Green

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Green Sustainable Building PolicyCase Study
Analysis for Public Decision Makers

• Prepared for
• Mithun Architects Designers Planners
• Prepared by
• Scott Andrews
• Mabel Boateng
• Shelly Fank
• Christina Hoefsmit
• Hillary Smith

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Objectives include

• Address issues of financial feasibility and
  scalability.
• Overall cost/benefit analyses (initial cost vs.
  lifecycle cost)
• Penalty vs. Incentive enforcement (Stick vs.
  Carrot)
• Conclusions about effective enforcement and
  incentive strategies to better integrate LEED (or
  other sustainable building standards)
• Community level sustainable building regulation
  programs for various community models (different
  population size, geographic and climate
  characteristics)

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Potential Users

• Architects, designers, and planners educating
  clients about sustainable building practices
• Municipalities, agencies and public decision
  makers to create a Green Building incentive and
  regulation plan for their community.
• NGOs to lobby for sustainable communities

• Photo by Church Mission Society, UK

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Nomads Tent Morocco

• Photo by Tadd_Debbie

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Igloo Ice Dwelling
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Thatched Houses

• Wales, photo by welshlady
• Thailand, photo by luce_beaulieu

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Alaskan Sod house
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Mali, Africa Brick Making

• Photo by Desfilhesjm

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Adobe Pueblo
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Cave Dwelling

• Cappadocia, Turkey

Cappadocia, Turkey, photo by Jeff_Werner Anasazi
Palace, Colorado, photo by Trev vG
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Log Cabin North America
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SOLAR AND LOW ENERGY ARCHITECTURE AND DESIGN
IDEAL HOME SOLAR HOUSE Milton KeynesDesigned
for Interbuild in the late 1970s, showing all
novel means of harvesting renewable energies
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U.S. Energy Consumptionby Sector

• Currently less than 1 of new buildings uses
• sustainable building technologies.

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• http//www.greencarcongress.com/2005/05/us_mayors_
  striv.html

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www.usgbc.org
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Lifecycle analysis

• Average payback time of a green building 12-24
  months
• Average payback over building lifetime (vs.
  standard to code building methods) 20
• Average cost premium for building green (vs.
  standard methods) 1-2

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• Energy Use Trends in the Built Environment

• U.S. buildings consume 48 of all energy used.
• 76 of this energy is created from polluting coal
  fuel.
• IPCC reports that by 2035 75 of the U.S. built
  environment will be new or renovated

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Economic Benefits
Reduced operational costs Reduced electricity
costs (decrease in mechanical systems like
heating and air conditioning in favor of passive
or renewable resources like solar or geothermal
energy) Reduced water bills (conservation and
reuse) Improved resale value Increased worker
productivity Less maintenance Greater durability,
longer life cycle

• Photo by Ceoln

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Social Benefits

• Decreased use of natural resources (e.g. trees)
• Increased sense of pride
• Increased safety
• Increased comfort
• Improve the look of a city
• Photo by Richat

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Health Benefits

• Increased indoor air quality
• No solvent adhesives used
• Increased ventilation
• Decrease in products containing formaldehyde
• Natural light (studies state that natural light
  makes people happier)
• Photo by the jof

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Environmental Benefits

• Use less natural resources
• Using recycled materials
• Density encouraged
• Avoid building on untouched lands
• Reduce CO2 emissions
• Energy reduction
• Clean, alternative energy
• Concentrate on local sources for material
• Reduce water use
• Decrease storm water run off
• Decrease processing costs
• Encourage Green Roofs so cleaned on site
• Encourage cleanup of brownfields
• Use less Hazardous Waste
• Use low toxic materials
• Using less volatile carbons
• Using no ozone depleting CFC-based refrigerants

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Selected NationalExamples of Environmental
Building Rating Systems

