Developing Sustainable Excellence

By: Ashley Simien, CPM, BOMI-HP, and Blair Powell | Cousins Properties

Integrating sustainability into commercial real estate (CRE) has become imperative for property managers, owners, and operators. With tenants emphasizing net-zero policies and needing to lower operational costs, sustainability has become a fundamental consideration for both tenants and managers.

NCR Global Headquarters (NCR GHQ), managed by Cousins Properties, stands as a shining example of successfully implementing sustainability programs and technologies.

Through our efforts, we have achieved environmental benefits, realized significant cost savings, and garnered prestigious recognition. We invite you to join us as we shed light on how similar sustainability programs can be established at other properties. By embracing sustainability practices and fostering collaborative relationships, we can create thriving properties that benefit both the environment and the bottom line. Let us explore the possibilities and unlock the potential of sustainable CRE together.

Building a Vision

Our approach to sustainability is holistic, covering energy conservation, water conservation, water reclamation, recycling, and tenant engagement. Our journey began with a commitment to creating a conservation culture by encouraging staff and tenants to participate actively in sustainability efforts.

We firmly believe that everyone has a role in reducing environmental impact. Sustainability efforts benefit the environment and contribute to lower operational costs and improved tenant satisfaction, making it a win-win for both property managers and tenants.

Our program’s centerpiece is conservation, achieved through deploying innovative technologies and rigorous monitoring of equipment and building systems efficiency. Our efforts have resulted in a 40-percent reduction in energy consumption compared to traditional buildings through a combination of technologies and a robust preventative maintenance program, a testament to the power of deliberate, targeted action.

From the outset, we prioritized the integration of energy-efficient technologies such as a Dedicated Outside Air Supply (DOAS) system, minimizing the need for larger air handling units by providing conditioned outside air.

We have also installed over 400 solar panels, generating 120kVA AC power, reducing reliance on fossil fuel-generated power and producing 164.22 MWh in 2022 alone, which is 10% of the building’s energy needs.

Our energy-efficient air-cooled chillers utilize advanced compressor technology and variable speed drives to optimize energy efficiency. By drawing in ambient air and cooling it using refrigerant, the chillers eliminate the need for a separate cooling tower and water circulation system, reducing water consumption and maintenance costs.

Additionally, air-cooled chillers offer improved reliability and ease of maintenance compared to traditional water-cooled systems, requiring fewer components and mitigating water quality and treatment issues.

We also prioritize water management. Our state-of-the-art reclaimed water system converts wastewater into a valuable resource for irrigation and non-potable uses, reducing reliance on freshwater sources and minimizing our environmental impact.

Additionally, we implement advanced groundwater management practices, including responsible pumping and active monitoring, to preserve local groundwater resources. These initiatives reflect our commitment to sustainable water usage and a greener future for our community, tenants, and owners.

The building features water-efficient landscaping, carefully chosen to minimize water usage while maintaining an attractive outdoor environment. Native and drought-tolerant plant species are incorporated to reduce the need for excessive watering, promoting biodiversity and supporting the local ecosystem. Moreover, incorporating smart irrigation systems takes water conservation to the next level.

These advanced systems utilize cutting-edge sensors and realtime weather data to adapt watering schedules and quantities dynamically. By leveraging this technology, the landscape receives precisely the water required, eliminating wasteful overwatering and fostering optimal plant growth.

This intelligent irrigation approach minimizes water usage and promotes healthier and more resilient plant life, contributing to the property’s overall sustainability and aesthetic appeal.

Inside the building, water-saving measures continue with the installation of low-flow faucets and toilets in the bathrooms. These fixtures are designed to significantly reduce water consumption without compromising performance. Low-flow faucets use aerators to mix air with the water flow, creating a satisfying stream while using less water.

Likewise, low-flow toilets utilize innovative flushing mechanisms that effectively remove waste while consuming less water per flush. These water-saving features exemplify a commitment to responsible resource management and set an example for sustainable practices in commercial real estate.

Sustainable Technologies

Implementing sustainable technologies is central to any successful sustainability program. These technologies span various categories, including energy, water, waste, etc. In addition to energyefficient systems, water conservation is a core focus. Our water reclamation program, which collects rainwater, condensation from rooftop air handling units, and nuisance groundwater, has decreased potable water usage by 85 percent.

