies to improve indoor air quality:
1. Source Control
Usually the most effective way to improve indoor air quality is to
eliminate individual sources of pollution or to reduce their emissions.
Some sources, like those that contain asbestos, can be sealed or enclosed;
others can be adjusted to decrease the amount of emissions. In many
cases, source control is also a more cost-efficient approach to protecting
indoor air quality than increasing ventilation because increasing
ventilation can increase energy costs.
2. Ventilation Improvements
Another approach to lowering the concentrations of indoor air pollutants is to
increase the amount of outdoor air coming indoors. Most heating and cooling
systems, including forced air heating systems, do not mechanically bring fresh air
into the space. Opening windows and doors, operating window or attic fans, when
the weather permits, or running a window air conditioner with the vent control
open increases the outdoor ventilation rate. Local bathroom or kitchen fans that
19
exhaust outdoors remove contaminants directly from the room where the fan is
located and also increase the outdoor air ventilation rate.
Some designs include energy-efficient heat recovery ventilators (also known as
air-to-air heat exchangers).
3. Air Cleaners
There are many types and sizes of air cleaners on the market, ranging from
relatively inexpensive table-top models to sophisticated and expensive
whole-house systems. Some air cleaners are highly effective at particle
removal, while others, including most table-top models, are much less so.
Air cleaners are generally not designed to remove gaseous pollutants.
The effectiveness of an air cleaner depends on how well it collects
pollutants from indoor air (expressed as a percentage efficiency rate) and
how much air it draws through the cleaning or filtering element (expressed
in cubic feet per minute). A very efficient collector with a low aircirculation rate will not be effective, nor will a cleaner with a high aircirculation rate but a less efficient collector. The long-term performance of
any air cleaner depends on maintaining it according to the manufacturer's
directions.
Additional information can be found here:
http://www.tazachocolate.com/OurProcess/Tour_The_Factory
http://www.youtube.com/watch?v=o7HUGcz7nNk&feature=player_embedded
V. OPERATIONS
A. Green Cleaning
A green cleaning program is a good idea to reduce exposure of building occupants
and maintenance personnel to potentially hazardous chemical contaminants that
adversely impact air quality, occupant well-being, building finishes, building
systems, and the environment.
Taza could adopt a policy to only purchase
environmentally friendly cleaning compounds such as those certified by Green
20
Seal standard GS-37. This could be combined with using 100% recycled paper
products in the restrooms, using high filtration vacuums, using microfiber
cleaning
cloths
rather
than
disposable
paper
products,
and
selecting
environmentally friendly hand soaps that do not contain antimicrobial agents.
Taza should look to avoid hypochlorite and phenolic disinfectants as they are
potentially hazardous to people. An innovative new cleaning product is Active
Ion, which is actually just regular tap water that has been given a slight electrical
charge and passed through an ion exchange membrane to create an oxygen-rich
mixture of positive and negative nano-bubbles. The end result is a completely
safe cleaning agent that works as well as most of the toxic alternatives.
Additional information about Active Ion can be found in Appendix B.
B. Pest Control
Integrated pest management (IPM) can be an effective and environmentally
friendly way to manage insect and rodent problems at Taza.
IPM uses
information on the life cycles of pests and their interaction with the environment
in combination with environmentally friendly pest control methods.
The
components of IPM include setting action thresholds, monitoring and identifying
pests, prevention of the pests, and finally control of any pests that may appear.5
An added benefit of IPM is energy efficiency, as properly sealing all penetrations
to the outside has the benefit of reducing heating and cooling costs in addition to
eliminating points of entrance for pests.
C. Preventative Maintenance
To keep equipment working as efficiently as possible, Taza should develop a
detailed preventative maintenance plan that includes a schedule for maintenance
of all pieces of equipment. Equipment should be lubricated, filters changed, and
sensors calibrated as directed by the manufacturers. Additionally, Taza staff
5
EPA Integrated Pest Management Principles, http://www.epa.gov/opp00001/factsheets/ipm.htm, Accessed on
12/1/09
21
should be properly trained for operations and maintenance of all pieces of
equipment and all operations materials and warranty information should be
collected and organized for ready use.
LEED CERTIFICATION ANALYSIS
As Taza Chocolate plans it expansion, this is a unique opportunity to make numerous
decisions that have significant impact on the organization’s long-term environmental
impact. While the project is still in design, minor changes to the project can see drastic
improvements in building performance with minimal cost impact. One way to organize
the areas of impact associated with building design and construction is the Leadership in
Energy and Environmental Design (LEED®) green building rating system from the US
Green Building Council. Not only does LEED provide a comprehensive tool for
assessing a building’s performance, it also adds accountability through third party
verification and enables a project to collect documentation about the sustainability
elements incorporated into the project, which is invaluable for continuous improvement
on future expansions and for educating the project team and Taza’s employees about the
benefits of green building.
The planned Taza expansion would utilize the LEED for Commercial Interiors (CI) rating
system, which was designed to address the scope of work associated with tenant
renovations to leased spaces. The following is a description of the different strategies
Taza could employ for each of the LEED CI credits. Appendix C includes a “scorecard”
indicating the likelihood of achieving each credit and the likely level of certification, as
well as pointing out which credits might require additional capital to achieve.
I. SUSTAINABLE SITES
Credit 1, Site Selection
The existing building at 561 Windsor Street does not have any noticeable
sustainable design elements. Getting these credits will be difficult. One option is
for Taza Chocolate to work with the building owner to add water efficient
plumbing fixtures building-wide, which would give the project one LEED point
22
under Path 10, Water Use Reduction if the building would use 30% less water
than allowed by the Energy Policy Act of 1992. This could be done
inexpensively with low-flow faucet aerators and dual-flush toilet handles if the
toilets are flushometer type, both options would quickly pay for themselves at $3
and $40 respectively. If the toilets are tank-type, the $300 to $500 cost per toilet
to replace with a dual-flush model would not have a very quick payback. Another
option for this credit is to evaluate the exterior lighting (Path 6) with the hopes
that the current lighting meets the LEED requirements for light pollution. This
evaluation would require a lighting consultant and is not recommended unless the
building owner is interested in improving the exterior lighting at this time.
Additional credits are possible if the building owner is interested in investing to
improve the building in such areas as stormwater management, heat island
reduction, adding some landscaping, or installing renewable energy. When it is
time to replace the existing roof, it is highly recommended that the building owner
select a white roofing membrane, which would have no added capital cost and
would reduce cooling costs for the tenants as well as reduce the heat island effect.
