Multitenant FINSA Santa Catarina III, a Core and Shell project, is LEED Gold certified. As part of its commitment to sustainability, FINSA has decided to enroll in the LEED Certification Volume program and has adopted Best Practices and procedures for the development of its Multitenant Buildings.

The project is an industrial building of 135,129 sqft that consists of a speculative industrial facility, offices, and guardhouse, with spaces that will be equipped and finished by the tenant as per their needs. 

FINSA develops industrial real estate projects and manages one of the largest portfolios in Latin America.

As part of its commitment to sustainability, FINSA has decided to enroll in the LEED Certification Volume program and has adopted Best Practices and procedures for the development of its Multitenant Buildings.

Sobre FINSA

LEED Gold®  BD+C: Core and Shell v3 2009 

Multitenant FINSA Santa Catarina III, located in Santa Catarina, Nuevo León, México, has implemented a series of strategies resulting in achievements in sustainability such as:
Energy savings achieved by lighting strategies and thermal studies, potable water savings through efficient equipment, reduction of waste diversion in the construction and demolition of the project and materials from the project’s region


Multitenant FINSA Santa Catarina III

 building materials come from the project’s region

Results

• 30% in energy savings achieved by lighting strategies and thermal studies.

• 44% in potable water savings through efficient equipment and 67% of irrigation water coming 100% from a treatment plant

• 97% in waste diversion in the construction and demolition of the project.

• 66% of the building materials come from the project’s region.

For Multitenant FINSA Santa Catarina III, it’s important to set the example of sustainability practices in the country, allowing the user to find more and more ecofriendly and reliable options within reach.

We got not just what we expected, but something better

 Obispado Tower is located in Monterrey, México. The architectural project consists of a Commercial tower with 12 parking levels and 53 stories above grade. Torre de Oficinas Obispado is part of a campus project which includes a hotel, retail areas, a residential tower and amenities for their residents.

The location has been selected to make it accessible for all those who work, are customers, and live in the residential tower. It has a convenient access to multiple existing transportation networks to minimize the need of new transportation lines. From the project sustainable strategies is included a better selection of material resources, an adequate design of the building envelope, installation and specification (for future tenants) of low-flow water fixtures, and a selection of regional and with recycled content materials.

Torre Obispado - Offices is the tallest skyscraper in Mexico and Latin America, is a complex of offices, hotel and commercial area. 
Its construction finished in the year 2020.

Torre Obispado - Offices

LEED Gold® BD+C: Core and Shell v3 2009 

Achieve LEED Certification in both the Commercial and Residential buildings.

Our Challenges

The location has been selected to make it accessible for all those who work, are customers, and live in the residential tower. It has a convenient access to multiple existing transportation networks to minimize the need of new transportation lines. From the project sustainable strategies is included a better selection of material resources, an adequate design of the building envelope, installation and specification (for future tenants) of low-flow water fixtures, and a selection of regional and with recycled content materials.

Regarding to the building´s energy performance, the glazing type was selected trying to achieve both the architectonic appearance wanted for the building and the best building energy performance possible.

Not only the tallest building in Latin America, but also the first LEED Gold Campus in the region!

reduction in the water used for irrigation of green areas

 of regularly occupied spaces have access to views

reduction of water use from fixtures compared to a base line project

of savings in energy cost compared to a building with the same characteristics

of the building materials were regionally acquired

The project’s main achievements encompass:

• 73.36% reduction in the water used for irrigation of green areas.

• 95.62% of regularly occupied spaces have access to views.

• 38.2% reduction of water use from fixtures compared to a baseline project.

• 24% of savings in energy cost compared to a building with the same characteristics.

• 36% of the building materials were regionally acquired.

We exceed the proposed objectives

Torre Obispado (T.OP)

Casa Anahuac is the first project to achieve Platinum level under LEED for Homes certification in Latin America and the first residential project certified LEED Zero Energy outside the United States. While the construction appears to be traditional, the structure is made of steel elements and the exterior walls are concrete blocks; allowing for a low-maintenance, enduring home, that allows flexibility for future needs.

This project considers every sustainable characteristic in the book: envelope specifically designed for the location with continuous insulation all around the home, double-glaze windows and skylights, energy efficient appliances, 100% LED lights, above 50% water savings through low-flow water fixtures, capture and reuse of rainwater (storage up to 10,000 lt.), greywater treatment and reuse (treatment up to 64,750 lt per year), draught tolerant landscape and a smart programmable irrigation system with humidity sensors; HVAC system with continuous air renovation, MERV filters, and occupancy sensor for the exhaust in restrooms; all top with a south-facing roof filled with a solar thermal for domestic hot water and 69 photovoltaic panels that generate up to 4,500 KWh bimonthly.