Emerging technologies offer exciting opportunities for further enhancing sustainability. For instance, Building Automation Systems (BAS) paired with Variable Frequency Drives (VFDs) can drastically reduce HVAC costs. At the same time, the Internet of Things (IoT) can provide real-time data on building operations, facilitating more precise and proactive management and maintenance.

Staying on top of these advancements requires a commitment to continuous learning and exploration. Attending industry conferences, engaging with sustainability-focused organizations, and collaborating with vendors prioritizing sustainability are all valuable strategies for discovering and evaluating emerging technologies.

Leveraging Partnerships for Sustainability Goals

Achieving sustainability goals is a team effort, and we have fostered strong partnerships with service partners and tenants to drive our initiatives. Our vendors play a crucial role, as we ensured the introduction of a Green Cleaning Program when transitioning our cleaning contractor. This program guarantees sustainable products and equipment, prioritizing air quality, health, and the environment. We established clear expectations and metrics through open communication and collaboration to ensure successful implementation and ongoing management.

Our tenants actively participate in our recycling and composting programs, resulting in significant waste diversion. Together, we have recycled over 1200 pounds of glass and diverted an average of 4,000 pounds of food waste per month through partnerships with our food service provider.

Even small-scale initiatives like our K-Cup composting program, recycling around 90 lbs. per month, demonstrate their potential impact.

At NCR GHQ, we collaborated closely with tenants and our food service provider to develop comprehensive recycling and composting programs, minimizing food waste and utilizing BPIcertified compostable items.

A robust collaboration between Cousins property management staff and tenants was at the heart of this successful endeavor. Recognizing the impact of food waste, both parties devised practical solutions and instilled a culture of sustainability. For a weekly event with a significant crowd, we launched a targeted glass bottle recycling initiative, promoting proper recycling through visible signage and accessible collection points.

Our management and engineering teams play instrumental roles, adhering to company policies, tracking utilities, and collaborating with service partners for benchmarking and reporting. Analyzing monthly utility reports and benchmarking energy performance, we identify improvement opportunities and remain accountable to our sustainability commitments.

Working closely with utility providers and sustainability consultants, we leverage their expertise to drive sustainability improvement. Our comprehensive sustainability report reflects our commitment to transparency, providing stakeholders with credible information on our environmental performance and progress in energy efficiency and waste reduction initiatives.

Engaging Tenants and Owners

The buy-in and active participation of both tenants and owners are pivotal to the success of our sustainability programs. At NCR GHQ, we’ve found that education and communication are vital to fostering this engagement. We regularly share the progress and outcomes of our sustainability initiatives, helping our community understand the benefits of their participation.

For tenants, our sustainable practices often mean improved comfort and wellness. For instance, our DOAS system improves indoor air quality, enhancing well-being and productivity. Furthermore, our LEED Platinum and ENERGY STAR certifications demonstrate our commitment to maintaining a highquality, environmentally responsible workplace, which can boost tenant satisfaction and retention.

As owners, we can benefit from reduced operational costs, increased property values, and potential financial incentives for green building practices. For example, our sustainable strategies have resulted in enormous savings in utility costs. Additionally, green buildings often command higher rents and enjoy lower vacancy rates, contributing to our bottom line.

Building a Sustainability Roadmap

Embarking on a sustainability journey requires a well-defined roadmap. Here are a few key steps you can follow to build an effective sustainability program:

1. Establish Clear Objectives and Goals

The first step is to define what you want to achieve. Ensure that your sustainability goals align with your organization’s mission, values, and stakeholders’ expectations. For example, our objectives focused on energy efficiency, water conservation, waste reduction, and promoting health and wellbeing. These goals provided a clear direction for our efforts and guided us in identifying the necessary programs and technologies.

2. Conduct a Baseline Assessment

Evaluating your current performance is essential to understanding where improvements are needed. Conduct an energy audit to identify inefficiencies, assess water usage patterns, and analyze waste management practices. We partnered with Blue Ocean Energy to conduct monthly utility reports, providing valuable insights into our energy performance. Additionally, collaborating with our waste vendor, Waste Pro, allowed us to evaluate waste diversion strategies and identify opportunities to reduce our waste impact.

