“Green Building” Initiative

in Estate Planning and

Urban Design Development

Eduardo F. Bober, Jr.

Industry Lecturer

Credits to: Ms. Perez and Ms. Zapatero

Rationale
o Estate planning & urban design development has been the major
strategy of the government in inducing economic growth and
enhancing the public good.
o Estates are high-productivity areas/centers that spawn regions’
wealth & in recent decades have shown remarkable gains
o Alongside these growths are the tremendous challenges of growing
human needs in the face of diminishing resources and a changing
global climate which has become major imperatives for both urban
design and planning.
o This should be addressed in some manner by every new project (i.e
estates, buildings, and urban designs).
o World Business Council for Sustainable Development (WBCSD)
reports that buildings account for 40 percent of the world’s carbon
emissions
o Reducing the amount of natural resources buildings consume and the
amount of pollution given off is seen as crucial for future sustainability
o Philippine real estate and construction sector is constantly being urged to
actively do its share in promoting environmental awareness and
implementing sustainable development
o Pursuing a “green development” project is one way to lessen the carbon
footprint that comes from the building sector
o In the light of drawing the frontiers of “green” development in estate
planning and the promotion of public good for urban design development
– the Zuellig Building is presented
o This presentation will try to track the “green” features and sustainable
technologies initiated by the Zuellig Building in compliance to an
internationally recognized certification system standard in organizing a
sustainable development strategy – LEED
o The main objective of going “green” is to optimize a building’s efficiency
and to minimize its environmental impact for its whole life cycle.
Leadership in Energy & Environmental Design (LEED)

U.S. Green Building Council’s (USGBC) rating system which is an internationally
accepted benchmark to validate building designs, classify levels of sustainability and
promote green principles in architecture, construction and property management.

Prerequisites and credits in the LEED 2009 for Core and Shell Development Rating
System cover the following aspects:
1. Sustainable Sites (SS) 2. Water Efficiency (WE) 3. Energy and Atmosphere (EA)
4. Materials and Resources (MR) 5. Indoor Environmental Quality (IEQ)
6. Innovation in Design (ID) 7. Regional Priority (RP)

LEED 2009 for Core and Shell Development certification is awarded according to the
following scale:
• Gold 60–79 points
• Certified 40–49 points • Platinum 80 points and above
• Silver 50–59 points

Core & Shell covers base building elements such as structure, envelope and the HVAC system.
LEED for Core & Shell is designed to be complementary to the LEED for Commercial Interiors
rating system. Other LEED rating systems available are for Schools, Retail, Health Care,
Homes, New Construction, Neighbourhood Development, Existing Bldg. Operations and
Maintenance
 Certifications

1st LEED “Gold” PEZA declared IT center

Core & Shell Development June 29, 2009
June 2009
 LOCATION MAP
8,285 sq.m lot

SITE

Located in Makati City CBD along the

corners of Paseo de Roxas & Makati Avenue
BUILDING HIGHLIGHTS

Two-storey lobby

33-story office tower

16 high-speed elevators servicing the office tower

Large, rectangular floor plates

Average floor efficiency of 91%

All columns along the perimeter of office floors

Pre-engineered raised floors

Fully integrated ceilings with lights and a/c ducting

2.8-meter clear ceiling height

Full-height, double-glazed glass panels

Unobstructed 360-degree vistas across Metro Manila

Retail pavilion with food court and executive lounge

High security & professional property on-site mgmt.

62,800 sq.m. total rentable area

59,900 sq.m. prime-grade office space

2,900 sq.m. retail pavilion.

Five basement levels - 660 parking spaces
Design Team
Bridgebury Realty Corporation

Healthcare and pharmaceuticals, agribusiness, agricultural and materials handling

equipment, industrial solutions, insurance,and property
 SUSTAINABLE SITES
CREDITS: Site Selection, Density and Community Connectivity, Alternative Transport-Public
Transport Access
Zuellig Building site
meets these criteria:
§ Is within 1/2 mile of a
residential area
§ Is within 1/2 mile of at
least 10 basic services
§ Has pedestrian
access between the
building & the services
§ Has no sensitive site
elements & restrictive
land types
• Rail station proximity –within ½ mile
• Bus station proximity – within ¼ mile
 SUSTAINABLE SITES
CREDIT: Alternative Transportation – Bicycle Storage & Changing Rooms