Credit 2, Development Density & Community Connectivity
561 Windsor Street meets the LEED requirements for Development Density and
Community Connectivity following the Option 2, Community Connectivity path.
The building is located within ½ miles of at least 10 basic services including the
following:
1. Bank - Citizens Bank, 40 Union Square – 0.3 miles6
2. Restaurant - Dunkin’ Donuts, 66 South Street – 0.1 miles1
3. Restaurant – Spice & Rice – 1172 Cambridge Street – 0.3 miles1
4. Hair Salon – Isaac Barber Shop – 962 Cambridge Street – 0.2 miles1
5. Day Care – Cambridge Head Start Day Care – 14 Roosevelt Towers #110
– 0.1 miles1
6
Yahoo Yellow Pages, http://yp.yahoo.com/, Accessed 11/27/09
23
6. Senior Caare – Somervville-Cambridge Elder Services
S
– 611 Medford Street
– 0.2 miles1
7. Pharmacyy – Rite Aid – 14 McGraath Hwy #3 – 0.4 miles1
8. Supermarrket – Shaw
w’s Supermarrket – 14 MccGrath Hwy #2 – 0.4 milles1
nce – Superiior Market – 1190 Cambbridge Streett – 0.3 miless1
9. Convenien
10
0. Park – Johhn F. Donneelly Field – 67
6 Berkshiree St. – 0.5 miiles1
The siite also meetts the requireement of beiing within ½ miles of a residential
r
neighb
borhood witth at least 100 units per accre. As show
wn in the Som
merville Zonning
Maps,, there is a zoning districct RC locatedd 0.45 miless to the west. Zoning disstrict
RC is defined in Section
S
6.1.33 of the Som
merville Zoning Ordinancce as a Residdence
District “…for muulti-family reesidential annd other com
mpatible usess which are of
o
particu
ular use andd conveniencce to the residdents of the district.”7
7
Somerville Zoning Ordiinance, Sectionn 6.1.3,
http://library.municode.com/index.aspxx?clientId=14682&stateId=211&stateName=
=Massachusettss, Accessed 11//27/09
24
Credit 3.1, Alternative Transportation, Public Transportation
The project site is with ¼ mile of 4 different MBTA bus stops.8 MBTA System
Map 5 shows that these stops include access to the CT2, 85, and 91 busses and
easily meet the requirements of the LEED credit.9
8
9
MBTA Website, Services Nearby, http://mbta.com, Accessed 11/27/09
MBTA System Map 5. http://mbta.com, Accessed 11/27/09
25
Bus stops include:
Webster Ave & Norfolk St (0.16 miles)
Webster Ave & Columbia St (0.17 miles)
Webster Ave & Prospect St (0.19 miles)
Cambridge St & Windsor St (0.25 miles)
Credit 3.2, Alternative Transportation, Bicycle Storage and Changing Rooms
Taza Chocolate has indicated that they would like to encourage bicycle riding and
add showering facilities to their space. The LEED credit for bicycle storage and
changing rooms would require bike storage for 5% of the occupants and showers
for 0.5%. Assuming 20 staff members, this would mean storage space for one
bicycle and one shower. As the bicycle storage can be inside and is already being
provided, this credit is dependant on providing showers as part of the renovation.
Credit 3.3, Alternative Transportation, Parking Availability
For this project to achieve the LEED credit for parking availability, the lease must
include access to only those parking spaces required by local zoning and no more.
As the building would be considered type 12. Commercial / Industrial Services, c.
All Other Commercial / Industrial Services, per section 9.5 of the Somerville
Zoning Ordinance10, zoning would require one parking space per 650 square feet
of floor area as well as an additional space for each business vehicle stored onsite. Assuming the lease terms meet these requirements, preferred parking must
be provided for 5% of the occupants, which in this case would require identifying
one parking space as “Carpool or Vanpool Parking Only.”
II. WATER EFFICIENCY
10
Somerville Zoning Ordinance, Section 9.5,
http://library.municode.com/index.aspx?clientId=14682&stateId=21&stateName=Massachusetts, Accessed 11/27/09
26
Prerequisite 1, Water use Reduction, 20% Reduction
This prerequisite should be easy to achieve if installing domestic water fixtures
(sinks, showers, toilets, or urinals) as part of the renovation. It these fixtures are
being installed, select low-flow fixtures below the requirements of the
Environmental Policy Act of 1992. Recommendations include 0.5 gallon per
minute faucets, 1.6 gallon per minute or less showers, dual flush toilets, and
waterless urinals. None of the low-flow fixtures should have an increased first
cost.
Credit 1, Water Use Reduction
If domestic water fixtures are part of the scope of the renovation, these credits and
all 11 points should be easy to achieve with no added cost. See Water Efficiency
Prerequisite 1 above.
III. ENERGY & ATMOSPHERE
Prerequisite 1, Fundamental Commissioning
This prerequisite requires somebody to provide functional testing of the heating,
ventilation, and air conditioning systems, the lighting controls, and the domestic
water heater as well as any renewable energy systems that are added.
Commissioning additional systems is always recommended, but not required by
LEED. The mechanical engineer can add this to their scope of work for a small
additional fee. Nathan Gauthier of the MMA student team could also provide this
service if the project was pursuing LEED certification. There are many studies
showing that commissioning a project identifies many opportunities for energy
savings and saves the building owner significant utility costs.
Prerequisite 2, Minimum Energy Performance
This prerequisite should be easy to achieve as it requires compliance with the
ASHRAE 90.10-2007 energy code, which is very similar to the current
Massachusetts energy code. The project engineer should work to exceed energy
27
code wherever possible as the energy savings will result in long-term financial
savings for Taza Chocolate.
Prerequisite 3, Fundamental Refrigerant Management
This prerequisite is also very easy to achieve as long as the team utilizes existing
air conditioning and refrigeration equipment or purchases new equipment. If
selecting used equipment, make sure to select equipment that does not include
CFC based refrigerants.