Anahuac House as an sustainable achievement

 LEED Platinum® BD+C: Homesv3 - LEED 2008

The goal of making the project as efficient as possible was always in mind, initially aiming for LEED for Homes Gold level certification.  Thanks to the efforts of all involved, computerized performance analysis and the best practices present during construction made it possible to move to the Platinum level.

The project goes beyond conventional construction practices in the area because of its process: a detailed deconstruction of the original house was performed to reuse, donate, or sell as many materials as possible (with a final account of 89% materials diverted), insulation of piping and sealing of joints was carefully executed, recurring educational sessions were imparted for all workers to preserve best practices and the integration of WaterSense fixtures and Energy Star appliances. The result is an all-around sustainable, technological, and healthy home.

First LEED Zero Energy residential project outside the United States

The general contractor includes best management practices under its normal construction process, since the benefit was tangible and the “extra effort” almost imperceptible. This type of project will help to change the construction housing market in the zone by providing an example of information and education for other contractors while ensuring measurable results and benefits for the final user through comfort and operation cost reduction.

Not only did we get what we expected, we got something better

Anahuac House

The 7-Eleven chain opened its doors to a new branch with 3 trees over 60 years old including one inside the store.

The challenge was to allow the movement of the tree by the wind, enable its growth and at the same time prevent water or insects from entering the store, and avoiding the leakage of air conditioning.

The project needed satrategies of energy and water savings, waste minimization, and natural lighting, promoting the positive impact and maintaining the needs of the project.

This project is the first convenience store in Latin America to receive LEEDTM (Leadership in Energy and Environmental Design) certification.

About 7-Eleven

LEED Silver® BD+C: New Construction

The site was selected for its community connectivity and natural characteristics, having 3 existing mature trees onsite. The site was adapted to protect them, and condensation water provides 100% of the irrigation demand directly to the roots.



Preserving existing vegetation

It is the first convenience store in Latin America to accredit a LEED certification, which endorses it as a sustainable construction.

The project and its site were analyzed and designed to reduce the heat island effect, when materials absorb heat and irradiate it at nighttime causing discomfort in urban areas.

The roof has a 100+ SRI water proofing material to reflect heat and reduce the heat island effect.



Heat island effect reduction

energy cost reduction when compared to business as usual

reduction of potable water used for landscape irrigation

reduction of construction waste sent to landfill

of the total building materials were manufactured and extracted within 500 miles radius from the project site

of the total wood-based building materials were harvested from FSC certified forests


More than 40% of the outdoor area of ​​the store is shaded, reducing the temperature of the surroundings.

The use of public transportation, two or more in a car, and bicycle transportation are promoted through informative plaques that raise awareness.

The waterproofing of the roof reflects 95% of the sun's rays, helping to reduce the temperature inside and the use of the air conditioning system.


Compared to the average for buildings, the efficient equipment at this branch reduces water consumption by 45%.

The solar panels, insulating walls, efficient equipment and good design present in this branch help reduce energy consumption by 28% compared to the first 7-Eleven Mexico stores.

The temperature and humidity of the space are monitored to ensure that customers and employees are comfortable.

High-performance daylighting systems allow natural light to enter without heating the space, thus reducing energy consumption; In addition, the interior lamps have sensors that reduce the intensity of the light, when there is enough natural light.

The materials used in this store were carefully selected, prioritizing regional materials and those with recycled content.

The glasses are double and contain a layer specially designed to filter solar radiation and thus prevent excessive heat from entering.

99% of construction and demolition material waste was recycled.


Success!

7-Eleven Las Musas

Fibra MTY obtained LEED® OM+M v4.1 certification for 11 of its properties, 140 thousand square meters in total, located in different locations throughout the country. 

Silver Level: 

▪️ Cuadrante - Cd. Juarez, Chihuahua.
▪️ Prometeo - San Pedro Garza García, Nuevo León. 

Gold Level: 

▪️ Huasteco Alfa - San Luis Potosí, San Luis Potosí.
▪️ Huasteco Zona Comercial - San Luis Potosí, San Luis Potosí.
▪️ Patria 888 - Zapopan, Jalisco.
▪️ Esfera La Perla - Zapopan, Jalisco.
▪️ Biosfera La Perla - Zapopan, Jalisco.
▪️ Torre Morada 1 - Monterrey, Nuevo Leon.
▪️ Torre Morada 2 - Monterrey, Nuevo Leon.
▪️ Plaza Central - Monterrey, Nuevo Leon.
▪️ Fortaleza - Huixquilucan, Estado de Mexico. 


Fibra MTY, being a real estate investment trust, acquires and manages commercial, industrial and office properties, providing an outstanding level of profitability in the market. With more than 60 properties, it offers a solid business model for its investors. 

In addition, in their commitment to society and the environment, they work under ESG (Environmental, Social, and Governance) criteria.  



