1155 Perimeter Center West
1155 PERIMETER CENTER WEST
Sandy Springs, GA 30338
1155 Perimeter Center West is a 100-percent leased Class A asset located in Atlanta's Central Perimeter Market owned by AEW Capital Management, L.P., and managed by TPA Realty Services.
Driven by a core belief that corporations have a responsibility to their local community and the global environment, AEW Capital Management, L.P., has consistently taken a strong, proactive approach to resource conservation, waste reduction, environmental protection, and sustainability. After deciding to take on the challenge of the Leadership in Energy and Environmental Design (LEED) certification program, Envision Realty evaluated the building and provided detailed opportunities to both improve the building's energy efficiency and meet the rigorous standards of the LEED Existing Buildings: Operations & Maintenance program. As a result of implementing the LEED guidelines and Envision Realty's recommendations, 1155 Perimeter Center West ultimately obtained a LEED Gold rating. The building has not only achieved an anticipated savings of $140,000 per year in operating expenses, but has also reduced its impact on the environment while simultaneously improving the quality of life for its tenants.
Numerous improvements were made to the building to achieve these savings, but the most notable were those targeted at reducing water usage and optimizing the building's energy efficiency. Restroom water usage has been reduced by 325,000 gallons per year, resulting in a savings of more than 20 percent on annual water bills. In addition, use of domestic water as a source of landscape irrigation was eliminated, and now only non-potable water is used for landscape irrigation.
To optimize energy efficiency, the building management team aggressively pursued avenues to reduce overall energy needs. The main strategy was to use a combination of low- and no-cost measures and a retrocommissioning plan to optimize all the energy-using systems. For example, 32-watt T-8s were changed to 25-watt T-8s with extra-low mercury. This has had a substantial impact on lighting energy consumed, saving approximately $21 per lamp over the rated average life of the bulb. The team has removed 95 percent of Par30 50-watt incandescent bulbs and replaced them with 13-watt mini twist compact florescent light (CFL) bulbs. All CF32-watt CFLs were replaced with PLT26-watt low mercury bulbs. These improvements had little or no impact on tenants relative to aesthetic appearance and light levels. Regarding HVAC systems, Essex Engineering Corporation conducted a retrocommissioning site visit to evaluate the mechanical systems for conformance with equipment and system design performance parameters. Several strategies have been implemented using the existing energy management system, which optimizes mechanical systems to perform at their most efficient levels resulting in a 10-percent increase in energy efficiency.
In addition to energy and water savings, substantial changes were made to the way the building is operated to reduce its impact on the environment. The building management team developed a new set of policies to buy sustainable bathroom products, as well as a new green cleaning policy that ensures no harmful cleaning chemicals are used in the building. A Building Exterior and Hardscape Management Plan was implemented to encourage environmentally sensitive building exterior and hardscape management practices that help preserve surrounding ecological integrity by significantly reducing harmful chemical use, energy waste, water waste, air pollution, solid waste, and chemical runoff. The recycling program was further refined to divert more than 70 percent of the building waste to be recycled. Finally, tenants are encouraged to participate in a local commuter reduction program, which has reduced the estimated amount of greenhouse gases produced by tenants commuting to and from work. Presently, the program continuously monitors and tracks commuting data for 294 occupants. Because 41 percent of the building participates, it is estimated that more than 25 percent of the conventional commuting trips have been reduced.
As a result of AEW's leadership in this area, even during this difficult economic period, all TPA management teams are implementing many of the low- and no-cost sustainable building measures resulting in reduced carbon footprints for all buildings in the TPA-managed portfolio. Increasing sustainability and energy efficiency is a challenging process; however, the results of increased environmental conservation, improved financial performance, and enhanced tenant satisfaction are worth all of the hard work.
Received LEED for Existing Buildings: Operations && Maintenance Gold rating in June 2009. Information about the certification was published in the Atlanta BOMA Insight magazine Iss. 3, 2009.
Please note: Narrative information in this profile has been provided by Piedmont Office Realty Trust or a representative of this facility. Other building information was verified and submitted to EPA at the time of application. Building energy performance, operating characteristics, and ownership/management may be subject to change over time.
Piedmont Office Realty Trust
Year(s) Labeled (Rating):
Facility Type: Office
Total Floorspace: 310194 sf
Year Constructed: 2000
Contract Type: Internal Resources