90 bicycle parking slots; showering

& changing facilities will be provided to
encourage occupants to cycle to work

CREDIT : Alternative Transportation – Parking Capacity

34 priority parking slots

for carpools and van pools

CREDIT: Site Development - Protect or Restore Habitat

Retain existing trees and provide

native/adaptive vegetation that
provide habitat and promote
biodiversity.
Open-air seating on the *1,668 sq. meters of landscaped
Retail Pavilion on Makati second floor of the retail native vegetation
Avenue pavilion (food court)
 SUSTAINABLE SITES
CREDIT: Site Development - Maximize Open Space

30% Buildable
70% Non-buildable

Landscaped surroundings &

drop-off area with water feature

Reduce the development footprint and/or provide

vegetated open space within the project boundary
such that the amount of open space exceeds local
zoning requirements by 25%.
 SUSTAINABLE SITES
PREREQUISITE: Construction Activity Pollution Prevention

Reduce pollution from construction activities

by controlling airborne dust generation thru:
Screened perimeter for all the construction
cutting requirements
Enclosed cutting of hollow blocks

Landscaped surroundings &

drop-off area with water feature
Vehicles’ tires coming in-out of the
construction site are cleaned and
sprayed with harvested water.
 SUSTAINABLE SITES
CREDIT: Storm Water Design –Quantity & Quality Control

Site development
maintains storm water
flows by promoting
infiltration, thru pervious
paving and provision of
vegetated roofs.

CREDIT: Light Pollution Reduction

Roof top terrace Efficient bulbs,

task lighting and
the installation of
Light Pollution A daylight dimming system sensors will curtail
reduces the output of unnecessary
Daylight Dimming electric lighting based on lighting and reduce
System
the intensity of daylight energy use.
 WATER EFFICIENCY
CREDITS: Water Use Reduction, Water Efficient Landscaping, Innovative Wastewater Technology
Rainwater HARVESTING System
Rainwater harvested and
40% water usage savings water collected from
excavation during
50% reduced water use for construction and
landscaping (use of native/adapted plants other recycled water
that require minimal or no irrigation and are used for cleaning
easy to maintain)
purposes.
Water RECYCLING System Temporary Rainwater harvesting Facility
50 % of potable water will be saved
through use of collected graywater and
condensate water for custodial,
irrigation and flushing purposes

(Source: Davis Langdon and Seah Philippines Inc )

Use of high-efficiency water fixtures

 MATERIALS & RESOURCES
PREREQUISITE: Storage and Collection of Recyclables
Since the building is essentially for
commercial offices, paper will be used in
large quantities – a Centralized Paper
CREDIT: Construction Waste Management
Recycling Facility will be provided on-site.
Construction Waste
Management Plan is
implemented. Waste
materials are diverted from
landfills through recycling,
salvaging and proper
disposal.

CREDIT: Recycled Content

Steel used are made from

raw & recyclable materials
 MATERIALS & RESOURCES
CREDIT: Regional Materials Building materials/products used are
extracted, harvested or recovered, as
well as manufactured within 500
miles of the project site for a min. of
10% or 20%, based on cost of the total
materials value
Most of the structural materials
(cement, sand, etc) are locally made.

Use a minimum of 50% (based on cost) CREDIT: Certified Wood

of wood-based materials/products that
are certified in accordance with the
Forest Stewardship Council’s
principles & criteria, for wood building
components. These components include
at a minimum , structural and general
dimensional framing, flooring, sub-
flooring, wood doors and finishes.
 ENERGY & ATMOSPHERE
CREDIT: Optimize Energy Performance
Occupancy sensors
reduce energy waste by
taking over light switch
chores. It automatically
switches off and dims light
according to the numbers
of occupant and day light
infiltration in the area
Dimming Light System

CREDIT: Outdoor Air Delivery Monitoring

Building Automation
System: CO2 sensors
determine how many
people are in a room and
then adjust the air-
CO2 Sensors
conditioning accordingly
 ENERGY & ATMOSPHERE
CREDIT: Optimize Energy Performance

Energy to be tapped from solar panels will be used

for 20% of the building’s air conditioning
requirements

Variable Speed Drives for chilled

water pumps reduce energy consumption
during off-peak hours according to the
temperature of the supply air - saving of
at least 15% compared to a regular
system at the same time contributes to
carbon reduction.
 ENERGY & ATMOSPHERE
CREDIT: Optimize Energy Performance

Embedded ceramic frit (flowing water &

bamboo inspired design) serves as
natural design & shades of the building.
Employees and other
tenants in the building will
work normally without the
destruction of too much
glaring while enjoying the
view of the city.

