It Makes Sense to Build Green – Part 6 of 6 (IEQ) February 12, 2009

Building a low impact building means good indoor air quality (IAQ), both for the health of the buildings occupants and for the sustainability of the building. This credit requires minimum indoor environmental quality (IEQ) performance to enhance the air quality of the building. It starts early in the construction phase when the buildings toxins are flushed out and strict monitoring of pollutants and contamination are controlled by air quality testing. In addition to a reduction in air quality contaminants, which can also be attributed to low-emitting materials, the building must also provide adequate capacity for ventilation.

Two prerequisites are required to meet the indoor environmental quality credits. First, the buildings indoor air quality must comply with the code requirements LEED uses. The building is also required to establish an environmental tobacco smoke plan (i.e. no smoking inside the building and only within a certain distance outside of the building). After these requirements are met, this category offers 15 possible points in 8 credits. The construction and pre-occupancy steps must include steps to minimize indoor air pollution in order to to meet the level required once the building is completed. Proper installation and monitoring of the building’s ventilation systems will help meet this requirement. Selecting low-emitting materials, such as adhesives and sealants, paints and coatings, carpet, and composite wood and agrifiber products, will reduce air contaminates. Reducing the number of chemicals that ever enter the building will also help you achieve points and more importantly, create a healthier building. Comfortable thermal systems with individual controllability will cut costs and improve worker performance. Using daylight and views along with controllable lighting systems will have the same effect.

Indoor environmental quality is a crucial measure to the sustainability of your building and its occupants, and it works collectively with the other LEED credit categories to construct a low impact, eco-friendly, sustainable building. By following the LEED credits, you can work toward certifying your building and establishing an environmentally friendly building that improves your workers’ health and performance, cuts your cost, reduces environmental impacts from building, and improves the economic sustainability of your building.

As you know if you have read through these posts, there are many steps that can be taken to obtain certification and these will differ based on the building, resources used, and a host of other factors. The system also allows for innovative measures, should you meet the intent of one of the points but are not doing it exactly as specified in the guide. A LEED accredited professional can work with you and the USGBC to determine if the point will apply, not to mention that you get one point just for having a LEED AP on your team!

These posts are meant to be a brief introduction, since we have LEED APs for projects and we often get some of these questions. The US Green Building Council site provides additional information, as well as checklists for each of the different guides.

It Makes Sense to Build Green – Part 4 of 6 (Energy & Atmosphere) January 29, 2009

Creating an energy efficient and clean atmosphere in a building is perhaps the most complex aspect of building green. Reaching optimal energy levels and employing clean and renewable energy systems which in turn reduces ozone depletion and global warming is the overall intent of the energy and atmosphere credits. To achieve points in this category all parties must be on the same page and establish precise energy goals.

In order to be eligible for any points in this section, three prerequisites must be met and they all revolve around planning and management. First, a Commissioning Authority must be assigned to the project to review, plan, and report on the project. It is vital that the owner’s project requirements and the basis of design are followed and commissioned in order to perform and meet expectations. Proper commissioning allows a project to establish minimum energy performance requirements and install adequate refrigerant management systems. Once the prerequisites are set in place you should use your energy baseline and construct optimal energy performance goals for your building.

There are 17 possible points amongst 6 credits in this section. To get points in this section, you must take your baseline building performance rating and increase it by 10.5 percent just to get 1 point, then to earn more points you can add 3.5 percent to the 10.5 percent performance and earn 1 more point per each 3.5 percent increase. You may earn up to 10 points in this section by reaching 42 percent total. (The performance percentages above the baseline will vary depending on the building). Meeting this requirement is essential to greening your building and can drastically cut your energy cost each month. To increase your energy efficiency you should install appropriate HVAC systems, recover your wasted energy, harvest free/renewable/clean energy, and reduce your demand for energy.

Commissioning your building early and thoroughly along with using proper refrigerant management can significantly reduce the environmental impact of your building if you measure and verify your energy use and energy systems over time. It is very important to commit to using renewable energy / green power in your building. Engaging in very available renewable energy sources will not only save you money but will most importantly create a low impact sustainable building and a healthy atmosphere.

Earning points in this category is a must, and working with a third party to meet these low impact requirements can make the task much easier. Consulting is available for energy commissioning and we recommend you use a third party to meet the Energy Star performance standards. More information is provided by the Department of Energy and the USGBC.

It Makes Sense to Build Green – Part 3 of 6 (water consumption) January 22, 2009

Water consumption is one of the greatest threats society has on its natural resources. Everyday, roughly 340 billion gallons of fresh water are withdrawn from rivers, streams, and reservoirs, and 65 percent of the water consumed is discharged back into the water supplies after use. Needless to say, we must focus on water efficiency throughout the world and definitely in buildings.