Credit 1.1, Optimize Energy Performance, Lighting Power
If designing new lighting from scratch, these are easy credits to achieve and there
is significant financial benefit from reducing lighting power and using highly
efficient fixtures. There are also numerous lighting rebates available from
NSTAR, the local electricity provider, to help offset the additional costs of
premium equipment and improved lighting controls. The Taza lease includes
lighting fixtures provided by the owner, which may make achieving this credit
more difficult. The lights that were installed by the building owner are not the
most efficient available and there seems to be a very high density of fixtures,
which would result in an overall increased lighting power density. The Taza
space would be defined as a Manufacturing Facility by ASHRAE 90.1-2007 and
would allow 1.3 watts of lighting per square foot using the building area
method.11 To achieve LEED points, the project must demonstrate 15, 20, 25, 30,
or 35% less lighting power than allowed by ASHRAE, with more points being
awarded the further the project goes below energy code.
Credit 1.2, Optimize Energy Performance, Lighting Controls
Again, if designing new lighting from scratch including lighting controls for
energy efficiency is an easy thing to do and generally pays for itself in less than a
years worth of operations. The presence of existing lighting provided by the
building owner makes this credit less likely. To achieve this credit, points can be
11
ANSI/ASHRAE/IESNA Standard 90.1-2007, Energy Standard for Buildings Except Low-Rise Residential
Buildings. Pg 62. ASHRAE, Inc. Atlanta, GA
28
awarded for having all lighting within 15 feet of a window operated by a
photosensor and for having at least 75% of the connected lighting load controlled
by occupancy sensors. Adding photosensors will require installation of the
sensors as well as changing to dimming ballasts for all of the fixtures. This will
be a somewhat costly addition, but would save electricity and the corresponding
utility costs. This would only be appropriate for the office and retail areas. To
get credit for occupancy sensors controlling 75% of the connected load,
occupancy sensors would have to be added to the current lighting controls. It is
recommended that multiple overhead sensors be tied together for full coverage of
the production areas, and that dual-technology infrared / ultrasonic sensors be
used to ensure smooth operations. NSTAR will offer utility rebates for
installation of these sensors.
Credit 1.3, Optimize Energy Performance, HVAC
There are two ways to achieve the LEED credit for efficient HVAC systems.
This project would likely select Option A which is a prescriptive approach based
on thermal zoning and efficient equipment sizing and selection. The project
would have to have separate thermal zones for each solar exposure and interior
room, which should be achievable with the current HVAC design. Ideally, the
office and retail thermostats would be programmable and tied to occupancy
sensors so that they set back the temperature when the spaces were unoccupied.
A number of integrated occupancy sensor thermostats exist as they are common in
the lodging industry. Additional points will be achieved if any new HVAC
systems are sized appropriately and meet the efficiency requirements of the
Advanced Buildings Core Performance standard. These requirements are specific
to the type of equipment being selected and will have to be referenced once an
HVAC design is being considered.
Credit 1.4, Optimize Energy Performance, Equipment / Appliances
These points are awarded for selecting Energy Star certified equipment and
appliances, including computers, small appliances, audio / visual equipment, food
services equipment, and other products covered by this rating system. As the
29
office area is not being re-done, it would be wise to exclude it from the LEED
project boundaries and only certify the new renovation. This LEED project
boundary would make achieving these points very likely as there are few pieces
of equipment planned to go into this area that would be Energy Star eligible. The
full list of energy star eligible equipment can be found here (this LEED credit
does not include HVAC, lighting, or building envelope products):
http://www.energystar.gov/index.cfm?fuseaction=find_a_product.
Credit 2, Enhanced Commissioning
The credit for commissioning goes beyond the requirements of the prerequisite
and requires an independent commissioning authority review the project design,
review submittals, verifity operator training, create a systems manual, and come
back within 8 to 10 months after completion of the project to check-up on the
building’s performance before the one year warranty period has ended.
Commissioning is still limited to the heating, ventilation, and air conditioning
systems, the lighting controls, and the domestic water heater as well as any
renewable energy systems that are added. Commissioning additional systems is
always recommended, but not required by LEED. The commissioning authority
may not be a member of the mechanical engineering firm and must be
independent. Nathan Gauthier of the MMA student team could provide this
service if the project was pursuing LEED certification. There are many studies
showing that commissioning a project identifies many opportunities for energy
savings and saves the building owner significant utility costs.
Credit 3, Measurement and Verification
As the Taza Chocloate space is less than 75% of the total building area, this credit
is achieved by installing submetering to record energy use within the tenant space
and to negotiate a lease where utilities are paid by the tenant. The current submetering of electricity and payment of these bills by Taza meets part of this
requirement. To achieve the LEED points, additional meters would likely need to
be added to track the heating provided and / or the heating would have to be billed
to Taza, even if the monthly bills are just pro-rated based on percent of the
30
building. LEED will also require a measurement and verification plan that will
carry into occupancy and monitor the performance of the newly renovated spaces.
Credit 4, Green Power
The Green Power credit requires offsetting a portion of the space’s electricity
consumption with Green-e certified Renewable Energy Credits (RECs). Based on
a recent quote to Nathan Gauthier by Steve Reiner of Renewable Choice, RECs
are currently being sold for around $2.50 per megawatt hour. Using the default
electricity calculation given by the USGBC, the project would have to offset 8
kilowatt hours per square feet for the estimated 6,000 square feet for 2 years,
which would be 96 megawatt hours or $240 in RECs.
IV. MATERIALS & RESOURCES
Prerequisite 1, Storage and Collection of Recyclables
To achieve this prerequisite, the space must include recycling collection areas for
paper, corrugated cardboard, glass, plastics, and metals. Additional recycling,
such as the waste product from the chocolate beans, is encouraged and would
likely achieve an innovation point.
Credit 1.1, Tenant Space, Long Term Commitment
This credit is given to encourage long-term use of the same space and reduce
tenant turnover. Achievement requires the space be leased for at least 10 years.
The current lease is not for 10 years and would have to be re-negotiated to
achieve this credit.
Credit 1.2 & 1.3, Building Reuse
These credits require 40 or 60% of the existing space’s finished surfaces be reused as part of the renovation. This includes the floor finishes, gypsum walls,
acoustic ceiling tiles, etc. It is unlikely that very much of the existing walls,
floors, or ceilings are going to be re-used as-is and thus these credits are unlikely.
One option is to include the existing office and bean roasting areas in the LEED
31
project boundary and to get credit for re-using all of the materials in those spaces.
These credits are usually documented by the architect by doing take-offs from the
demolition plans.