Fibra MTY

LEED OM+M v4.1 

Due to the client's specifications, we needed to certificate the 11 buildings before 2022 ended.
In addition to this, the buildings were in different states of Mexico with different managements.

The initial diagnosis and collection of information showed the need for the buildings, except for Fortaleza, of the implementation or modernization of air renewal equipment. Air renewal is the process of cleaning, filtering and replenishing the air in an enclosed space, which helps to reduce the amount of contaminants; the implementation of this strategy allowed the reduction of energy consumption, as well as the improvement of the health and comfort of its occupants.  


Fastest turnaround time

The project, of these certifications, began in April 2022 with a single objective: to continue with its commitment to sustainability as a strategy to positively benefit all its Stakeholders, contributing to their well-being, offering them a favorable socioeconomic environment and, in turn, mitigate the environmental impact of its properties.  


11 buildings,1 mision: make a positive impact

Each of the certifications were successfully completed

In each of the buildings, we worked hand in hand with the administration and maintenance teams to apply best practices in the management of air conditioning equipment. As part of the action plan, an automated lighting and ventilation control system was implemented in common areas to avoid keeping equipment on unnecessarily.  

A permanent program was implemented to separate and recycle paper, cardboard, glass, plastics, metals, batteries and electronic waste, together with graphic support, promoting collaborative actions to maintain best practices in favor of the sustainability of the buildings.  

We achieved better results than expected

To design an iconic and sustainable store that tells - through design - the story of 7-Eleven in Mexico.

From the conceptual architectural design, sustainability is immersed as the main axis of this project. Sustainable projects take a holistic approach that is financially viable and beneficial to all.

7-Eleven is an international chain of convenience stores that offers a wide range of everyday consumer products, including food, beverages, personal care products, and household items. It was founded in 1927 in Texas, USA and currently has a presence in over 20 countries worldwide.

LEED Platinum® New Construction Retail v2009

Various studies are created and iterated to evaluate design, materials and features.

Lighting analysis can have a major impact on energy efficiency and quality of life for building occupants.

In this project, both energy efficiency and light quality were considered. Of great importance to the design of applicable sustainable strategies was the distribution of light, which had to be appropriate for the intended use of the space and had to take into account the specific tasks to be performed in the store.

Daylight Analysis

Sustainable architecture evolves to increase global benefits. The goal is to reduce the consumption of energy, water and natural resources, minimize waste and improve the quality of life of the building's occupants.

Natural lighting and ventilation systems were implemented, in addition to the incorporation of renewable energy technologies, such as solar panels.

Architecture Design

Energy cost reduction when compared to Business As Usual

Reduction of potable water used for landscape irrigation

Reduction of construction waste sent to landfill

Energy cost reduction when compared to business as usual.

Reduction of potable water used for landscape irrigation.

Reduction in potable water use.

Reduction of construction waste sent to landfill

Solution

7- Eleven Tecnológico

The project, built on what was formerly a parking lot, is located to the west of campus and serves as the University's new main entrance and has approximately 250,000 square feet of construction, which includes lecture halls, auditoriums, offices, student co-working spaces, student social area, cafeteria area, front/student offices and multiple spaces/rooms for academic purposes, such as retail space, as well as outdoor areas and landscaping.

The team's effort to create a sustainable project stems from the University's objective to contribute to sustainable architecture through the strategic planning of its buildings. Therefore, maximum efficiency in energy use was sought, achieving a savings of 42.36% through an efficient lighting system, efficient HVAC equipment and envelope studies. The project's lighting system, which considered daylight, uses 100% LED technology in the luminaires, including lighting controls and occupancy sensors through an integrated control system.

The VRF (Variable Refrigerant Flow) air conditioning system, which integrates a HRV (Heat Recovery Ventilation) system, ensures thermal comfort, air quality and energy efficiency of the spaces by using the expelled air to pre-condition the renovation air. The envelope consists of precast concrete panels with insulation in walls and ceilings, and efficient low-emissivity windows. The green roof and arches are planted with native vegetation. This vegetation and drip irrigation with treated water resulted in water savings of 83.06%, as well as water-saving equipment and the use of treated water in bathrooms.

The project also pursued Green Education credit, leveraging the educational value of the building with an educational outreach program that showcases sustainable living strategies. Using the project as an example, students learn firsthand the impact that responsible design can offer.

The University of Monterrey (UDEM) is a private institution of higher education located in San Pedro Garza García, a city in the state of Nuevo León, Mexico. The university was founded in 1969 and has become one of the most prestigious universities in the country.

The university is known for its strong commitment to academic excellence, innovation and social responsibility - it seeks to contribute to sustainable architecture through strategic planning of its buildings. 

UDEM

LEED Gold® BD+C: New Construction v3-LEED 2009 

ESTOA sought - from the beginning - to reduce the environmental impact in areas such as energy, water saving and even in its construction.  

