Prescriptive Standards

Prescriptive standards are a one-size-fits-all approach to sustainability. It does not address the concept of sustainability as it impacts each situation. Instead, the focus is on what you specifically should do and might be limited by one industry or concern. The beauty of LEED is that it has selected the monumental standards for each aspect of sustainability. In one case the expert might be the Environmental Protection Agency, in another it is the South Coast Air Quality Management District. In many cases it is the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE). I have always been amazed how the USGBC has managed to select high standards from a number of industries and disciplines.

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Portola Hotel & Spa Achieves LEED Silver (EBOM)

Ausonio Inc. advised Portola Hotel & Spa on LEED standards and guided them through the certification process, earning the hotel the U.S. Green Building Council’s LEED Silver certification, making it the greenest hotel between Los Angeles and San Francisco.

The leadership at the Portola Hotel & Spa was enthusiastic about implementing sustainable practices that would distinguish them from their peers. By targeting the LEED standard they opted for a national standard that is reviewed by experts outside of their organization.

Ausonio and the hotel’s “Green team” developed sustainable policies, and at Ausonio’s advice, hired Axiom Engineers, to improve efficiency of the indoor environment. The Portola Hotel & Spa implemented a range of efficiency improvements, including installing a CO2 sensor to control supply and return fans and a lighting upgrade that included installing CFL, high efficiency flourescents and LED light bulbs. Ausonio performed many of the sustainable upgrades including the use of Forest Stewardship Council lumber as trim and baseboards. In compliance with LEED requirements, all guestrooms are nonsmoking.

The hotel already has seen the benefits of these improvements in their first quarter energy bills that reflect a $20,000 savings compared to last year. Considered in this project were 215,754 sq. ft. of the 1978 building, including 327 rooms, meeting rooms, two restaurants and banquet catering. Ausonio was involved in the sustainable upgrade to the facilities and rooms, which included construction waste management, low VOC and high recycled-content materials and other sustainable building practices.

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Retro Commissioning

Retro commissioning is commissioning for an existing building. Whereas testing and balancing of the mechanical system is a requirement for new construction in California, it is not required of a new system being installed in an existing building. Retro commissioning starts with the testing and balancing that may have never been performed on an existing building. In addition, retro commissioning tests the performance of the entire electrical, plumbing, heating and cooling, and ventilation systems.

The retro commissioning process starts in LEED O+M by performing an ASHRAE Level I Energy Audit. This audit identifies low-cost or no-cost opportunities in the building. If the LEED O+M or EBOM project elects to pursue the further investigation and analysis, implementation, and ongoing commissioning there are up to 6 points to be gained, not to mention a serious return on investment on older buildings. Investigation and analysis undertakes the ASHRAE Level II Energy Audit that looks at some of the larger and more intensive capital outlays. It provides these in a ranking order of return on investment.

The Portola Hotel & Spa elected to pursue these credits. The retro commissioning agent Axiom Engineers was able to provide them with low-cost or no-cost opportunities as well as long range capital improvements. As a result, the Portola Hotel & Spa saved $20,000 in the first quarter of implementation and was able to improve its Energy Star Performance benchmark to a level that not only attained the minimum requirements of LEED, but gained two (2) points above that level.

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IBEW #234 Achieves Gold Rating for LEED EBOM

The International Brotherhood of Electrical Workers (IBEW) Local 234 building has been Certified Gold LEED EBOM (Existing Building Operations & Maintenance) The building serves as the Union Hall for the local members and the Tri-County Joint Apprentice and Training Committee (JATC) training center for electrical workers. The building was originally designed and built by Ausonio in 1996, and Ausonio has now served as the LEED Consulting firm helping the IBEW get the building certified.

This is the first IBEW building to achieve LEED Certification in the nation, although there are two buildings that are anticipating certification for new construction in Indiana and Hawaii. This is also the first building in the tri-county area to receive a Gold rating for the Existing Building Operations & Maintenance Program (EBOM Version 2.0).

According to Andy Hartman, President of IBEW Local 234, " The idea of certification was also popular with our membership. They thought it was a good idea. With the Green Movement that is happening and that electricians are involved with a lot of that work, the membership thought it was fitting for us to be certified. They wanted to show that we care about the environment."


