Project Context
The Lighting Design Lab is a regional state of the art lighting demonstration center, housing eight staff, a classroom, conference room, resource library, technology demonstration area and lighting mock-up studio, copy room, kitchen and bathroom. The Lab is part of the Better Bricks program, a project of the Northwest Energy Efficiency Alliance. Its mission is to promote implementation of quality design and energy efficient commercial lighting throughout the Northwest. It has operated in Seattle in a leases space since 1989, when it began as a 2-year pilot project.

The Lighting Design Lab remodeled their space in 2004; in the 15 years since the initial construction, new materials have become available and new strategies have been proven effective. The new space models elements in a High Performance Workplace based on research by the Carnegie Mellon Institute, US General Services Administration, the Future at Work exhibit and furniture manufacturers. Strategies included studying models of Sustainable Design for Commercial interiors based on LEED criteria and state of the art integrated lighting design, incorporating automatic control of all light sources in the occupied space. The costs for this remodel, including donated labor, were $32.76/square foot. Material and contractor costs were $23.11/square foot.

Major Dilemma, Conflict, Critical Incident, Significant Question addressed/ Resolved
The Lighting Design Lab needed to reduce it's existing square footage to accommodate an adjacent lease with the UW BetterBricks Daylight Lab. The BBDL had grown in staff from one part time staff person under LDL management to 8 staff managed by the University of Washington. The LDL needed to significantly increase the size of their remaining spaces for key activities, such as the classroom, to meet functional needs. Since the LDL is open to the public, it wanted to improve and streamline customer service delivery when people walked through the door, and increase productivity of staff. The Lab also wanted to model High Performance Workplace principles and Sustainable design practices. Also, creating a space that would appeal to the design community across the Northwest region was a high priority. Since the Lab is a lighting showcase, it was important to keep the space a simple and neutral as possible, so the lighting would get the attention.

The Lab portion of budget for the remodel, which needed to include the UW space, was around $65,000.00 for a 5812 square foot remodel, or $11/square foot. This meant the Lab would have to negotiate significant contribution from the building owner and donations from other sources.

Design Approach and Role of Major Players
The LDL Project Manager generated the revised floor plan based on current functional requirements with input from the UW BetterBricks Daylighting Lab and Lab staff.
·Callison Architects contributed review of this plan, confirmed its viability and made suggestions to contribute to the spaces appeal to the design community.
·Mithun Architects donated additional design review; permit drawings, code requirements and advice on finishes and materials.
·Seattle DPD donated many over the counter coaching sessions on code requirements for life and safety that might impact the floor plan.
· The owner donated $66,000 to complete the remodel, and the Facility Engineer managed aspects of the construction. During the remodel process, major structural dry rot was found in 75% of the buildings load bearing columns. The entire remodel took second place to restabilizing the building structure. This took from December 2003 through March 2004. In April 2004 the remodel began and was completed in July 2004. The owner relocated all occupants at no charge during this period. The structural contractor Rafn, worked around the BBDL model analysis equipment, to minimize service interruption.
· The LDL regional Technical Advisory committees in Washington, Oregon, Idaho and Montana it's regional Steering Committee contributed encouragement, ideas and support for the project.
·The UW BetterBricks Daylighting Lab contributed patience in being relocated while the process was taking place, and fortitude while conducting model studies in plastic shrouded spaces.
·The LDL staff contributed flexibility, energy, patience and design ideas to the process.

What will the reader/audience learn from this story?
• How to incorporate sustainable materials at no extra cost
• LEED commercial interiors requirements and conflicts with typical TI process
• Where to get help in attempting to reach LEED TI certification
• What are High Performance Workplace principles?
• How to maximize High Performance Workplace principals in your design
• How to prepare staff for the High Performance Workplace
• Responses from users of the remodeled space
• How to incorporate community input into the design process
• Lessons Learned on project coordination
• How we threw in a little Feng Shui in the High Performance Workplace

Key Words
Tenant Improvement
High Performance Workplace
Sustainable Materials

Tenant Improvement/ Commercial Interiors
There are varying code requirements for tenant improvements, depending on how much space is affected. If you are reusing 60% of the lighting fixtures, you don't need to do lighting energy code calculations. The Lab used over 60% of its lighting fixtures and beat the lighting code by 31%. It recently won an IIDA Award for design and energy excellence.

The tenant improvement process is often fast track, especially if there is an existing tenant in the space. Contractors are usually hired by the Property Manager to get in and out as quickly as possible. A contractor may do 40-50 tenant improvements a year. Working drawings may be sketchy but sufficient for the contractor. Very little innovation is easy to incorporate due to the time frame and budget.