It also sought to take care of indoor air quality, as well as constant air renewal to maintain thermal comfort, the education of the occupants and the recovery of nearly four hectares so that the entire area would function as a green lung in the western part of the metropolitan area and reduce the heat island effect. 

Challenges to overcome

The ESTOA building is a multi-purpose building and is the new main entrance to the Universidad de Monterrey campus. The building has 250,000 square feet of construction, including conference rooms, auditoriums, offices, student areas, social areas, cafeteria, student services offices, academic rooms and gardens. 

Efficient systems were used to ensure savings in energy consumption, treated water sources and efficient equipment were used to reduce water consumption, and materials and resources were used that, together with good construction practices, significantly reduced the impact on the environment.

Sustainable social and environmental commitment

Reduced energy costs compared to an ASHRAE 90.1-2010 base case

Reduction of construction waste sent to the municipal landfill site

Reduction in potable water consumption for landscaping 

Sustainable Results

Energy savings were achieved through the lighting system, efficient HVAC equipment and envelope studies.

The lighting system uses 100% LED technology, in addition to lighting and occupancy control sensors integrated into a control system. Thermal comfort, air quality and energy performance is ensured through a variable refrigerant flow air conditioning system.

Constant air renewal was achieved through injectors connected directly to the HVAC equipment, in addition, interior courtyards with vegetation and direct access to the sky were included.

During the design process, the people involved received constant training on LEED strategies, methods and processes.  

The parking space was moved to subway levels for acreage reclamation.

University of Monterrey Pabellón Amarillo (ESTOA)

Pre-certification of the Volume prototype for FINSA's portfolio of industrial buildings in the most current version of LEED® certification at the time. FINSA's multitenant buildings are new speculative industrial buildings seeking LEED v4 Core & Shell certification through the LEED Volume Program.

These will be located throughout Mexico and will range in area from 10,000 m² to 25,000 m².

FINSA has been committed to sustainability in its portfolio for more than a decade, implementing water saving strategies, energy efficiency, proper management of construction and operational waste, among others. 


FINSA is a leader in the industrial real estate sector, providing innovative and efficient solutions with a sustainable approach.

Having Volume prototypes in the previous and current version of LEED, FINSA has decided to use sustainable building practices to target a rare achievement among industrial facilities by submitting this building for U.S. Green Building Council® (USGBC) certification; thus, demonstrating its commitment to the environment and its clients.

About FINSA

LEED® BD+C: Core and Shellv4 - LEED v4 hasta Nivel Oro 

Integrate the prerequisites and mandatory strategies applied for an industrial plant that usually does not integrate certain systems within its scope, since to do so correctly, solid strategies and action plans are needed to ensure that the integration is carried out efficiently and effectively.

It was a challenge...

The project analyzed the current specifications of FINSA's speculative industrial warehouse projects. 

Through holistic modeling and environmental consulting, it adjusted their specifications to minimize their water and energy consumption, including best practices and strategies of international standards in construction, envelope, engineering and control systems.

The Volume program consists of standardizing strategies and automating LEED calculations and documentation for the projects within the prototype. 

Preparation of the Volume prototype

Reduction in energy consumption compared to ASHRAE base case

Reduction in potable water consumption for landscaping

Reduction of construction waste sent to municipal landfills

Environmental Results

A series of highly productive workshops were held with a multidisciplinary team of experts with the objective of finding the best possible solution for each of the critical points to be worked on. These workshops were designed with a highly collaborative structure that allowed each team member to contribute their ideas and expertise.

The result of this interdisciplinary approach was a series of innovative solutions from both a technical and financial point of view. Each strategy was thoroughly analyzed and all potential costs and risks were identified, allowing our team to develop a detailed roadmap for the successful implementation of each strategy.

Innovation as part of the solution

FINSA Volume

Urban Concrete Home is the second project to obtain LEED® for Homes certification in Latin America at the Platinum level. This project has an industrial design, in which all systems and ductwork are exposed, so that the selected materials are revealed to the naked eye.

Modulated steel sheets are the predominant façade material, as well as exposed concrete walls and brick details. These materials were selected considering regional availability. Reused materials were also integrated, such as bricks salvaged from an old building dating back to 1906, which was recently demolished.

In addition, the project was designed to maximize natural light, reduce heat gain and ensure comfort, achieving maximum energy efficiency through strategies considered from the initial design, such as:

- Continuous insulation in walls, floors and ceilings.
- Orientation.
- Shading elements.
- 100% LED lighting.

Other important savings of the project are related to water services, also included in the initial design strategies:

- Low consumption sanitary equipment (achieving water savings of 49%).
- Rainwater capture and reuse (storage of up to 10,000 liters).
- Drought tolerant landscaping and an intelligent irrigation system with humidity sensors.

