Stanford University
OP-3: Building Operations and Maintenance

The Yang & Yamazaki Environment & Energy Building (Y2E2) was certified LEED-EBOM Platinum in July 2013. The USGBC listing is available here: http://www.usgbc.org/projects/stanfords-yang-yamazaki-environment-energy

In 2016, a LEED equivalency analysis of Stanford’s building operations concluded that all buildings are operating at a LEED-certified level of gold or better. The equivalency analysis can be found here: http://sustainable.stanford.edu/sites/default/files/Stanford%202016%20LEED%20Equivalency%20Analysis%20102716.pdf

In 2016, Stanford publicly launched its own sustainability building rating system to better capture actual building performance, show a higher level of granularity, and set more rigorous and meaningful targets. The program evaluates a building’s sustainability performance in six categories: energy, water, waste, transportation, purchasing, and occupant engagement. Each category has a target performance and the building’s rating is based on how close the building is to achieving that target on a percentage scale. The six categories are rolled up into a weighted average to derive an overall sustainability performance rating. Buildings are also assigned one of the following colors, based on their overall rating:
• Green: Buildings that are very close to meeting their target or have already achieved it (90% and greater)
• Yellow: Buildings that are at least half way to meeting their target (50-90%)
• Red: Buildings that are less than half way to meeting their target (less than 50%)

136 of Stanford’s buildings have been rated through this system, comprising nearly 8.5 million square feet of building space. Only buildings that have achieved a rating of “Yellow” or higher are included in this credit. The ratings can be seen by clicking on any red building on the building map at the following link: http://sustainable.stanford.edu/buildings

All Stanford divisions employ green cleaning practices.

Stanford's primary custodial provider is C&W services, a selection made based on a variety of criteria, including having a comprehensive sustainability program. Through C&W, all products are ordered through an online tool that is monitored by C&W's corporate Purchasing Department. Each product supplier page is provided a shopping cart list that only allows C&W to order items designated for each account. Any item outside this shopping cart is routed to the on-site manager for approval. Any chemical that does not comply with criteria is reviewed by management. Approval for this product is granted only if an alternative solution is unavailable or has an impact on the facilities' cleanliness.

Additionally, Stanford's Department of Athletics, Physical Education and Recreation contracted with Total Quality Management (TQM) in August of 2015 and an excerpt of the green cleaning language included in that contract is below:

Green Sustainable Cleaning
Stanford University will require all Bidders to submit a Green Cleaning Program and Policy, referencing as a guide the APPA Cleaning Standards and USGBC LEED EBOM.

Intent: Protect student and staff health, and the environment using Green cleaning products and equipment. The use of green cleaning products and practices supports the goal of maintaining a healthy, safe, and clean environment for students, faculty, and staff.

Green Janitorial Program Design

4.1. Please submit a Green Cleaning Program and Policy referencing as a guide the APPA Cleaning Standards and USGBC LEED EBOM. The green cleaning policy must include:

4.1.1. A statement of purpose.

4.1.2. A requirement to use only non-toxic cleaning products that are certified by Green Seal or other accepted agencies.

4.1.3. All vacuums used on carpets or hard surfaces should be triple filtration or Hepa.

4.1.4. Best practices for cleaning and management

4.1.5. A requirement for staff training

4.2. Describe your company's plan to design, implement, and monitor a Green Cleaning Program for Stanford.

4.2.1. Provide a proposed implementation time-line.

4.2.2. Describe the Green methods that are proposed for use to maintain the cleanliness of the campus

4.2.3. Describe the process to be used to assure that the Green Cleaning Program will be maintained and how the program will always be up to date.

4.3. Stanford’s Environmental Health & Safety office will need to pre-approve and will require MSDS sheets for any chemicals used in fulfilling janitorial services. Explain your process to meet this requirement and ensure that no chemicals will be used on campus without prior authorization.

4.3.1. Bidders will provide as part of their proposal a list of stainable products and equipment that will be used to clean and maintain the Stanford Campus.

4.4. Submit a Hard Surface floor care system that minimizes the need to strip and refinish surfaces. A written schedule should be developed on an annual basis. All strippers, cleaners and finishes should be certified green.