Double Paned (low-E) Glass & floor to ceiling glazing panels minimize solar
heat gain & energy loss while allowing the penetration of natural light inside
the building & work stations’ outdoor view.
 INDOOR ENVIRONMENTAL QUALITY
CREDIT: Construction Indoor AQ Management Plan – During Construction

Dust control before entering the site and within the site
• All practices/actions that generate dust must be in a contained area
• All materials that might absorb dust must be sealed and must be cleaned
before using it
 INDOOR ENVIRONMENTAL QUALITY
CREDIT: Low-Emitting Materials (Paints, Adhesives & Sealants,
Flooring systems, Composite woods & Agrifiber products)
• Refrigerants emitting compounds that
contribute to ozone depletion and global
warming will be prohibited.
• To ensure healthy indoor air quality, all
adhesives and sealants, paints, coatings and
carpet systems used in the building will be low
in VOCs (volatile organic compounds).

CREDIT: Daylight and Views

Full-height, double-glazed glass panels

Unobstructed 360-degree vistas across the Metro
Distinctive curtain wall is designed to allow daylight
and outdoor views for 90% of the building's
occupants.
 INNOVATION IN DESIGN
Telecommunications will be enabled
through dual lead-ins & separate
riser for fiber -optic & copper CAT
5e connections.
Access to all telecom network
operators will be provided, as well
as full mobile telephone coverage
throughout the building.
Pre-engineered raised floors for
utilities (wirings and cables) –
beneficial for the tenants

Full-height double-glazed
glass panels with ceramic frit
as sun shading – reduce
Lighting fixture with AC
heat absorption and energy
outlet on its sides –
consumption
saves space and ducts
INNOVATION IN DESIGN

Distinctive lobby
with 10 meter
ceiling

• Large, rectangular floor plates

with average floor efficiency of
91%.
• All columns along the perimeter
of office floors.
• Each floor is designed to give
tenants flexibility for a variety of
office configurations.

CREDIT: Accredited LEED Professional

REGIONAL PRIORITY (RP)
Agriculture/Agribusiness &
Fishery
Tourism
Housing Developments
Export Manufacturing
Creative
Industries/Knowledge
Based services (IT
services)

“green” development in
these areas are
encouraged and seen to
significantly lead to either
the efficient use of energy,
natural resources or raw
materials; minimize/prevent
pollution; or reduce
greenhouse gas emissions.
Benefits to the owner and tenants
OWNER - DEVELOPER

Shorter period for ROI - 200-400%
CONFIRMED LOCATORS
increase in income (higher rents)

Legacy as the 1st Pre-certified Gold in
üCHEVRON (Energy Company)
Core and Shell Program in the üCitBank (Bank)
Philippines (still aiming to achieve the üJP Morgan (Bank)
highest rating - Platinum) üAnchor Land Holdings, Inc.
TENANTS - LOCATORS (Land Development Company)

Healthier working environment
(Superior Indoor Quality)
TARGETS: Multi-National Corp.

Lower operating costs for fit-outs
(Flexible floor space can be configured in many
different ways) – can be LEED certified for 20% of the building has
Interiors
been leased

PEZA Incentives

Less carbon footprint emission

Energy-saving
GREEN Advantage
CBRE, the marketing arm of the Zuellig Building capitalizes on the following green
advantages to attract potential locators and tenants:

Energy savings of approximately 15% (4.3 million KWh annually compared with a
conventional ASHRAE-compliant building)

Water conservation savings of approximately 71% (29 million liters annually);
recycling of gray water, collection of rainwater and condensate water.

Landscaped surroundings

Sky Garden, green terrace in the retail pavilion

Daylight for 90% of interior spaces

Power-saving lights

Carbon dioxide monitoring

Employee productivity and wellness

The desire to be "green," or to be perceived as such, is increasingly motivating the

behavior of some companies to transfer in a more environment-friendly building.
 PUBLIC -VS- PRIVATE GOODS
Determined by excludability and subtractability (rivalness)
Easy to Exclude Hard to exclude (hard to
enforce payment per unit
of benefit)
Highly subtractable Private goods Common-pool goods
(rival)
Sandwich Ocean-fisheries
Car Marikina River
Laguna de Bay
Hardly subtractable Club goods Public goods
(non-rival)
Boy scout badges National defense
Cable TV Broadcast TV, radio
Urban design
Clean/dirty air-water
HOW TO GET PUBLIC GOODS
1. Market (businesses) – usually as externalities
2. Public Sector - decision to produce or regulate (control)
3. 3rd Sector (non-profit) – decision to produce (voluntary)