The dimensions of the different construction materials were determined during the design stage, achieving a careful modulation of the different spaces. 90% of the construction waste was reused or recycled, thus promoting the detour of materials to landfills.

An existing building was located on the site; for this reason, a detailed construction and demolition waste management plan was developed to facilitate the recycling process. More than 60% of the previous construction was recycled.

In terms of materials, this project was designed to eliminate unnecessary finishes that would require maintenance throughout their life, avoiding the consumption of additional maintenance products, as well as the negative impacts associated with their manufacture, transportation and human health.

Urban Concrete Home shows innovation by combining design, functionality and sustainability. It has become a benchmark for new construction in Mexico and Latin America.


Family, highly committed to carry out projects that have a positive impact on society, demonstrating its commitment to contribute to a better world. Always striving to raise the standards and quality of its projects, seeking not only to meet expectations, but to exceed them.

In particular, their commitment to the environment is evident in each of their efforts, focusing on promoting sustainable and responsible practices to minimize environmental impact. They are leaders in this aspect, inspiring others to follow in their footsteps on the road to a greener and more sustainable future.

Sustainable Family

LEED®-HOMES v2008 Platinum

Being a residential project, the challenge was to achieve a balance between aesthetic design, function and also to be one of the first LEED for Homes Platinum projects in Latin America.

The client sought to design and build the house of their dreams, following the highest international standards and that these results could be measurable and comparable, which is why they chose to pursue LEED® for Homes Certification.

The project was developed on a site that was already impacted, since it had a construction that covered almost the entire 1,985 m². The building was deconstructed and more than 60% of its materials were recycled.

The project was designed to maximize the exterior spaces, achieving that more than 45% of the land, are green areas, linked to a landscaping design of low consumption, as well as an urban garden, intended for the production of food for its inhabitants. The use of regional species resulted in a 68% reduction in water consumption for irrigation, which is supplied by water collected from the roofs, since 50% of all the roofs channel and collect rainwater, which is then used for the efficient drip irrigation system.

The selection of materials was carefully analyzed, since there were three main requirements that the materials had to meet: they had to be modular, low/no maintenance and regional. Because of this, the entire design and construction was developed from prefabricated and custom-made steel structure, covered by thermal insulation panels and with exterior cladding sheets, with details of reclaimed bricks. Performing this analysis at the design stage and applying it strictly during construction ensured that 90% of the waste generated was reused and/or recycled.

Regarding the energy performance of the project, thermal comfort analysis, natural light use, as well as energy modeling were carried out. Through various iterations, the ideal envelope was selected, considering the cost/benefit for the project. The envelope has continuous insulation (floors, walls and ceilings) of extruded polystyrene, double window systems with argon gas separation and Low-E coating, and all the windows and doors are made of PVC with thermal bridge break. To ensure that the envelope did not leak to the outside, airtightness tests were carried out in each of the spaces, which translates into energy savings, since losses due to leaks are minimized.

The selection of Energy Star appliances, high efficiency HVAC, incorporation of LED lighting, solar pool heater and the installation of 30 photovoltaic panels, allow the project to generate 100% of the electricity consumed by the house.


Urban Concrete Home

Generation of renewable energy (photovoltaic panels)

Balancing the efforts between the different services THREE provided to the project, from Architectural design, Environmental Consulting and Architectural Supervision.

Internal coordination with the consulting team, with the design team, as well as with all the specialists involved, demonstrating progress and concrete solutions to the client.

Carso II es un proyecto de oficinas ubicado en la Ciudad de México, en la zona de Polanco. El edificio consiste en 17 niveles de 3,060 m² y cuenta con un diseño moderno y atractivo que ofrece espacios amplios y flexibles para oficinas.

Grupo Carso is a Mexican conglomerate company founded in 1980. The company is one of the largest and most influential in Latin America and has a presence in a wide variety of sectors, including telecommunications, construction, energy, real estate, retail, among others. The company has been recognized for its strong focus on innovation, sustainability and corporate social responsibility.

Grupo Carso

LEED® Gold BD+C: Core and Shell v2009

As an office building located in a high-demand area, energy efficiency strategies were limited.

The Carso II project focused on sustainability strategies from the initial stages, with a focus on the efficient use of energy and water. As a result, it was able to reduce energy consumption by 15% and water consumption by 42%, and manage the 100th percentile of runoff in rainfall events.

In addition, strategies were implemented to reduce the heat island effect and promote accessibility and sustainable transportation, including preferential parking for efficient vehicles and proximity to bus stations.

Sustainable Offices

Reduction of energy consumption with respect to the ASHRAE base case

Reduction of water used with respect to similar buildings

Reduction in potable water consumption compared to similar buildings

The building has a cooling district that services this and other commercial buildings, including a shopping mall. Having a centralized system avoids the need for each building to have its own cooling unit, thereby reducing energy consumption and reducing greenhouse gas emissions.