Credit 2, Construction Waste Management
In the state of Massachusetts it is illegal to dispose and/or transfer for disposal a
number of common construction waste products including asphalt, brick,
concrete, metal and wood.12 Because of these waste bans, there are a number of
markets for recycling and / or salvaging construction and demolition (C&D)
waste products. Achieving the LEED points for 50% and 75% waste diversion by
weight or volume should be easy for this project and should be included as a
requirement in the contract with the general contractor. Achieving a 95% waste
diversion rate is very possible, especially if working with a C&D waste consultant
such as the two below. C&D waste consultants will also be able to help identify
markets for salvaged materials, both for donations of waste materials from Taza
and for procuring materials for use in the Taza renovation.
John Gundling
Amy Bauman
EcoOne Solutions
Green Goat
www.integratedgreen.com
[email protected]
4 Pleasant St. South – Suite 100
PO Box 441911
Natick, MA 01760
Somerville, MA 02144
978-270-8950
617-666-5253
Credit 3.1 & 3.2, Materials Reuse, Existing Walls, Floors, and Ceilings
The current design calls for re-use of most of the equipment from the current
space, which is rewarded under the LEED Materials Reuse credit. Points are
awarded if 5 or 10% of total project materials costs come from re-used or
salvaged materials. In addition to reusing chocolate making equipment, there are
12
Massachusetts Department of Environmental Protection, http://www.mass.gov/dep/recycle/solid/wastebans.htm,
Accessed on 11/28/09
32
lots of opportunities for salvaged dimensional lumber, doors, retail counters, and
other materials needed as part of the Taza renovation. Working with a C&D
waste consultant would help identify these materials. The Building Materials
Resource Center in Boston is also a good source of salvaged building products.
Their website is www.bostonbmrc.org.
Credit 3.3, Materials Reuse, Furniture and Furnishings
The Taza renovation will likely re-use a lot of the existing furniture and
furnishings. This is especially true if the entire space including the areas not
undergoing a renovation are included in the LEED project boundary. Even if just
the new space is included, the furniture and furnishings in the employee break
room and the retail area could be salvaged from a donation outlet to reduce
environmental impact and to save project costs. Working with a C&D waste
consultant would help identify these materials. Harvard University donates used
furniture every Thursday at 1:00 at 175 North Harvard Street in Allston an
frequently has seating available suitable for the employee break area.
Credit 4, Recycled Content
When selecting materials for the new space, there will be many opportunities for
including products with recycled content. Products likely to be used in this
project such as carpet, drywall, acoustic ceiling tile, and fiber board can all be
selected to have very high percentages of recycled content. For example, Bolyu
carpet generally has twice as high a recycled content than other industrial grade
carpets and US Gypsum offers 100% recycled gypsum wall board from their
nearby Montreal plant. With care taken in materials selection and documentation
you’re your contractor, these points should be achievable with minimal or no
added cost. Preference should be given to post-consumer recycled content over
post-industrial content as the former is more difficult to implement and is also
rewarded more highly by LEED.
Credit 5.1, Regional Materials, Manufactured Locally
33
The LEED rating system gives projects credit for selecting materials that are
manufactured locally, which they define as within a 500 mile radius of the site.
Sourcing materials from within 500 miles of Somerville, Massachusetts should be
relatively easy to do. As with all of the materials-related points, the project will
have to collect documentation from the general contractor to verify their
achievements.
Credit 5.2, Regional Materials, Harvested Locally
While sourcing materials that are manufactured locally should be easy, finding
materials that are harvested, extracted, or recovered locally will be a bit more
challenging. Opportunities include dimensional lumber and other wood products,
gypsum wall board, stone flooring, and materials made from recycled content that
is collected locally. To achieve the LEED credit, 10% of the total materials cost
must come from locally harvested materials.
Credit 6, Rapidly Renewable Materials
Rapidly renewable materials are those that come from plant products that are
harvested on a 10 year or less growing cycle. These materials are often used as an
alternative to slower growing hardwood products. Taza could use rapidly
renewable materials for counter tops or flooring products in the retail area,
including sunflower board counters and cork flooring as shown below.
Credit 7, Certified Wood
Where wood products are used in the project, Taza could select sustainably
harvested wood. LEED suggests using wood certified by the Forest Stewardship
34
Council (FSC), which is an independent non-profit group that makes sure
sustainability principles are followed at every step in the supply chain. Selecting
certified wood sometimes has a cost premium and this premium varies with
species and wood product. Sustainably harvested wood products are very in-line
with Taza’s commitment to sustainably sourced materials for their chocolate and
should be seriously considered for the same reasons. The following lumber store
keeps FSC certified lumber in stock and often doesn’t charge any cost premium:
F. D. Sterritt Lumber Company
138 Waltham Street
Watertown, MA 02472
V. INDOOR ENVIRONMENTAL QUALITY
Prerequisite 1, Minimum IAQ Performance
Providing adequate fresh air to building occupants is good for their health and
productivity. It is also part of current building code and will be required of the
project. The ASHRAE standard referenced by LEED identifies minimum levels
of fresh outside air that needs to be delivered to the building occupants.
Unfortunately, bringing in fresh air also has an energy penalty as it needs to be
heated, cooled, and or dehumidified. Taza should look into demand control
ventilation that provides sufficient fresh air for occupant health and comfort when
it is needed, but reduces the amount of fresh air when people are not present.
Occupancy can be determined either with carbon dioxide sensors or occupancy
sensors or the combination of both. Having existing owner-provided air handling
units will make demand control ventilation more difficult, but the payback and
environmental benefit would be substantial if it can be implemented.
Prerequisite 2, Tobacco Smoke Control
As with all commercial buildings in Massachusetts, smoking is not permitted
inside the 561 Windsor Street building. LEED also requires that smoking not be
permitted within 25 feet of any building opening such as doors, windows or air
35
intakes. This policy is easy to implement and is beneficial to the health and
comfort of building occupants. Signage prohibiting smoking is not required, but
is often beneficial.
Credit 1, Outdoor Air Delivery Monitoring
Once the building is designed to provide a certain amount of fresh air to the space,
it can be beneficial to verify the designed air flow rates are actually being
provided. When putting in new air handling equipment this is relatively easy to
do with real time flow meters, but this strategy is less likely to be used at Taza
with the existing owner-provided air handling units. A strategy that would be
easier to implement is to install carbon dioxide sensors in the breathing zone of
each room. There is no real financial or environmental benefit to this strategy,
but knowing that occupants are getting enough fresh air can provide some piece
of mind.