LEED addresses water efficiency in three credits worth five total points. The overall intent of this category is to limit or hopefully eliminate the use of unnecessary potable water, decrease the demand of wastewater and potable water, and to maximize water efficiency within the building. Points can be earned in this category by water efficient landscaping – which we hope you can achieve by completely eliminating potable water use. Architects can design systems that capture rainwater, recycled wastewater and gray water to hydrate your landscape vegetation. Also, captured wastewater may be treated and infiltrated for on-site use. A vital way to earn points is reducing the amount of water used by at least 20 percent and, for more points, by 30 percent. Water reduction can easily be obtained by installing high-efficiency fixtures, occupant sensors, and use of storm water and gray water.

A water efficient building is responsible, and preserving your community’s municipal water resources and cutting down on water bills is the logical way to build. For example, installing one waterless urinal can save approximately 40,000 gallons of water per year. Imagine if everyone considered water efficiency when building. Again, the details and specific requirements for obtaining points in this category can be found by visiting the USGBC and referring to the USGBC Reference Guide.

It Makes Sense to Build Green – Part 2 of 6 (site selection) January 15, 2009

Please note that the following credits being discussed apply to various types of buildings, new or renovated, and the strategy toward meeting the credits expectations will depend on the building, but regardless, the intent of the credits do not change.

The first section of the LEED Reference Guide which can be purchased from the USGBC, and also the first step in building green is sustainable site selection and control. This section is composed of fourteen possible points, but in order to even attempt this credit, your building must first meet a prerequisite: to reduce pollution caused by the construction site. This expectation is achieved by drafting and following an ESC (Erosion / Sedimentation Control) Plan. Basically, preventing air pollution caused by dust, preventing loss of soil, and preventing sedimentation from storms, sewers, or streams. Conforming to the ESC Plan will be a requirement throughout the construction process and will ultimately contribute to the sustainability of your building.

While Sustainable Sites, like all the categories of LEED, is made up of different credits, the overall intent of the section is to reduce the environmental impact from the location of the building. A sustainable site criteria includes one or more of the following:

• Developing in urban areas, close to public transportation and amenities
  
• Avoiding development of inappropriate sites, such as greenfields (areas that have not been build upon)
• Rehabilitating damaged sites
• Reducing pollution from construction activity
• Conserving and restoring natural habitats
• Managing storm water runoff
• Reducing the impact of auto use, and
  
• Reducing heat island effects.
  

Most of the efforts of the sustainable sites are constructed in the design phase of LEED certification, but in order to meet the intent of the requirement, a strategy to address it must be implemented throughout the construction process.

Building a sustainable site can have a major impact on our eco-system, therefore meeting as many of these credit requirements as possible is essential. Depending on your building, some of these credits may not apply, but all are important to consider during the LEED process and application. Strategy, implementation, and code compliance for each credit can be outlined in great detail by visiting USGBC and by referencing the LEED Reference Guide.

It Makes Sense to Build Green – Part 1 of 6 (making the case), January 6, 2009

Buildings have a significant impact on the environment. Buildings greatly affect our water supplies, natural resources, air quality, and overall eco-systems. According to the AGC (Associated General Contractors of America), in the United States, buildings consume 12 percent of water use, 39 percent of CO2 emissions, 65 percent of waste output, 71 percent of electricity, and 39 percent of overall energy. And worldwide, buildings account for 17 percent of fresh water withdrawals, 25 percent of wood harvest, 33 percent of CO2 emissions, and 40 percent of materials and energy use. The EPA (Environmental Protection Agency) reports that annually buildings generate 25 to 40 percent of the solid waste stream, which totals close to 140 million tons. Those figures are just some impacts that buildings have on the environment; countless other reports could be included in this synopsis.

So, it is obvious that buildings have a tremendous impact on the environment. But how can we address the issue? Through sustainable design, construction, and management of buildings.

Vast efforts have been made to implement green building methods throughout the United States and across the world. For decades, engineers, builders, architects, administrators, and other players have practiced and advocated for eco-friendly sustainable buildings, but in the past few years, and even more so today, green building has become more accessible and more trusted. Sustainable construction is becoming the standard for any type of structure and the benefits of building green are becoming evident to people all across the spectrum. It is important to remember that reducing our carbon footprint for future generations is the underlying objective of sustainability, but in the meantime, making eco-friendly decisions can have a profound impact on your life and your business.

The environmental, economic, health, and community benefits of green building are astounding. Records from the USGBC (United States Green Building Council) show that green buildings can save 30 percent on energy, 35 percent on carbon, 30 – 50 percent on water use, and 50 – 97 percent on water cost. Green buildings also report 16 percent gains on worker productivity. A healthy environment has a trickle down effect, and not only yields a better work environment but also contributes to good health which in turn puts less of a strain on healthcare demands. In addition, roughly 25 percent of the increase in carbon dioxide is attributed to buildings; energy efficiency can reduce that percentage by 50 percent. Other major aspects of green building such as recycling and waste managemnet, use of local materials, etc. have played a collaborative role in shaping the standard for green building.