In addition, cooling districts allow for greater flexibility in thermal energy management and can be optimized to maximize energy efficiency.

Searching for the best solution

Carso II

Certification of the offices for the Logrand Entretainment Group corporate, in the city of San Pedro Garza García, Nuevo León. Since this project is located within the Arboleda mixed-use park, we sought to achieve LEED ID+C v4 certification at the silver level.

The project has 3,385.57 m² divided into two levels and consists of offices, meeting rooms, lobby and recreation areas.

Logrand Entertainment Group is a Mexican company operating in the gaming and entertainment industry. The company owns and operates several casinos, hotels and resorts in different locations in Mexico.

It focuses on providing high quality entertainment experiences to its customers while maintaining a commitment to responsible gaming practices. The company also emphasizes the importance of social and environmental responsibility in its operations.

Logrand Entertainment Group 

LEED® Silver ID+C v4

The project focused on implementing measures to reduce energy and water consumption, considering the context of a building in full operation. To this end, the team focused on optimizing the electrical, air conditioning and plumbing systems to ensure efficient resource management.

However, the project was not limited to the implementation of technical solutions, but focused on the search for the well-being of the occupants, through strategies that promote comfort, indoor environmental quality, panoramic views, access to public transportation services and necessities - to ensure a comprehensive and satisfactory experience.

Balance between well-being and efficiency

Reduction of potable water consumption indoors

How much was saved?

Logrand Offices

Palmas 781 is a 26,249 m² office building located in Colonia Lomas de Chapultepec, Mexico City. From the beginning, as part of Grupo Carso's commitments, this project included sustainability objectives focused on the efficient use of energy, water and raw materials, as well as maintaining the quality of the spaces through air quality.

Through an integrated process and with the participation of all those involved, the implementation of sustainable strategies was achieved. 

This building was erected on a previously impacted site, seeking to improve the previous site with a project that was designed holistically considering the necessary sustainability strategies in the area and based on LEED® certification to increase the positive impacts. 


Grupo Carso is a Mexican conglomerate company founded in 1980. The company is one of the largest and most influential in Latin America and has a presence in a wide variety of sectors, including telecommunications, construction, energy, real estate, retail, among others.

The company has been recognized for its strong focus on innovation, sustainability and corporate social responsibility.

As an office building for lease, the owner's scope of the project has certain limitations.

The challenges to be faced

The project showed a commitment to sustainability from the initial stages and promoted mainly environmental impact strategies focused on the efficient use of energy, water and materials. 

The project achieved energy savings through efficient systems, operation and maintenance. Likewise, water efficiency was improved through low water consumption installations and landscaping. 

100% of the building's gray and black water is treated on site, and the treated water is reused to irrigate green areas and flush toilets and urinals in the building. Soak pits and rainwater pipes were also implemented to manage runoff for a 100% rainfall event.

Regarding the use of materials, 32% of the construction materials come from the project's region and 13% of the materials have recycled content, minimizing environmental contamination.

Sustainability from the beginning

Reduced potable water consumption for landscaping through on-site wastewater treatment

Regional materials selected to promote the local economy and reduce emissions associated with transportation

Two main strategies were established.

The first one includes leaving the preparations of the minimum necessary services for the tenants; providing air conditioning supply not only with chilled water distribution but also up to the evaporator equipment and bathroom modules were included on each floor with low consumption and reuse of treated water, thus controlling the consumption of the equipment.

The second is to extend the commitment to sustainability to its tenants through a contract establishing minimum criteria for energy and water efficiency and indoor environmental conditions, which tenants must comply with when making modifications to the interior of the building. 

The strategies to be followed

Palmas 781

ProximityParks Monterrey Centro is part of the portfolio of the developer ProximityParks, which is based on meeting the characteristics of urbanization, consumer demand and sustainability. 

The project is located in downtown Monterrey, in an existing building where a warehouse with three guardhouses, office area and a common area for users was built. 

In addition to the benefits of its location, the project implemented strategies to reduce water, waste, and electricity consumption. In addition to the design, the project implemented consumption monitoring strategies to ensure that good practices continue during operation and achieve the expected reduction.

 All of these strategies together enabled the company to obtain gold level certification. 


ProximityParks was founded in 2017 and became the first "last mile" industrial real estate investment company dedicated exclusively to Latin America.

ProximityParks

LEED  Gold® BD+C: Core and Shellv4 - LEED v4

It was the first project for ProximityParks to seek LEED certification.

A sustainable idea

From the beginning, it was planned to locate the project in a densely developed and accessible place in order to reduce transportation.

Likewise, an existing warehouse was acquired in order to reuse approximately 58.86% of the existing materials, thus reducing the extraction and transfer of raw materials. First, electricity consumption was reduced through the use of efficient lighting and air conditioning equipment, and for the remaining consumption, 436 solar panels were installed.