Credit 2, Increased Ventilation
There are numerous studies that show people are more productive and healthier
when they get plenty of fresh air. The code for ventilation rates defines the
minimum ventilation rates, but additional fresh air will be appreciated by the
occupants, who on average spend 90% of their day indoors. Since the air
handling equipment is provided by the owner, it is unlikely that this project will
increase the amount of fresh air delivered to the space. As a result, achieving this
LEED credit is largely dependant on the size of the existing equipment.
Credit 3.1, Construction IAQ Management, During Construction
There are lots of things that the contractors can do to improve indoor air quality
during construction, from scheduling when they use high emitting materials, to
keeping the site clean, to covering duct work so it doesn’t get saw dust in it, to
keeping absorptive materials dry to avoid potential mildew and mold issues.
While it is still common for contractors to forgo many of these best practices,
Taza should include make implementing an indoor air quality management plan
36
part of the requirements of their project. There should be no cost to the project to
implement the plan and the potential benefit and reduced risks are very desirable.
Credit 3.2, Construction IAQ Management, Before Occupancy
Any contaminants that are brought into the project will begin to off-gas and
potentially expose occupants to toxins. Selecting low-emitting materials is the
most important way to reduce occupant exposure. Taza should work with the
design team to include only low-emitting and non-toxic materials in the project
specifications and ensure that the contractors adhere to these specifications when
purchasing materials. If the project is careful about using only these kinds of
materials, it can verify indoor air quality for the occupants by testing the air
immediately prior to occupancy. The test required for LEED credit would be
conducted by an industrial hygienist and likely cost a couple of thousand dollars.
Another option would be to completely flush out the building with abundant
amounts of fresh air once construction is complete but before occupancy. While
this would likely improve the air quality for Taza’s employees, it will also take a
few weeks of running the air handlers before people move in to provide enough
fresh air to meet the requirements of LEED, which may be an unacceptable
amount of time for Taza.
Credit 4, Low Emitting Materials
LEED for Commercial Interiors gives credit for selecting low-emitting materials
for the project. These credits are awarded for selecting low-emitting adhesives
and sealants, paints and coatings, flooring systems, composite wood and agrifiber,
and furniture and seating. Each of these credits has a benefit to the health and
comfort of the building occupants and can be achieved with little or no added
cost. The difficult part of getting low-emitting materials is including the
appropriate requirements in the specifications and then making sure the contractor
follows through with the requirements. Each of these five credits is very
achievable for the Taza project and the team should make the effort to ensure lowemitting materials throughout the project.
Credit 5, Indoor Chemical and Pollutant Source Control
37
To keep occupants from exposure to additional contaminants, the project could
isolate known sources of pollution and keep them separate from occupied areas.
This can be done by installing walk-off mats, exhausting janitor’s closets, adding
more efficient air filters, and a number of related strategies. If the project elects
to pursue this point, care should be taken when selecting the new filters as the
pressure drop across a filter causes significant electricity draw on the fan and
there is a lot of variability between different filters. Regardless of whether or not
the project attempts this credit, any chemical storage areas such as janitor’s
closets should be exhausted, have full height drywall partitions, and have a selfclosing door to ensure pollutants are isolated.
Credit 6, Controllability of Systems
The LEED rating system recognizes projects that provide comfort control to the
occupants so that they are able to change their lighting, temperature and / or
ventilation levels. Individual occupants in the office area can easily be provided
with task lighting and the shared areas can be fitted with dimming ballasts and
switches. Thermal comfort control is limited by the existing systems, but
additional controls could be added. At a minimum, it would be beneficial to have
one thermal zone per room, each with an adjustable thermostat and an occupancy
sensor. There are a number of commercial programmable thermostats designed
for the lodging industry that include occupancy sensors. Providing occupants
with control over their surroundings will improve their productivity and comfort.
Credit 7, Thermal Comfort
Occupants are generally most comfortable within a given temperature and
humidity range. The Taza design engineers can design the heating, ventilation
and air conditioning systems to be able to keep the occupied spaces within a
comfortable range during occupied hours. This may or may not be able to be
done with the existing equipment provided by the building owner. If providing a
comfortable space is a goal of the project, it should be first designed to be
comfortable and then the occupant comfort should be verified. The verification
can be done by surveying occupants on a somewhat regular basis. Ideally, the
38
surveys would be conducted during different seasons to test the equipment during
both the heating and cooling seasons.
Credit 8, Daylight and Views
People are more productive and happier when they have a connection to nature
and exposure to natural daylight. Having access to daylight also allows the
reduction of artificial light and the corresponding energy savings. Many of the
rooms in the Taza leased space do not have windows so these LEED points will
likely be impossible to achieve. There is also very little opportunity to bring in
additional light through new windows or skylights because of the configuration of
the building. If Taza moves into a new building in the future, it would be good to
evaluate the availability of daylight when selecting the location. During this
project, there will be opportunities to take advantage of the light brought in
through the retail area. The glare from these windows might need to be mitigated
with blinds or curtains to provide occupant comfort. Also, to take advantage of
the energy savings, the lights will need to be retrofitted with photocells and
dimming ballasts.
VI. INNOVATION AND DESIGN
Credit 1, Innovation in Design
This category of LEED covers anything not addressed in the categories above.
The innovation and design category is very flexible and project teams can suggest
their own credits for up to five credits. Taza may want to submit innovation in
design credits for some of their existing sustainability initiatives such as the fair
trade sourcing of beans or the bicycle delivery service. A common innovation
point is given for occupant and visitor education about sustainability features,
which would be an excellent credit to pursue for the Taza project. Additional
credits can be achieved for operational procedures, such as green cleaning and
integrated pest management.
39
FOSTERING SUSTAINABLE BEHAVIORS
Current behavior Expected behavior Barriers Benefits -
Fair Trade Partnership Packaging & Recycling
Human Powered Delivery Continuing ‐ More research
Improveme ‐ Quality Control
nts ‐ Regulations Continuing Improveme
nts -
Costs
-
- Reduce the potential pollution
- Greener
-
Continuing Improveme
nts -
Environment -
Running out of Expansion Space
-
Costs
Available Technologies
Fair practices Direct interaction
Grower cooperative
-
Reduce carbon footprint
Great marketing
Improve work flow
Improve production
Reducing energy wastes
Strategies -
‐ Fulfill TAZA mission and strategies -
Identifying recycle materials for reuse -
Improve delivery logisitics -
Research and studies
Implement new saving technologies
-
40
CONCLUSIONS
Already have strong commitment to sustainability from management
, the existing
space presents a potential for savings and the expansion presents a bigger opportunity for
savings in the areas of power, lighting, plumbing and HVAC which ultimately would
have a positive impact on the environment as well as allowing the store owner to utilize
the cash savings for other plans. There is an opportunity to design a space that allows
Taza to create more chocolate with less environmental impact.