• Up to the mid 1990s there were more than 20 U.S.
  rating systems
• Home Energy Rating Systems (HERS) US EPA DOE
  initiated 1992 with several state cooperatives,
  new and existing home rating system used to
  qualify for Energy Efficient Mortgages. Star
  based rating system can be tailored to fit local
  needs. Participating states include Alaska,
  California, Florida, Indiana, Iowa, Ohio, Nevada
  and Vermont
• Energy Star U.S. EPA and DOE initiated in 1993,a
  voluntary product efficiency rating system for
  products including appliances and homes.
• Model Energy Code (MEC) Council of American
  Building Officials 1995
• Leadership in Energy and Environmental Design
  (LEED) National Research Defense Council and U.S.
  Green Building Council initiated green building
  rating system that was designed to guide and
  distinguish high-performance commercial and
  institutional projects, with an initial focus on
  office buildings. 1994-1998 (ongoing refinement)
• Living Building Challenge U.S. Green Building
  Challenge December 2006
• 2030 Challenge/ 2010 Imperative Ed Mazria
  February 2007, Carbon Neutral building Plan for
  the year 2030

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Selected InternationalExamples of Environmental
Building Rating Systems

• UNESCOs Man and the Biosphere Programme Launched
  in the early 1970s, it notably targets the
  ecological, social and economic dimensions of
  biodiversity loss and the reduction of this loss.
  
• International Energy Conservation Code (IECC)
  issued by the U.S. DOE in 1998, frequently
  updated. Formerly Council for American Building
  Code Officials Model Energy Code.
• EPD Directive January 2003 Directive of the
  European Congress on the Energy Performance of
  Buildings
• Leadership in Energy and Environmental Design
  (LEED) U.S. National Research Defense Council and
  U.S. Green Building Council initiated green
  building rating system that was designed to guide
  and distinguish high-performance commercial and
  institutional projects, with an initial focus on
  office buildings. 1994-1998 (ongoing refinement)
  Adapted for use in 28 countries including Canada,
  Mexico, and India.
• BREEAM British Building Research Establishment
  Environmental Assessment Method 1988, first
  established international environmental building
  assessment tools Adapted to national performance
  rating systems for many other countries including
  Australia, Canada, India, Korea, and Hong Kong.
• Green Globes BREEAM based rating system used in
  the U.K., U.S., and Canada
• International Organization for Standardization
  ISO 14001 an internationally accepted
  specification for an environmental management
  system (EMS) including building site and
  operations.
• Other Nationally Based Systems
• France HQE Haute Qualité Environnementale High
  Quality Environmental standard 1992
• Korea Korean Green Building Standard
• Singapore Green Mark
• Japan CASBEE
• Taiwan Ecology, Environment, Waste Reductions and
  Health
• Switzerland MINERGIE Standard
• Finland SIMBAD
• Netherlands National Packages Sustainable
  Building Netherlands
• Germany Niedrigenergiehaus and Passivhaus
• Denmark EDIP
• Sweden EcoEffect

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Selected Examples of Environmental Building
Product Rating Systems Tools

• Energy Star U.S. EPA and DOE initiated in 1993,a
  voluntary product efficiency rating system for
  products including appliances and homes.
• BEES tool by NIST (Building for Environmental and
  Economic Sustainability) software developed by
  NIST (National Institute of Standards and
  Technology) and building and Fire research
  Laboratory as an environmental decision making
  tool. Uses consensus standards to weight and
  compare building products. Updated 2007.
• Water Efficiency Labelling and Standards (WELS)
  Australia. The WELS Scheme labels products for
  water efficiency.
• Energy Source Home Labels Energy performance of
  the home is rated and certified. Developed by
  Iris Communications, Inc. in 1989 for utilities,
  rating organizations and government agencies.
• EnergyGuide all home appliances, including water
  heaters, dishwashers and clothes washers, display
  a prominent yellow-and-black label developed by
  the Federal Trade Commission, which provides
  estimated energy consumption range for similar
  modelsand estimated yearly operating cost based
  on national average.
• ASHRAE/ IESNA 90.1 American Society of Heating,
  Refrigerating and Air-Conditioning Engineers
  standards for both its members and others
  professionally concerned with refrigeration
  processes and the design and maintenance of
  indoor environments. Updated 2004.
• GAMA/ IBR Gas Appliance manufacturers
  Association certification program for the
  independent testing, rating, and verification of
  U.S. energy performance metrics for residential
  and commercial space and water heating equipment.
  