In terms of comfort and indoor air quality, louvers were installed on facades to incorporate natural ventilation, and CO₂ sensors were located to identify inadequate levels of air quality.

Sustainable Design

Materials reused from the existing building

Savings in water consumption compared to a conventional project

The continuous training of the team and contractors was essential to ensure a high level of quality and safety in the development of this project. In this case, the first project was a success, which allowed the implementation of the "Volume" prototype.

This positive experience led the company to decide to certify the rest of the industrial warehouses under this prototype, which implied additional training and an investment in resources to adapt the existing industrial warehouses to this new methodology.

However, the company felt that this decision was necessary to standardize and optimize processes in all its facilities.

Volume Model

ProximityParks Monterrey Centro

The Caja Popular Mexicana Corporate Building was designed to be an innovative project that is at the forefront of sustainability issues, which is why it was decided to pursue LEED BD+C: New Construction certification. It consists mainly of a mixed-use building, with a total of 6,792.90 m² of floor space, distributed over 3 levels of offices and 1 parking basement.

The project stands out because it provides world-class facilities, incorporating systems that promote optimal energy performance, such as control and monitoring systems, in order to ensure and reduce operating and maintenance costs. In this way, energy consumption savings of 20.9% were achieved, compared to a base case defined by the ASHRAE 90.1-2007 standard methodology.

The site on which it was built did not originally have public infrastructure for stormwater management, so innovative strategies for runoff water management were integrated by installing permeable concrete surfaces throughout the parking area, These channel rainwater to 11 rainwater absorption wells, which allow more than 120 m³ (considering an extraordinary rainfall event during 24 continuous hours) to infiltrate the groundwater table, and to rainwater harvesting systems that allow it to be reused to meet its own consumption demand.

As a result, a 41.8% saving in potable water consumption was achieved, compared to a base case defined by the EPAct 1992 standard. This use of rainwater was a completely innovative strategy, as it gave the project the capacity to meet its own water demand, making it a self-sustainable building in this area.

At the same time, waste was reduced by 64% during construction, which is equivalent to 2.48 tons of waste diverted from the landfill. In addition, 21.27% of the total cost of the materials have recycled content and another 27% are regional, reducing the environmental impact related to the extraction of raw materials and the transportation of materials.

It also cares for and promotes the health of its occupants through systems that renew and monitor indoor air quality, which has a positive impact on the health and performance of its employees. In addition, the Volatile Organic Compound (VOC) content of the adhesives and paints used in the finishes was restricted, and dust collection systems were installed at entrances to prevent indoor air pollution.

The project sought to promote the growth and connectivity of the area, supporting the municipality in improving the urban layout, in accordance with the Municipality's Urban Development Plan. As a result, access to the complex was improved, supporting public infrastructure and improving lighting in the area. 

Another important point to highlight is the design and distribution of windows, since, thanks to its analysis of the location of spaces, more than 90% of the regularly occupied areas had natural lighting and quality views of the exterior. This provided benefits to the occupants' health by protecting circadian rhythms and, as for the building, reduced electricity consumption for lighting, since the natural light contribution was maximized during daylight hours. 


Caja Popular Mexicana (CPM) is a savings and loan cooperative society whose purpose is to carry out various financial operations among and for the benefit of its members.

It is the largest cooperative in Mexico by number of assets and has almost 500 branches throughout the country.

About Caja Popular Mexicana

LEED® Gold BD+C: New Construcction  - LEED 2009

Due to the location of the project, it would not be possible to connect to the municipality's rainwater sewer service, and a solution to the water demand was sought. 

In view of this situation, several options were proposed to address the water demand of the project. A viable and sustainable solution was sought to allow the project's water needs to be met without generating negative impacts on the environment or people's health.

How to capture rainwater in the project?

The Caja Popular Mexicana Corporate Building was designed to be an innovative project that is at the forefront of sustainability issues, which is why it was decided to pursue LEED BD+C: New Construction certification. It consists mainly of a mixed-use building, with a total of 6,792.90 m² of floor space, distributed over 3 levels of offices and 1 parking basement.

The project stands out because it provides world-class facilities, incorporating systems that promote optimal energy performance, such as control and monitoring systems, in order to ensure and reduce operating and maintenance costs. In this way, energy consumption savings of 20.9% were achieved, compared to a base case defined by the ASHRAE 90.1-2007 standard methodology.

Example for others to follow

Reduction of water consumption compared to a base case defined by the EPAct 1992 standard.

Satisfaction of irrigation demand solely by rainwater reuse

Savings in energy consumption, compared to a base case defined by the ASHRAE 90.1-2007 standard methodology

Reduction of waste during construction diverted from the landfill site

The solution found in the exterior areas was the implementation of permeable concrete linked to 11 absorption wells and rainwater collection cisterns in the project; with the objective of capturing, infiltrating and using the stored water to cover the water demand for irrigation.