IBEW Local 234 is a very efficient building, rated at 37% above the national average for similar buildings. In December of 2009 they installed a new photovoltaic array. The 6.6kW DC system is producing power and uploading information to http:// bit.ly/SunnyPortal. There is also a link on the IBEW Local 234 website to view the historical production of the photovoltaic system.

IBEW Local 234 has a unique approach to Alternative Commuting Transportation. They changed the requirement that out-of-work union members come to the Hall to sign the Out-of-Work Registry each month and to receive job referrals. Now they can phone or fax for this purpose. As a result, in 2009 they reduced trips to the building by 80%, saving 186,745 miles and 85,903,066 pounds of CO2.


The grounds are cared for by an organic landscape service that uses sustainable practices, such as using only organic-based fertilizers and soil amendments. The planting areas surrounding the building are landscaped with native drought tolerant plants, which are watered by an automated rain-sensing drip-irrigation system. The beds are mulched, and weeding is done by hand.

IBEW Local 234 regularly hosts meetings for the Monterey Bay Electric Vehicle Alliance. They have recently applied for a permit to install a car charger for plug-in hybrid vehicles.

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Community Justice Center Earns LEED Platinum!

Monterey College of Law's Community Justice Center has achieved a Platinum LEED rating. The project succeeded in getting all 55 points it was designed to achieve through its sustainable features. Platinum LEED only requires 52 points. This is the first Platinum LEED building in the Monterey Bay area completed by a 100% local Design-Build team (JHW Architects and Ausonio Incorporated).

Monterey College of Law has been working on this project for longer than three years, since it was Phase II. The LEED process started mid-2007, and the integrated a design approach was instrumental in its success, not to mention a very committed Dean and Board of Directors.


This project has its share of firsts. It is the first Platinum LEED project nationally that:
1. Is a building for a Law School.
2. Will serve as a court house.

It is the first local Platimum LEED project that:
1. Had a local architect (JHW Architects, Daryl Hawkins).
2. Had a local LEED AP (yours truly).
3. Brought together a local Design-Build team from the Monterey Bay.










Interestingly, this project was the second LEED Platinum building in the city of Seaside California.

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A Basis of Design in Time can Save Energy

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I have been vigilant about writing an Owner Project Requirements (OPR) document at the outset of every LEED NC project. Usually after the first design charette a draft OPR is produced. It represents the sustainable goals and the programming of the owners facility. It is a requirement of commissioning, but it serves as a reference that guides us through the project.

The Basis of Design (BoD) is the next document that should be written immediately after the OPR. According to Richard Farkas, President of DCSI (http://www.lv-dcsi.com/), "the BoD is developed by the engineers to reflect their understanding of the OPR." The BoD should be prepared before the commissioning agent (Cx) starts reviewing the 50% construction documents (drawings and specification - also known as CD's). It's a nice thought, but be honest...how often does this happen? Too often the Cx has no BoD at 50% CD's and is trying to puzzle pieces of the OPR to the drawing and specifications. This is not the best use of Cx time. I can compare it to having a tax advisor spending more time sorting through your shoe box of invoices than look for tax savings or advantages.

I am currently working on St Therese Mission, which has targeted LEED v3 Platinum. DCSI is our Cx. Farkas has been persistent about getting his Bod's prior to reviewing CD's. Now I see why. With his time being free from having to connect puzzle pieces between the OPR, specifications and drawings, he can now focus on how the systems can meet the energy goals of the project. We are counting on 19 points in optimizing energy. Sure we have a dream team with RAFI Architecture, Petty & Associates Engineering and PDA, but it's 19 points in the desert...not any easy feat! The Cx can be a valuable resource to see how we are tracking at our energy goal. They can only do this if we free them up by having detailed BoD's.

Ribbon-cutting Community Justice Center

The official ribbon-cutting and dedication of the Monterey College of Law Community Justice Center will be held at 2:00 p.m., Tuesday, April 20th at 100 Col. Durham Street, Seaside, CA.

The new Community Justice Center is registered as a LEED Platinum project that represents the highest standards of sustainable construction and planning. Included in the new building are two courtrooms, five indoor and three outdoor caucus areas for mediation, and the new offices of the law school’s Mandell-Gisnet Center for Conflict Management. The law school is also working with the Monterey County Bar Association and the Monterey County Superior Court to develop a community legal clinic that will use the new facilities to provide free or low-cost legal services to the community in the evening.