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Microsoft Corporation, one of the world’s largest software providers, based in Redmond, Wash., has been experiencing tremendous growth. With more than 36,000 employees based in the Puget Sound area and more than 86,000 worldwide, the demand for high-quality buildings to recruit and retain top talent has always been high on Microsoft’s agenda.

In 2006, the company announced a three-year plan to expand its campus by roughly 30 percent. In fewer than two years, Microsoft exceeded this goal, making sustainability an important and necessary focus in the process.

The LEED-CI (Commercial Interiors) Gold-certified Building 88 set a new standard for sustainability in future campus development because the architectural design and construction team helped Microsoft define its vision.

The Building 88 project scope included the renovation and adaptive reuse of an existing 217,000-square-foot building on campus to include 750 offices with flexible community and team spaces in a highly collaborative and sustainable workplace environment.

With such aggressive campus growth plans, it was initially thought the fast-paced design and construction schedule for Building 88 would not allow for LEED certification. This is because of a common perception that the design and construction for LEED-certified buildings takes more time and is more expensive.

The Process

During design and construction, the team entered into a highly collaborative relationship that allowed LEED-CI Gold certification to be achievable while also reinforcing Microsoft’s high standards for a superior workplace environment that supports the health and productivity of employees.

“We’re thrilled with Building 88 and so are the people who occupy it,” said Lou Gellos, public relations manager, Microsoft Corporate. “This collaborative effort shows that environmental quality and cutting-edge design are not mutually exclusive.”

This involved tightly managed monthly LEED meetings, project reviews, constant questioning, and demand for continuous improvement as the team was committed to a successful project without significant cost and time premiums.

Despite early concerns about the cost implications of LEED certification within a compressed schedule, the final LEED premium resulted in less than 0.5 percent of the overall construction cost, providing a benchmark by which future campus projects are now being measured.

The Outcome

The following sustainable strategies were explored and incorporated into the design and construction of Building 88 and contributed to the LEED-CI Gold certification.

Sustainable Sites:

The commitment to sustainability began with the adaptive reuse of existing structures on the site. Despite its rapid development Microsoft continues to reinvest in existing structures whenever feasible. Building 88 marked the beginning of a series of large-scale campus-wide renovations that respond to the needs of an ever-changing, mobile and tech-savvy workforce, and a sustainable design ethic. Set within a larger campus environment that includes well-established native vegetation, extensive open green space and a network of trails, Building 88 occupants have many opportunities for respite. Existing parking on the site is provided by stacked, covered garages that limit surface parking, minimize the heat island effect, and maximize vegetated spaces. Nearby public transit, designated carpool parking, and bike storage with complementary showers and lockers encourage the use of alternative transit despite the suburban location.

Water Efficiency:

Building 88 saves an estimated 667,875 gallons of water per year. Efficiency is achieved through the use waterless urinals, low-flow fixtures, and dual-flush toilets that reduce the burden on municipal water supply and wastewater systems for a total savings of 40 percent versus typical buildings.

Energy and Atmosphere:

Energy efficiency measures in Building 88 include lighting controls and occupancy sensors that dim or turn off lights, reducing lighting demand and saving electricity. Third-party commissioning of the building systems ensured that Building 88 operates as intended and achieves maximum efficiency.

Materials and Resources:

Building 88 exceeded the number of Materials and Resources credit thresholds in the LEED scorecard as a result of the dedication and collaboration of the design and construction team during the material procurement process. More than 31 percent of the material value comprised post-consumer recycled content, including demountable partitions, carpet, raised flooring, and furniture. In an effort to support local industries, 28 percent of products were sourced from within a 500 mile radius and 12 percent of materials were extracted locally, which was a challenge given that the most widely used interior finishes come from material not found in the Northwest.

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Nearly 88 percent of the combined demolition and construction waste (totaling 1,450 tons) was diverted from the landfill and recycled. Careful management of precious metals removed during mechanical/electrical systems demolition resulted in a significant financial credit to Microsoft to help offset LEED certification-related costs.

In an effort to minimize the use of virgin timber, the doors in Building 88 contain agrifiber wheat stock cores, conference tables were made from locally salvaged lumber, and all casework furniture used local recycled Medite II for the wood core. More than 78 percent of wood products, including veneers, furniture and lumber were Forest Stewardship Council (FSC) certified to support local sustainable forest practices.
In areas where acoustics were not compromised, ceilings were left unfinished to reduce construction materials.