•
Potential savings in power, lighting, HVAC, water, and operations for new addition
and existing space
•
Environmentally friendly finishes, improved indoor air quality, integrated pest
management & green cleaning can improve occupant health and comfort
•
LEED for Commercial Interiors can help evaluate new addition – Certification is very
achievable
•
Staff buy-in and engagement is critical – educational signage and occupant
engagement activities encouraged.
41
Solar Access and Shade Report for Taza Chocolate
Page 1 of 5
Solar Access and Shade Report
12/5/2009
For:
Taza Chocolate
561 Windsor Street
Somerville, MA 02143
(617) 623-0804
By:
Nathan Gauthier
Sustainable Design and Construction Solutions
PO Box 381012
Cambridge, MA 02238
(617) 784-5602
Measurements made by Solmetric SunEye™ -- www.solmetric.com
file://C:\Work\MMA MSFM\Taza Chocolate\Taza Chocolate Report\Taza Chocolate Repo... 12/5/2009
Solar Access and Shade Report for Taza Chocolate
Page 2 of 5
Session Properties
Name
taza
Creation Date
12/4/2009 12:33
Note
bld b
Location
42.4°N, 71.0°W
Mag Dec: 14.9°W
Time Zone: GMT-05:00
Solar access averages of all skylines(3) in this session
Skylines Averaged: Sky01, Sky02, Sky03
Annual Summer Winter
99%
100%
98%
Skylines
z
z
z
Sky01 - (no skyline note)
Sky02 - (no skyline note)
Sky03 - (no skyline note)
file://C:\Work\MMA MSFM\Taza Chocolate\Taza Chocolate Report\Taza Chocolate Repo... 12/5/2009
Solar Access and Shade Report for Taza Chocolate
Page 3 of 5
Sky01 -- 12/4/2009 12:36 -- (no skyline note)
Panel Orientation: Tilt=42° -- Azimuth=180°
Solar Access: Annual: 98% -- Summer (May-Oct): 99% -- Winter (Nov-Apr): 96%
file://C:\Work\MMA MSFM\Taza Chocolate\Taza Chocolate Report\Taza Chocolate Repo... 12/5/2009
Solar Access and Shade Report for Taza Chocolate
Page 4 of 5
Sky02 -- 12/4/2009 12:40 -- (no skyline note)
Panel Orientation: Tilt=42° -- Azimuth=180°
Solar Access: Annual: 99% -- Summer (May-Oct): 100% -- Winter (Nov-Apr): 99%
file://C:\Work\MMA MSFM\Taza Chocolate\Taza Chocolate Report\Taza Chocolate Repo... 12/5/2009
Solar Access and Shade Report for Taza Chocolate
Page 5 of 5
Sky03 -- 12/4/2009 12:43 -- (no skyline note)
Panel Orientation: Tilt=42° -- Azimuth=180°
Solar Access: Annual: 99% -- Summer (May-Oct): 100% -- Winter (Nov-Apr): 99%
file://C:\Work\MMA MSFM\Taza Chocolate\Taza Chocolate Report\Taza Chocolate Repo... 12/5/2009
Appendix B – Active Ion Cleaning Cut Sheet
47
Sanitize with the Activeion™ Pro.
When used as directed, the Activeion Pro
removes more than 99.9 percent of the
bacteria listed below from non-porous
hard surfaces.
ACTIVEION PRO EPA NUMBER:
EPA Est. #086143-MN-001
TO SANITIZE USING THE ACTIVEION PRO, THESE
INSTRUCTIONS MUST BE FOLLOWED:
Thoroughly wet the surface with activated water
from the Activeion Pro and wipe the surface dry
with a clean cloth.
Independent third party certified lab testing shows the
Activeion Pro provides for a clean and sanitary* surface
(non-porous hard surface).
Greater than a 99.9% reduction* of the following
organisms: e-coli, staph, MRSA, listeria, salmonella.
Activeion Cleaning Solutions, LLC
|
21308 John Milless Drive, Rogers, MN 55374
*When used as directed. ©2009 Activeion Cleaning Solutions, LLC. Patents pending.
|
866.950.4667
| activeion.com
Activeion Pro: Certified Lab Results for Sanitizing
TEST SUBSTANCE IDENTITY
Test Substance Name: Activeion Pro Serial # 0710901727
STUDY DATES
Experiment Start Date: March 26, 2009
Experiment End Date: March 30, 2009
Study Complete Date: April 3, 2009
TEST ORGANISM
ATCC #
CULTURE MEDIUM
Escherichia coli
11229
Synthetic Broth
Listeria monocytogenes
19117
Brain Heart Infusion Broth
Staphylococcus aureus – MRSA
33592
Synthetic Broth
Staphylococcus aureus
6538
Synthetic Broth
Salmonella enterica
10708
Synthetic Broth
The microorganism used in this study was obtained from the American Type Culture Collection (ATCC), Manassas, Virginia.
EXPERIMENTAL DESIGN
A film of bacterial cells dried on a surface of
glass slide carriers (3" x 1") was exposed to
the test substance for a 4 second spray period
at approximately 3–4" from the carrier. After
exposure, the carriers were wiped three times
left to right with Sponsor provided towelette.
The carrier was transferred into individual jars of
neutralizing subculture medium and assayed for
survivors. Wet carrier quantitation controls were
performed per test material and dried carrier
quantitation controls were also performed.