Finally, Residential & Dining Enterprises (R&DE), which operates in-house custodial services for approximately 1/3 of the campus, has moved to a Tersano-based green cleaning system. Tersano is water-based and installed on-site, so it only requires the purchase of filters. R&DE has implemented this green cleaning program in approximately 172,000 square feet and has plans to continually transition all other residences to the green cleaning program over the next five years. More information on this program is available here: http://sustainability-year-in-review.com/2016/snapshots/seven-rde-student-housing-residences-convert-to-green-cleaning/.

The Energy Management and Control System (EMCS) is a campus-wide computer based system that controls and monitors the supply of energy to campus facilities. All buildings receiving thermal energy are metered through the EMCS, and the major thermal energy-consuming equipment within most academic buildings are controlled by the EMCS. The EMCS provides a window into building operation, allowing facilities engineers and maintenance technicians a better understanding of the health and efficiency of Stanford’s facilities. Stanford’s EMCS is also a valuable tool for managing demand on Stanford’s Central Energy Facility.

The “EMCS Shop” is the primary location for system development, maintenance, and normal workday monitoring of building operations and performance, but is only one of ten locations with operator workstations. Off-hour monitoring is covered by the University's 24-hour dispatch and information center.

Primary services provided by EMCS Shop include:

1) Day-to-day troubleshooting of building problems in conjunction with Stanford's facilities engineering staff and maintenance shops
2) Day-to-day monitoring of building operations and performance
3) Development and technical support for Energy Retrofit Program projects
4) Utility billing data acquisition for Stanford provided utility services
5) Plan and specification review for energy and cost reduction projects
6) Coordination of EMCS integration into existing and new facilities
7) Development, design, operation and application of advanced control strategies for heating, ventilation, & air conditioning (HVAC) systems
9) Building time scheduling

To improve benchmarking, Stanford launched a project called Utilities, Metering, Billing, Reporting, and Sustainability (UMBRS) in 2012, which is an initiative to bring the data from all of Stanford's energy and water meters into a central database to be used in applications such as department billing, energy use monitoring, and sustainability reporting, among others. For instance, the UMBRS project allowed the Office of Sustainability to launch energy and water dashboards in 2014 that are publicly available through the Sustainable Stanford website at http://sustainable.stanford.edu/buildings. In 2016, maintenance of the system and analytics transitioned to the Office of Sustainability via a Business Systems unit with 3 FTEs, which supports the system to ensure that it meets the needs of personnel throughout the Department of Sustainability & Energy Management. The business systems initiative addresses utilities data integration, resource efficiency and data analytics to effectively measure and manage Stanford’s resources. This initiative improves business processes, promotes data-driven decisions and offers analytical tools to optimize efficiency in the campus infrastructure and operations.

In addition to the water dashboards described above, Stanford has expanded its water management and benchmarking capabilities through the UMBRS program described above. UMBRS integrates several water (and energy) metering systems to provide a unified data repository and access point for real-time and historic water meter data. Software systems that comprise UMBRS offer analytical tools to optimize efficiency in the campus infrastructure and operations, and allow for automatic notifications of metering issues to operations staff.

Stanford's Water Quality, Efficiency and Stewardship team began implementing several new water efficiency measures at the inception of the California drought in 2015. For example, Water Efficiency (WE) staff now send out monthly reports to campus zones and each major campus customer group to track water usage and promote savings. The reports help inform campus managers and residents and encourage water conservation. To date, the greatest savings have been in areas taking an integrated approach, including open communication between area managers and WE staff, the use of smart or weather-based irrigation controllers (for landscape sites), and equipment and fixture retrofits. Additional water management measures include updates on drought conditions on the WE website; a call for action to the campus community, which yielded hundreds of pledges to conserve water; and expanded WE rebates for campus residents and groups.

The attachment under Indoor Air Quality is the full Sustainable Building Guidelines. Stanford's indoor air quality policy is included on pages 23-24.

According to Stanford policy, the university's Environmental Health & Safety department regularly monitors indoor air quality in campus buildings. When needed, occupants can also voice concerns through a reporting function on the EH&S website, which can be anonymous. EH&S then follows up with the reporting party to assess local indoor air quality through an appropriate combination of:

1) occupant interviews,
2) site inspections for point source air contamination, such as mold from moisture intrusion or odor entrainment, and
3) consult with HVAC maintenance personnel

EH&S subsequently provides recommendations that address the concerns.

For occupant discomforts that do not officially qualify as an indoor air quality violation, EH&S will explore solutions with the individual, such as placing a small room HEPA air circulation unit to filter out dusts in the air that cause them to experience allergy symptoms.