However, this was not the case in the LDL remodel. Because it was not building any new walls or adding electrical load, the main permit issues were life and safety, due to separating the two spaces. The structural repairs done prior to the remodel included rebuilding walls destroyed to gain access to the columns. The main focus of the remodel was to take down walls, open up the space for more flexibility and create better communication among staff. We also wanted to move people to the daylight zones and lighting displays to the interior of the space.

High Performance Workplace
There are a variety of research projects on High Performance workplaces including: Carnegie Mellon University, US General Services Administration, furniture manufacturers such as Steelcase.these generally advocate setting up:
• People near windows and views to the outside from every room
• Careful screening and glare control of windows
• Individual control of shading
• Group open office areas created to facilitate communication about projects
• Low partitions between workspaces
• Visual connection between related workspaces
• Teaming Areas for informal meetings (tables and chairs scattered around the space)
• Quiet areas for reading
• Flexible spaces for better use of the square footage
• Maximize acoustical privacy with soft surfaces - carpet and partitions

LEED Criteria
The project attempted to follow LEED criteria for commercial interiors, which was under pilot testing at the time of remodel. At this point the project has not applied for LEED certification, but is thinking about it. Below is the list of LEED criteria and measures installed in the tenant improvement.

Sustainable Sites
No parking spaces are provided in lease.
Site is on 4 bus routes and within walking distance of main City transportation hub (Convention Place).
Bicycle rack outside building entrance (free from Seattle Transportation).
No irrigation is provided on the site.
The site is an 1908 building and is connected to a mixed use development.

Water Efficiency
Electronic water faucet in bathroom runs off a battery and uses .5 gallons per minute (gpm).
Battery is estimated to last 200,000 washes.
Toilet is 1.6 gpm flush with power assist.

Lighting Energy Efficiency (31% below code)
• State of the art integrated lighting, incorporating automatic control of all light sources in the occupied space was designed reusing existing fixtures.
• Energy effective lighting strategies for the lobby, open office, classroom, library, conference room, copy room, kitchen and bathroom.
• Automatic on-off occupancy lighting controls in every room.
• Attention to reflectivity of ceiling, wall and floor surfaces. Addition of lighting "clouds" to reflect light.
• Automatic shade controls with photo sensors and occupancy sensors in day lit areas.

Streamlined HVAC with more open space and fewer small rooms
• All new HVAC ductwork was simplified and could be run in straight lines, improving air circulation.
• All HVAC operates using automatic setback thermostats.
• The existing HVAC units were reused, and use HCFC R22.
• The system airflow was rebalanced after installation. The building owner has a maintenance contract with a mechanical firm for ongoing system monitoring, maintenance and balancing. Plug Loads
• Centralized office design included shared printer, reducing by 50% the number of office printers needed. Printers are set to double-sided copy.
• Task lighting is on an occupancy sensor.
• Energy Star computers and 80% of computers are laptops or flat screen monitors to reduce glare and consume less energy. Materials and Resources Sustainable Materials
• Recyclable materials are stored and recycled weekly.

Reduce -
Fewer materials were used in the remodel than in the previous tenant improvement. Old growth timber framing was left exposed. Minimum hard walls were built. Some existing walls were incorporated into the new floor plan.
• Reduced space square footage by analyzing storage and equipment needs
• Reduced need for filing cabinet space by 50% due to paper recycling efforts.
• Reduced need for printers and paper storage by centralizing work areas
• Water saving faucet (.5 gpm) and toilet (1.6 gal/flush) in the new bathroom
• Reduced HVAC ductwork

Re-Use -
• 100% of the Interior doors and hardware were re-used.
• Office equipment was reused and the number reduced.
• Lighting fixtures were reused.
• Reused Steelcase partitions were used in office area instead of hard walls.
• Reused Steelcase desks and chairs were used.
• Reused lobby furniture and reception desk.
• Reused displays and graphics.

Recycle-
• Carpeting with maximum available recycled content was used, 20% post-consumer waste/ 19.3% postindustrial waste/12.4% bio based, CRI Green Label Adhesive.
• 50% of stored office documents were reviewed and recycled, reducing need for filing cabinets.
• Construction debris was not recycled, even though initially it was said it would be.

Materials
• Marmoleum (an organic linoleum) used in bathroom and kitchen
• New kitchen and bathroom cabinets by IKEA (rapidly renewable materials)

Indoor Environmental Quality
• Low VOC (volatile organic compound) paint
• CRI Green Label carpet was used "
• Low emitting furniture by Steelcase, also reused
• Controlled lighting
• Daylight views in all rooms except bathrooms

Innovation and Design Process
• LEED Accredited Professional was Project Manager.

Comments
Customers - "It looks great!" An amazing remodel. Doesn't look like the same space. Educators love being able to see outside from the classroom.
Staff - It feels more connected to other staff, love having all the windows to look out, less distracted than I thought from traffic and open space plan.