In 1993, the USGBC was formed, and since its origin, it has developed the standard for green building via the LEED (Leadership in Energy and Environment Design) system. Today, LEED is comprised of multiple rating systems, including: LEED for New Construction version 2.2, LEED for Existing Buildings, and LEED for Commercial Interiors. While each varies, they all have the same intent, but to maintain consistency I will be navigating through LEED NC version 2.2.

In order to factor in the various aspects of green building, LEED is split into major categories. They include sustainable sites, water efficiency, energy and atmosphere, materials and resources, and indoor environmental quality. Each category is broken down into credits that are worth points, and points vary depending on the significance of the credit. Together there are 69 total points and depending on the number of points awarded, a building fits into a category. A certified building earns 26 – 32 points, a silver rated building earns 33 – 38 points, a gold building earns 39 – 51 points, and a platinum building earns 52 – 69 points. Achieving points is much easier if a building is attempting LEED certification early in the design phases but regardless of what rating the building receives or if it is certified at all, the design and construction of the building can work toward implementing eco-friendly LEED standards.

Collectively the LEED system offers great progress in reducing the environmental impact of buildings and as resources become more available and as green building/renovation demand increases, and as people become more educated, our environment will become more sustainable.

A series of blog entries will follow this report, each outlining the categories of LEED, the intent of those categories and their environmental, economic, and health implications. Please note, the concepts being covered can be applied to any building from a small home to a large commercial building.

Put Sunglasses on Your Windows: Get Solar Shades March 5, 2008

Tired of the sun in your eyes at work but still want to have some natural light? You (or your office manager) can reduce the exchange of heat and the effects of glare in the office by simply installing solar shades or some form of window treatment. Sun or solar shades are an easy addition to the windows in your workplace and increase comfort and productivity with the added bonus of saving energy and, with that, money. If you aren’t convinced, here is a more complete list of the benefits:

• Reduce glare

• Filter harmful UV rays

• Reduce fading of interior furnishings

• Provide daytime privacy while preserving visibility

• Reflect solar radiation to maintain cool indoor temperatures

• Retain heat to maintain warm indoor temperatures

Many shades now available are made of flexible films like mylar or various fabrics that can be set on rollers or motorized. Further, numerous varieties of solar shades exist including those that may be installed internally as window treatments or externally as awnings. Learn more and browse solar shades with the following websites:

• Sun-Shade Systems

• North Solar Screen

• Vale Shade

• The Shade Store

5 Green Buildings in 5 Major Cities: Snapshots October 12, 2007

Green buildings are increasingly becoming a part of the daily landscape in cities across the US and around the world. LEED (Leadership in Energy and Environmental Design) is one of a few systems available for defining ‘green’ or greener buildings (Green Globes comes in a distant second in the US). LEED does not claim to be the end-all be-all but a step in the right direction (a much needed step, might I add!). According to USGBC figures from July 2007, LEED has grown to encompass over 14,000 projects in 50 US States and 30 countries since its inception in 1998.

So, in celebration of the fact that many developers and architects are adopting LEED standards, we wanted to feature a sampling of five LEED certified buildings in five cities across the country.

Bank of America Tower, One Bryant Park, New York City, New York

Date opened: Scheduled to be complete in 2008
Dimensions: 945 feet tall, 2.1 million square feet, 55 stories
LEED: Platinum
Firsts: First high-rise to reach LEED platinum certification
Unique feature: Local sourcing of many materials from within 500 miles, co-generation facility including an ice-storage system to moderate peak energy demands
For more information: Cook +Fox Architects

Flickr: hello_serjiy

Top 10 Green Buildings in 2007 May 7, 2007

The American Institute of Architects (AIA) has released its 2007 list of Top 10 Green Building Awards. AIA began doing this about 11 years ago, and received the most entries this past year, totaling about 90+ submissions versus 40-50 per year in the past. The criteria for choosing the greenest building included water conservation, energy efficiency, sustainable building design, and many others. It’s great to see that there LEED as well as non-LEED certified buildings included.

Winning buildings spanned the entire country from California (predictably) and Oregon to Texas, Hawaii, Washington, DC, and New Jersey. The buildings also ran the gamut and included a school, a library, a courthouse, a water treatment plant, and even a private residence.

Green DC…love the idea! November 30, 2006

DC may require developers to meet US Green Building Council standards for government and private development (see article). Considering that buildings use 2/3 of electricity, about 1/3 of total energy, as well as a considerable amount of water resources, this would be a great way to reduce energy consumption and our footprint on the planet, not to mention the health benefits to the residents.

I’ll keep my fingers crossed until the bill gets voted on in a couple of weeks.