One of the most significant long-term material resource savings in Building 88 is the use of highly flexible KI Genius full-height demountable partitions instead of typical drywall offices. This system allows for regular changes in office configurations and team arrangements. For example, in the final month of construction, Microsoft decided to reorganize several of the building’s user groups, which would have required removal and replacement of 35 drywall offices. The KI system allowed the changes to be made easily, with the use of minimal additional materials and zero waste. The raised floor and open ceiling systems were designed to complement this flexibility in addition to providing greater indoor air quality (IAQ) and energy efficiency.

Collection points for recyclables are built into all conference rooms, kitchens and informal gathering spaces. Individual collection bins are located in all offices to make recycling easy and accessible.

Indoor Environmental Quality:

The desire for high-quality indoor air drove many of the sustainable design decisions on Building 88. Microsoft easily understood its benefit to creating a healthy workplace environment with the added benefits of employee retention, reduced sick leave, and increased productivity. To this end, carbon dioxide sensors were installed to monitor contaminant levels in conference rooms and increase the flow of fresh air when necessary. All interior materials and products are free of urea-formaldehyde, and low-VOC paints, adhesives and sealants were used throughout the building. All carpeting and adhesives met the Carpet and Rug Institute’s Green Label Plus Indoor Air Quality Test Program.

The building passed an IAQ test conducted at the end of the project. This test validated that the IAQ management plan implemented during construction provided for a clean building at occupancy.

The Building 88 project helped initiate the formalization of a Microsoft green cleaning program using non-toxic cleaning products, contributing to better IAQ and minimizing waste. Other pollutant source strategies include entryway mats to collect particles and copy rooms with dedicated exhaust.

Ergonomic desks, chairs, comfortable seating in common areas, and ample natural light enhance the workplace, contributing to employees’ overall health and well being. Shared conference and community spaces are strategically located at the perimeter of the building to capitalize on daylight, and to allow building occupants to enjoy views of the Cascade mountain range and natural beauty of the Pacific Northwest. A two-story central atrium with a skylight draws additional natural light through the office floors and serves as a central gathering space.

A website and information boards highlighting sustainable features help educate building occupants about the unique sustainable design approach and features of their building.

Building 88 is exemplary of a facility that maximizes sustainability and minimizes the impact on the community, region and world at large. There are always numerous challenges in the design and construction of buildings, especially ones with an aggressive design and construction schedule. But the process and commitment of the architectural design and construction team to achieving LEED-CI certification, combined with Microsoft’s recognition of the connection between sustainability and its objective to provide a high-quality workplace environment that contributes to employee health, recruitment and retentions, led to a highly successful project that exceeded everyone’s goals. While post-occupancy evaluations have not been conducted, anecdotal evidence shows that building occupants are very pleased with Building 88 and the project has become a benchmark for the way buildings are designed and constructed on campus. 

Sidebar: Building 88

Location: Redmond, Washington

Date Completed: November 2006

Owner: Microsoft Corporation

Architect: Zimmer Gunsul Frasca

Architects LLP

Engineers: MacDonald Miller Facility

Solutions & Gerber Engineering

Commissioning Agent: Heery International

Contractor: Sellen Construction

Sustainability Consultant: Green

Building Services

Size: 217,000 square feet

Occupants: 750

Sidebar: Green Building Materials

Office Systems: KI Genius full-height demountable partitions

Waterfree urinals: Falcon F-4000 Waterfree Urinal Vitreous China

Low-flow fixtures: Sloan Optima Systems ETF-80 Electronic Hand    Washing Faucet

Dual flush toilets: Sloan WES-111 Dual Flush Flushometer, Royal II

Lighting controls: GE TLC Level-3 Lighting Control Panel

Carpet: Interface Entropy

Raised flooring: Tate ConCore CC 1250 Panel

Low-VOC paints: Benjamin Moore EcoSpec Paint

Caulk: Seal Bond 950A Siliconized Acrylic Latex Caulk

Tile Adhesives: Henry 430 “Clear Pro” Clear Thin Spread Floor    Tile Adhesive

Adhesives: Titebond Solvent Free Fast Grab FRP Adhesive

Linoleum Adhesives: Forbo L-910 Linoleum Adhesive

Sealants: Expanko XCR Adhesive

Sealants: 3M FireDam 150+Caulk; Fastabond Contact Adhesive 30-NF

Sidebar: LEED CI Certification

Gold: 34/57

Sustainable Sites: 4/7

Water Efficiency: 2/2

Energy and Atmosphere: 3/12

Materials & Resources: 8/14

Indoor Environmental Quality: 12/17

Innovation & Design Process: 5/5