INOCULUM COUNT RESULTS
TEST ORGANISM
CFU/mL
Escherichia coli (ATCC 11229)
4.1 x 108
Listeria monocytogenes (ATCC 19117)
1.58 x 108
Staphylococcus aureus – MRSA (ATCC 33592)
8.4 x 107
Staphylococcus aureus (ATCC 6538)
2.8 x 107
Salmonella enterica (ATCC 10708)
5.4 x 108
CALCULATED VALUES
ORGANISM
Escherichia coli
(ATCC 11229)
Listeria monocytogenes
(ATCC 19117)
Staphylococcus aureus –
MRSA (ATCC 33592)
Staphylococcus aureus
(ATCC 6538)
Salmonella enterica
(ATCC 10708)
CARRIER #
CFU/
CARRIER
1
<4 x 101
2
<4 x 101
1
<4 x 101
2
<4 x 101
1
<4 x 101
2
<4 x 101
1
<4 x 101
2
<4 x 101
1
<4 x 101
2
<4 x 101
AVERAGE
CFU/
CARRIER
AVERAGE
LOG10
PERCENT
REDUCTION*
LOG10
REDUCTION*
<4 x 101
<1.6
>99.99%
>4.3
<4 x 101
<1.6
>99.9%
>3.9
<4 x 101
<1.6
>99.9%
>3.8
<4 x 101
<1.6
>99.99%
>4.0
<4 x 101
<1.6
>99.9%
>3.7
CFU=Colony Forming Unit
*Percent and Log10 Reductions were calculated from the Dry Carrier Quantitation Control.
Appendix C – LEED for Commercial Interiors Scorecard
50
Taza Chocolate Addition LEED-CI 2009 Scorecard
November 22, 2009
Y
?+ ?-
12 4
0
N
0
21 SUSTAINABLE SITES
5
Credit 1
5
*
*
*
*
*
*
$
*
*
*
*
$
*
*
6
6
6
6
2
2
2
2
17 0
0
0
$
Option 1A
Option 1B
Option 1C
Option 1D
Option 1E
Option 1F
Option 1G
Option 1H
Option 1I
Option 1J
Option 1K
Option 1L
Credit 2
Credit 3.1
Credit 3.2
Credit 3.3
11 WATER EFFICIENCY
Y
Prereq 1
Credit 1
11
6
8
3
2 14 15
1
37 ENERGY & ATMOSPHERE
Prereq 1
Fundamental Commissioning
Y
Prereq 2
Minimum Energy Performance
Y
Prereq 3
Fundamental Refrigerant Management
$
Not a remediated brownfielde - can't get these points
Unlikely that stormwater is collected / recharged - can't get thise point
Unlikely that stormwater is filtered / recharged - can't get this point
Would need to add shade or paint parking agea - can't get this point
Black roof - can't get this point
Would have to review exterior lighting plan - possible but requires lighting consultant
No landscaping - can't get this point
No landscaping - can't get this point
No reduction in potable water for flushing & no wastewater treatment - can't get this point
No low-flow fixtures - could add low-flow aerators (cheaply) and toiltes - can't get this point at this time
No renewable energy at this time - can't get this point
Nothing at this time - Could explore building-wide green cleaning or env. education - can't get this
Building is w/in 1/2 mile of residential neighborhood and 10 basic services
Building is w/in 1/4 mile of 4 bus stops serving at least 3 lines
Need to add 1 shower - cost of plumbing and lost square footage
Need to designate 1 parking space as carpool / vanpool only
Responsible
Notes/Questions
If putting in any domestic water fixtures, select low-flow fixtures
If putting in any domestic water fixtures, select low-flow fixtures including faucets (0.5 gpm @ 80 psi),
showers (1.6 gpm @ 80 psi) & dual-flush toilets (1.6 / 0.8 gpf)
Responsible
Notes/Questions
Have somebody verify installation of HVAC, lighting, and domestic water heating (Nathan can do)
Meet or exceed ASHRAE 90.1-2007 Energy Code - Note MA code is ASHRAE 90.1-2004 (very
similar)
Don't use CFC based refrigerants in new equipment (shouldn't be a problem)
Credit 1.1 Optimize Energy Performance: Lighting Power
1
Reduce power density to 15% below Standard
1
Reduce power density to 20% below Standard
1
*Reduce power density to 25% below Standard
1
Reduce power density to 30% below Standard
1
Look at existing lighting power density and compare to 1.3 W/sf allowed. Consider putting in more
efficient lighting, especially for the new areas. Include a brightly colored and reflective ceiling to
improve light distribution.
Reduce power density to 35% below Standard
3
$
1
1
1
10
5
Notes/Questions
Base building is not LEED certified - can't get these points
Water Use Reduction, 20% Reduction
Water Use Reduction, 30%, 35%, 40%
30% Reduction
35% Reduction
*40% Reduction
Y
5
Responsible
Site Selection
Select a LEED Certified Building
OR a Building with following characteristics:
Brownfield Redevelopment
Stormwater Design, Quantity Control
Stormwater Design, Quality Control
Heat Island Effect, Non-Roof
Heat Island Effect, Roof
Light Pollution Reduction
Water Efficient Landscaping, Reduce by 50%
Water Efficient Landscaping, No Potable Use
Innovative Wastewater Technologies
Water Use Reduction, 30% Reduction
On-Site Renewable Energy
Other Quantifiable Environmental Performance
Dev. Density & Community Connectivity
Alt. Transportation, Public Transportation
*Alt. Transportation, Bicycles
Alt. Transportation, Parking Availability
$
5
4
$
Credit 1.2 Optimize Energy Performance: Light Controls
Option A
Daylight responsive controls within 15' of windows
Instal photosensors and dimming ballasts on office and retail lighting.
Option B
Daylight responsive controls for 50% of load
Impossible as more than 50% of total lighting load is within view of windows - can't get this point.
Option C
Occupancy sensors for 75% of load
Add occupancy sensors to all areas (need 75% of load for LEED credit). NSTAR rebates available.
Credit 1.3 *Optimize Energy Performance: HVAC
Option A
Equipment Efficiency and Zoning & Controls
Option B
Reduce Design Energy Cost (15%, 30%)
Option A - Select efficient equipment that meets AB Core Performance requirements (added cost pays for itself quickly) - Size appropriately - Zone each space separately - Add occupancy sensors to
control thermostats where it makes sense.
Credit 1.4 Optimize Energy Perf.: Equipment/Appliances
1
70% of eligible equipment is ENERGY STAR
1
77% of eligible equipment is ENERGY STAR
1
84% of eligible equipment is ENERGY STAR
1
90% of eligible equipment is ENERGY STAR
Sustainable Design and Construction Solutions
Select all Energy Star equipment for the renovated spaces, including food service equipment, office
equipment, home electronics, water heating, and appliances. Slight cost premium, quick payback,
rebates are sometimes available.