3. Develop a Strategic Plan

Develop a strategic plan based on your objectives and the insights gathered from the baseline assessment. This plan should outline the initiatives to be undertaken, the technologies to be employed, the resources required, and the timeline for implementation. Consider both short-term and long-term initiatives to ensure a comprehensive approach to sustainability.

4. Implement the Plan

Start with small steps such as upgrading to energy-efficient appliances in common areas, installing solar panels, implementing a recycling program, or introducing green cleaning practices. Monitor your progress closely and make adjustments as needed to ensure the successful implementation of your initiatives.

5. Monitor and Evaluate

Ongoing monitoring and evaluation are crucial to track your initiatives’ effectiveness and identify improvement areas. Regularly review utility bills, track waste output, and seek tenant feedback. Use this information to fine-tune your strategies and make continuous improvements that align with your sustainability goals.

6. Communicate and Celebrate Success

Share your progress and successes with your stakeholders. Regularly communicate the outcomes of your sustainability initiatives to build support and engagement. This showcases your commitment to sustainability and enhances your property’s reputation as a sustainability leader within the community.

Throughout this process, strategic partnerships are essential. Working with energy consultants, green technology providers, and sustainability-certified contractors can provide the expertise needed to implement your plan effectively. Moreover, partnering with your tenants and engaging them in your sustainability efforts can drive more significant results.

Building a sustainability program is a strategic process that demands commitment, collaboration, and a willingness to innovate. By following these steps and cultivating key partnerships, you can create a program that enhances your property’s sustainability performance and substantially benefits your tenants, owners, and the broader community.

The Path Towards a Sustainable Future

Cultivating sustainable practices in CRE is an environmental imperative and a significant opportunity to reduce costs, enhance building performance, and improve tenant satisfaction. NCR GHQ exemplifies how sustainability programs and technologies can seamlessly integrate into CRE properties to produce substantial benefits.

About the Author

We’ve created a model to guide other properties on their sustainability journey through our commitment to energy efficiency, water conservation, waste reduction, and continuous innovation.

But the journey does not end here. As technologies advance and our understanding of sustainability evolves, so must our approaches. We must continually seek new strategies, tools, and partnerships to push the boundaries of what is possible.

Our success so far proves that a culture of sustainable excellence is achievable and immensely rewarding. By embracing sustainability as an integral part of commercial real estate practices and nurturing strategic partnerships, we can collectively shape a sustainable future that benefits our industry and the environment.

We invite all CRE professionals to join us in this critical endeavor. The path towards sustainability is a journey worth undertaking, and every step taken is a step towards a greener future.

About the Author

Blair Powell is an accomplished professional in the commercial property management industry, boasting nearly six years of experience. As a dedicated candidate pursuing the esteemed Certified Property Manager (CPM) designation with the Institute of Real Estate Management, Blair exemplifies her commitment to advancing her skills and knowledge. With a strong background in multi-family real estate and an active membership in BOMA, Blair brings a diverse skill set and a wealth of industry insights to her role.

Blair’s invaluable contributions to the building began from its inception, where she played a pivotal role in implementing numerous green policies prioritizing sustainability and environmental responsibility. Her passion for creating sustainable spaces and experience in residential and commercial real estate have made her an instrumental figure in driving the building’s success. Blair’s involvement in BOMA showcases her dedication to professional growth and staying updated on industry trends and best practices. Her expertise and enthusiasm for environmental stewardship, makes her a valuable asset in driving sustainable excellence at NCR GHQ.

Ashley Simien, CPM, BOMI-HP is a highly experienced Commercial Property Management professional with over 12 years of expertise in the field. She earned a Bachelor’s degree in Business Administration in Management Information Systems from Sam Houston State University and a Master of Business Administration from Texas A&M University-Commerce.

As a Certified Property Manager (CPM) with the Institute of Real Estate Management (IREM) and earning the prestigious BOMI-HP designation, Ashley exemplifies her commitment to upholding the highest standards in property management. Additionally, she is a dedicated Fitwel Ambassador, actively promoting occupant wellbeing and sustainable building practices.

With a strong academic background, extensive industry experience, and professional certifications, Ashley Simien brings a wealth of knowledge and expertise to the realm of Commercial Property Management. Her focus on sustainability and her role as a Fitwel Ambassador highlights her dedication to creating healthier workspaces and driving sustainable excellence at NCR GHQ.