Architecture Firm:
Zimmer Gunsul Frasca Architects LLP
Completion Date:
December 2007
Project Size (sf / site acreage):
217,000 SF
Project Location:
Redmond, WA
Budget ($/sq Ft, optional):
Withheld at Owner’s request
Interior Designer:
Zimmer Gunsul Frasca Architects LLP
General Contractor:
Sellen Construction Company
Landscape Designer:
Not Applicable
Lighting Consultant:
SASCO/Gerber Engineering
Structural Engineer:
Coughlin Porter Lundeen
Mechanical Engineer:
MacDonald Miller
Electrical Engineer:
SASCO/Gerber Engineering
Commissioning Agent:
Not Applicable
Air Quality Consultant:
Not Applicable
Civil Engineer:
Not Applicable
Other:
Olympic Associates (Project Management)
Owner:
Microsoft Corporation
Sustainable Sites:
As part of Microsoft’s ongoing commitment to the environment and socially responsible business practices, the interior design of Building 88 sets a new standard for sustainable campus development, particularly the adaptive reuse of existing facilities. The fit out of the existing building, purchased as part of a campus acquisition from another owner, is LEED CI Gold certified. Site amenities such as views of the natural environment and maximizing access to daylight for employees were important drivers of the design which resulted in prioritizing interaction and social spaces on the perimeter of the building.
In an effort to reduce employee dependence on fossil fuels Microsoft provides a TDM incentive program, bicycle storage, showers and lockers are provided to accommodate bikers commuting to work. The building’s proximity to bus lines encourages workers to commute by public transit and Microsoft’s new Connector Transit service links all Microsoft locations in the Puget Sound area, limiting the need and number of single occupancy vehicle trips. Covered parking structures on the site minimize surface parking coverage and reduce the heat island effect.
Toward Zero Energy:
Balancing sustainable business practices with sustainable design solutions, Microsoft has adopted practical design solutions to reduce dependence of fossil fuels by incorporating energy efficient lighting and raised floors to increase mechanical efficiency as well as future flexibility.
Occupancy sensors are provided throughout the building to dim or turn off lights and increase energy efficiency. Efficient lighting with controllable dimmers reduces lighting energy demand and doubles as a wayfinding element along the building’s main circulation path.
All office perimeter spaces have fan-powered air terminals which operate continuously when the building is occupied. Electronically powered motors serve these terminals which are 30% more efficient than a standard PSC motor.
Commissioned building systems ensure that the mechanical system is operating as intended with maximum efficiency, reduced energy and water waste, without compromising employee comfort.
Local and Sustainable Materials:
To mitigate waste, 88% of construction waste was recycled during the construction period, diverting 1,450 tons of materials from local landfills. The project exceeded a number of USGBC credit thresholds as a result of the dedication and collaboration between the team during the material procurement process. Over 31% of the material value was comprised of Post Consumer recycled content. Regionally Manufactured materials within a 500-mile radius peaked at nearly 28% despite wall partitions being manufactured elsewhere. Using Regionally Extracted materials was a challenge since most interior finishes are made of material that is not common to the Northwest, however the project was able to extract and source 12% of the total material value from local sources. Over 20% of the materials that went into the project were comprised of recycled materials, including carpet, furniture and casework. In an effort to minimize the use of virgin timber, the doors had agrifiber cores, conference table tops were made of local salvaged lumber, and all casework furniture used local recycled wood core material. Over 78% of wood products were FSC Certified to support local sustainable forest practices.
Sustainable Water:
An estimated water savings of 667,875 gallons per year, were achieved with waterless urinals, low flow water fixtures, and dual flush toilets to reduce the burden on municipal water supply and wastewater systems for a total savings of 40% over standard buildings.
IEQ and Comfort:
Environmental sustainability and employee health, well being, and comfort were high priorities. The project team collaborated to integrate sustainability into every possible aspect of the building. Ergonomic desk chairs, comfortable seating in community areas, and access to ample natural light enhance the workplace and contribute to employees’ overall mental and physical health. Microsoft is dedicated to providing the ideal workplace for employees. The following measures were implemented to improve the workplace environment with the goal of improved employee retention, reduced absenteeism, and increased productivity:
- Carbon Dioxide sensors monitor levels and increase air flow when necessary.
- Raised floors with under floor air supply and displacement ventilation provide superior air quality.
- Common areas were placed along the perimeter to allow access to daylight.
- Low VOC materials were used throughout the project - adhesives contained no measurable VOC’s, and all sealants fell below 60 g/l.
- Indoor pollutants are controlled throughout the life of the building via entryway mats to collect particles and isolated janitor and copy rooms.
Collective Wisdom and Feedback:
We approached sustainable design of Building 88 using an Integrated Design Process, by which we mean the deliberate interweaving of systems, materials, and other strategies so that they work together as a symbiotic whole. Our approach on Building 88 was highly collaborative, recognizing there are key moments during design where all disciplines and stakeholders – the owner, users, the design and construction team – need input from one another to make a better, more environmentally responsive environment. In fact, through this collaborative process the final design exceeded Microsoft’s goal of LEED Silver, without additional costs, delivering a LEED Gold building.
Building 88 was the first project that incorporated Microsoft’s new interior and sustainable design standards; therefore, it provides a benchmark by which future projects can be measured.
Regional/Community Design:
As one of the largest employers in the region, Microsoft has a responsibility of being stewards of the environment and they recognize that providing a high quality, sustainable workplace is integral to their goal to attract and retain top talent. They know that their people are the ultimate drivers of their business success. Thus, environmental sustainability and employee health, wellbeing, and comfort were the highest priorities for this project.
Microsoft’s primary goals as a sustainable business were to provide a high quality office environment that supports the health and wellbeing of Microsoft employees and also helps to attract and retain new talent. Thanks to a dedicated and integrated team – owner, design team, contractor – sustainable design was a primary goal for the success of Building 88. Achieving LEED Gold project was the result of tightly managed monthly LEED meetings, constant questioning, and pushing for continuous improvement. The final LEED premium resulted in less than 0.5% of the overall construction cost, and is now a prototype for other interior projects for Microsoft.