Page 1 of 2
5
Credit 2
Enhanced Commissioning
5
Credit 3
Measurement & Verification
2
Install Sub-Metering Equipment (< 75% of sq.ft. bldg)
3
Tenant Pays for Energy (< 75% of sq.ft. bldg)
*
5
8
2
3
1
1
1
1
2
1
1
1
1
1
1
1
1
1
2
8
2
$
1
1
1
1
1
2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
5
0
1
0
1
1
1
1
1
1
1
0
1
6
4
1
1
1
1
1
1
1
51 23 28
1
1
1
1
1
1
1
1
1
1
1
1
1
2
4
Green Power
8 kWh / sf / yr x 6,000 sf x 2 yrs / 1000 kWh / MWh x $2.50 / MWh = $240 MWh
$
$
Prereq 1
Credit 1.1
Credit 1.2
Credit 1.3
Credit 2
Credit 3.1
Credit 3.2
Credit 3.3
Credit 4.1
Credit 4.2
Credit 5.1
Credit 5.2
Credit 6
Credit 7
Responsible
110
$
$
$
$
$
Notes/Questions
Have recycling collection for paper, cardboard, plastic, metal, and glass.
Need 10 year lease
Storage & Collection of Recyclables
Tenant Space, Long Term Commitment
Building Reuse, 40% Int Non-Structural
Building Reuse, 60% Int Non-Structural
Construction Waste Mngt, Divert 50%, 75%
*Materials Reuse, 5%
Materials Reuse, 10%
Materials Reuse, 30% Furniture and Furnishings
Recycled Content, 10% (post-cons+1/2 pre-cons)
Recycled Content, 20% (post-cons+1/2 pre-cons)
*Regional Materials, 20% manufactured regionally
Regional Materials, 10% extract/manufact regionally
Rapidly Renewable Materials
Certified Wood
17 INDOOR ENVIRONMENTAL QUALITY
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Credit 4
14 MATERIALS & RESOURCES
Y
Y
1
Electricity meets the requipements for both parts of credit - heating will need to be metered & / or proratred to get credit - M&V plan will have to be developed (Nathan can do)
Measurement & Payment Accountability (> 75%)
5
Y
5
Have CxA review design, review submittals, verify training, & create systems manual - Nathan can do
Includes existing floor finishes, gypsum walls, and ACT - unlikely given renovation plans
Require contactor to track C&D waste diversion / recycling
Get points if reusing equipment from old space - work with C&D consultant or BMRC to identify
additional opportunities
Document all furniture relocated from old space
Look for recycled carpet, drywall, ACT, fiberboard, and others. Make sure to require submittals from
contractor.
Easy to get 20% of materials manufactured w/in 500 miles - Require submittals from contractor
Potential to select wood, gypsum, stone, etc. harvested / extracted locally (w/in 500 miles)
Recommend sunflower board or similar product for retail counters. Cork floors are also an option.
Easy to achieve, small added cost for some products
Responsible
Notes/Questions
Prereq 1
Prereq 2
Credit 1
Credit 2
Credit 3.1
Credit 3 2
Credit 4.1
Credit 4.2
Credit 4.3
Credit 4.4
Credit 4.5
Credit 5
Credit 6.1
Minimum IAQ Performance
Tobacco Smoke Control
Outdoor Air Delivery Monitoring
Increased Ventilation
Construction IAQ Mngt, During Construction
Construction IAQ Mngt, Before Occupancy
Low-Emitting, Adhesives & Sealants
Low-Emitting, Paints & Coatings
Low-Emitting, Flooring Systems
Low-Emitting, Composite Wood & Agrifiber
Low-Emitting, Systems Furniture and Seating
Indoor Chemical & Pollutant Source Control
Controllability of Systems, Lighting
Basic building code for ventilation
Required in all commercial buildings in Massachusetts - no smoking w/in 25 feet of building
Install air flow meters or CO2 sensors
Evaluate existing air handling units - may be providing enough fresh air
Include in requirements of contractor
May not be time for flushout - can do testing for a couple thousand dollars
Include in specs & verify through contractor submittals
Include in specs & verify through contractor submittals
Include in specs & verify through contractor submittals
Include in specs & verify through contractor submittals
May be limited to larger companies like Herman Miller or Steelcase for new chairs
Include walk-off mats, MERV 13 filters, deck-to-deck partitions & exhaust in janitor's closets
Include task lighting for desks and multiple switching options / dimming ballasts in large rooms
Credit 6.2
Credit 7.1
Credit 7.2
Credit 8.1
Credit 8.2
Credit 8.3
Controllability of Systems, Thermal Comfort
Thermal Comfort, Design
Thermal Comfort, Verification
Daylight & Views, Daylight 75% of Spaces
Daylight & Views, Daylight 90% of Spaces
Daylight & Views, Views 90% of Seated Spaces
Include adjustable thermostats and occupancy sensors in all rooms
Design for temperature and humidity to be within established comfort ranges
Issue surveys to occupants - Nathan has sample surveys
Unlikely to be able to change presence of daylight - can do calculations to verify
Unlikely to be able to change presence of daylight - can do calculations to verify
Unlikely to be able to change views of windows - can do calculations to verify
INNOVATION AND DESIGN
Credit 1.1
Credit 1.2
Credit 1.3
Credit 1.4
Credit 1.5
Credit 2
Responsible
REGIONAL PRIORITY CREDITS
Credit 1.1
Credit 1.2
Credit 1.3
Credit 1.4
Responsible
Regional Priority Credit: SSc3.2 - Bicycles
Regional Priority Credit: MRc3.1 - Materials Reuse
Regional Priority Credit: MRc5.1 - Regional Materials
Regional Priority Credit: See asterisks above
Certified: 40-49 points
Sustainable Design and Construction Solutions
Notes/Questions
T-8 Eco-lamps are currently installed and meet this requirement
Case study and tour achieve this credit
Simple, no cost credit - identify banned chemicals, select good ones, train staff
Recycling chocolate bean waste likely achieves this credit (must quantify)
Work with C&D waste consultant to get 95% - Additional credits available as alternates
Have one person on team who is a LEED AP - Nathan can be this person
Innovation in Design: Low-Mercury Lighting
Innovation in Design: Education
Innovation in Design: Green Cleaning
Innovation in Design: Exemp. Perf. Recycling
Innovation in Design: C&D Waste Diversion (95%)
LEED® Accredited Professional
Silver: 50-59 points
Notes/Questions
Get this point if installing showers for SSc3.2 above
Get this point if reusing equipment from old space
Get this point if using 20% of materials manufactured from w/in 500 miles
Gold: 60-79 points
Platinum: 80-110 points
Page 2 of 2