• ARI Performance Certified Air Conditioning and
  refrigeration institute seal, ARI verifies
  manufacturers' performance ratings meet ARI
  Standards through continuous and extensive
  laboratory testing. For manufacturers who
  voluntarily participate in the certification
  program
• Forest Stewardship Council (FSC) Lumber and wood
  product certification of responsible harvesting
  practices Third party audit verified.
• Pharos U.S. Green Building Council 2007,
  holistic product rating system with voluntary
  participation and moderated wiki system of update

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Sample Matrix for Assessing Sustainable Building
Decisions

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LEED Certification in the U.S.
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LEED versions
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LEED Certification

• Sustainable Sites
• Water Efficiency
• Energy and Atmosphere
• Materials and Resources
• Indoor Environmental Quality
• Innovation and Design

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Of the first 148 projects certified, the credits
in Water Efficiency and Innovation Design are
most often earned
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Materials and Resources

• Recyclables
• Building Reuse
• Construction Waste Management
• Materials Reuse
• Recycled Content
• Regional Materials
• Rapidly Renewable Materials
• Certified Wood

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Sustainable Sites

• Construction Activity Pollution Prevention
• Site Selection
• Density Community Connectivity
• Brownfield Redevelopment
• Alternative Transportation, Public Transportation
  Accessibility and Resources
• Protect or Restore Habitat
• Maximize Open Space
• Stormwater Management (quantity and quality)
• Heat Island Effect Management re roof style
• Light Pollution Reduction
• Fukuoka, Japan 1994 and Millennium Park Chicago,
  U.S. 2004, http//www.greenroofs.com/index.html

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Water Efficiency

• Water Efficient Landscaping Reduce or eliminate
  potable water irrigation
• Innovative Wastewater Technologies
• Water Use Reduction
• Rainwater Harvesting System by
  http//www.hydro-international.biz
• and Living Machine Las Vegas, NV photo by Kor
  Bras

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Energy and Atmosphere

• Proper Commissioning of the building Energy
  Systems Minimum Energy Performance
• Eliminate CFC refrigerants in HVAC system
• Optimize Energy Performance
• On-Site Renewable Energy
• Measurement and Verification
• Green Power

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Indoor Environmental Quality

• Minimum Indoor Air Quality (IAQ)
• Ventilation Performance
• Environmental Tobacco Smoke (ETS) Control
• IAQ management during construction through
  occupancy
• Low-Emitting Materials and Indoor Chemical
  Pollutant controls
• Lighting control
• Thermal comfort design, control, and verification
• Daylight and Views

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LEED Certification Levels

• Certified
• formerly Bronze
• Silver
• Gold
• Platinum

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Certification of First 148 LEED projects

• http//www.rexelarchive.com/drupal-4.4.2/node/view
  /201

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Cost Premium by LEED Level

• Average cost premium for building green (vs.
  standard methods) 1-2

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LEED Certified

• General Services Administration
• Howard M. Metzenbaum U.S. Courthouse Cleveland,
  Ohio Remodel completed June 2005
• LEED NC Certified v2.0
• Improved Energy performance 15
• Demand ventilation with CO2 monitoring
• 32 water use reduction
• Maintained 95 of existing shell and 59 of
  interior elements
• Brownfield redevelopment through the abatement of
  hazardous materials
• www.ca6.uscourts.gov/
• www.eere.energy.gov/
• http//archrecord.construction.com Van Dijk
  Westlake Reed Leskosky

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LEED Silver
Seattle Biomedical Research Institute
Building LEED Silver 2004              
                            Photos courtesy
Vulcan Inc. The 112,000-square-foot SBRI
Building in South Lake Union is Seattles first
LEED-certified speculative building http//www.djc
.com/news/en/11170260.html        

• Sustainability measures
• Water system reduces potable water use by 23
  over industry standards, saving more than 186,000
  gallons of water/ year
• HVAC system recovers lost heat and cool air,
  which reduces energy use by 30 over industry
  standards.
• Constructed with recycled and salvaged materials,
  including doors and door frames. More than 85
  percent of construction waste was recycled.
• Large windows with light-filtering roller shades
  that control daylight and electric lights are
  minimized by motion sensors and timers
• Native and drought-tolerant plant landscaping
  with no permanent irrigation required
• First silver-level LEED-certified core-and-shell
  lab building.
• Sustainable building acts as a recruitment tool
  to attract a creative class of employee that
  shares the organization core values
• BioQuest Science Gallery is a community forum
  featuring artistic exhibits about global health
  projects