Permeable Concrete

Caja Popular Mexicana

It is a community whose development began in 1998 and obtained LEED Platinum® for Communities: Existing certification in October 2022, becoming the first in all of Latin America to obtain this achievement. It has an area of 2.92 km² and is located in Zone 4 of Mixco, Guatemala.

Furthermore, it consists of more than 25 residential projects, 2 schools, 250 stores and 1 industrial area, generating more than 7,000 jobs. In 2021, it began its certification process in order to reinforce the community's commitment to the environment, opting for LEED certification to establish international standards.

ARCOS are developers of integrated communities that foster and promote well-being for families.

Condado Naranjo is a master plan - like no other in Guatemala City - designed to provide spaces that adapt to the needs of the people who inhabit, transit and visit it.

In the interior, several real estate, commercial and housing projects are being developed with the purpose of improving people's quality of life, transforming spaces that generate community and added value.

Thanks to long-term urban planning, Condado Naranjo has residential, commercial and business spaces to offer families a better quality of life in a reliable and comfortable place to settle.

About ARCOS

LEED® Platinum Communities: Existingv4.1 - LEED v4.1

It was the first LEED for Communities certification in Latin America, so the indicators and strategies requested were different in Guatemala.

Leaders in Sustainability

One of the main reasons and outcomes of LEED for Communities certification was to establish international metrics in Condado Naranjo, as well as to obtain and monitor indicators for natural systems and ecology; transportation and land use; water efficiency; greenhouse gas emissions and energy; resources and materials; quality of life; and some innovation projects. 

The Condado Naranjo community integrated new sustainability strategies and became aware of best practices that were already in place.

Condado Naranjo

Lower average water savings compared to the global average 

Average tons per month of waste diverted from landfills 

New sustainability metrics were developed, and a permanent person was appointed to the sustainability area. 

New Metrics

Located in the city of Monterrey, Nuevo León, this office space has an area of 227 m². It is the headquarters of THREE, an environmental consulting firm committed to promoting green buildings through sustainable strategies.

Thanks to their dedication and effort, they have obtained several certifications, such as LEED® Platinum BD+C in 2016, LEED® Platinum O+M in 2019, EDGE Advanced in 2018, WorldGBC Net Zero in 2020 and their LEED O+M v4.1 recertification in 2024.

THREE has more than 14 years of national and international professional experience in sustainable design and engineering in the building sector.  

They are a pioneering environmental consultancy in the industry with a portfolio of iconic projects: the first LEED® Zero Energy Certification in Mexico, the first residential project outside the United States with this certification; the double LEED Gold® Certification of Torre Obispado, the tallest building in Latin America; the first LEED for Existing Cities and Communities Certification, with the highest category: LEED Platinum®.

THREE Consultoría Medioambiental

LEED Platinum® BD+C 2016

LEED Platinum® O+M 2024

EDGE Advanced 2018

WorldGBC Net Zero 2020

The challenge was to achieve LEED Platinum® BD+C: New Construction v4, something never before achieved in LATAM.

For this office space, every detail was taken care of during design and construction to make the best use of resources. In addition, THREE collaborated with the LEED Lab® program to achieve O+M certification in 2019.

LEED Lab® is a multidisciplinary immersive course that uses project-based learning and the built environment to educate and prepare students to become green building leaders and sustainability-focused citizens.

Because recertification at the Platinum level was sought in 2024, specific goals were set to improve performance in all categories over 1 year.

First Platinum offices in LATAM

THREE Consultoría Medioambiental's offices are located in a previously developed space. The design and construction of these facilities was based on the premise of improving the quality of life of its users. To this end, several comfort strategies were implemented, such as access to natural light, good air quality and ergonomic workspaces.

The main structure of these offices is made from reconditioned shipping containers, with an efficient envelope that reduces energy consumption. This is especially important in a city with extreme weather conditions.

In 2024, they received their LEED O+M v4.1 recertification. This is the fifth recognition for the offices, issued by the USGBC.

THREE Headquarters

Reduction of potable water consumption compared to the LEED baseline

THREE Results

The team worked together during all phases of the project, conducting environmental studies, proposing designs and contributing ideas to integrate all sustainability strategies.

Communication between each of the parties was essential and together they managed to construct a building that today has become an educational experience for users and visitors, to show how a sustainable building can be affordable and comfortable.

For its LEED O+M v4 recertification, the installed capacity of photovoltaic solar panels was tripled (from 4.9 kW to 15.25 kW), which increases on-site power generation, decreases emissions associated with energy from the national grid, and reduces the heat island effect in the urban area.

In addition, a system for reusing condensate water from HVAC equipment was implemented, which supplies 75% of the toilets, reducing the demand for water from the municipal network.

Different projects, one mission: to improve the environment.

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