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LEED GoldSolaire Apartments, 2003

• Reduces potable water use by 50 Recycling
  wastewater for its cooling tower, low flow
  toilets and irrigation
• Reduce energy grid demand by 35 with auto
  dimming fluorescent lights, daylighting, and
  west-facing photovoltaic panels supplying 5 of
  the building's energy.
• 93 of the construction waste for the project was
  recycled
• 60of the building materials were made from
  recycled content.
• Access to public transportation, on-demand hybrid
  rental cars, bicycle parking and electric vehicle
  charging.
• Green roof of native plants over 75 percent of
  the roof, helps lower heating and cooling loads.
• http//www.nrdc.org/buildinggreen/casestudies/defa
  ult.asp

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LEED Platinum

• Chicago Center for Green Building
• Originally built in 1952, it was designated a
  brownfield in 1995 due to illegal dumping
  activities of the previous owners. Designated a
  clean site in 1999, design began of the building
  resulting in the first municipal building as well
  as the first renovation in the county to be
  awarded the highest certification level for green
  building LEED Platinum.

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Seattle Examples

• City capital improvement projects over 5,000
  square feet fall under the City's Green Building
  Policy, which sets Silver LEED certification as
  the goal.
• 13 projects have completed the process. 5 are
  under construction and 20 more are in planning
  and design.
• http//www.cityofseattle.net/dpd/GreenBuilding/Cap
  italProjects
• Seattle Central Library by Pat Leahy
• Seattle City Hall by clappstar

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Regulation Strategies
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Denver Regulation Based ExampleDenver Justice
Center

• Examples of Green Building Techniques Used
• environmentally-friendly refrigerants
• minimizing the use of non-renewable resources
  and waste production
• incorporating natural day lighting and
• landscaping with drought-tolerant native plants.

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Scottsdale Regulation Based ExampleArizona State
University Scottsdale Center

• Water features
• Bike paths
• Multi-modal transit center on-site
• Maximum access to views and daylight
• Highly flexible column free floor plans
• Extensive perimeter and interior landscaping
• Major 1-acre public gathering place with a range
  of additional public and semi-private pen spaces

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Austin Regulation Based Example

• Austin pioneered U.S. green building regulation
  during the late 1980s and early 1990s, and
  developed the Austin Green Building Program
  rating system.
• Municipal facilities are required to use green
  technologies since 1993, and achieve LEED silver
  since 2000.
• Austin has the largest U.S. green power grid
  leading in municipal wind power and biodiesel
  production
• Thought leaders with cooperative relationships
  The Clean Energy Incubator is a confederation of
  business, academic, and state government leaders
  devoted to helping clean-energy companies bring
  technologies to market. City of Austin's
  Sustainable Communities Initiative (SCI) exists
  to help the greater Austin region achieve
  economic prosperity, social justice, and
  ecological health - the highest possible quality
  of life in the best possible environment.
• All city facilities, fleets and operations will
  be carbon-neutral by 2020, and 100 percent of
  city facilities will be powered by renewable
  energy by 2012 with CO2 caps and reduction plans
  for all utility emissions to comply with the
  Austin Climate Protection Plan.
• The city is developing residential and commercial
  building codes requiring all new single-family
  homes zero net-energy capable by 2015, and
  increasing energy efficiency by 75 percent in all
  other new construction.
• IBM Tivoli office building earned a 4-Star rating
  from the Green Building Program and a Certified
  LEED rating. Features include a daylight
  stairwell and water retention ponds.
  http//www.austinenergy.com/Energy20Efficiency/Pr
  ograms/Green20Building/Resources/Case20Studies/c
  omm_ibmTivoli.htm

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Incentive Based Strategies
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Denver Incentive Based Example

• SUCCESSES
• Over 30,000 houses have implemented green
  building techniques
• 41 of Denver new home buyers are aware of Built
  Green
• 139 builders participate in the program
• 50 sponsors support the program

http//www.builtgreen.org/
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Scottsdale Incentive Based Example

• SUCCESSES
• In 2005, 33 of all single-family residential
  permits adhered to the citys green building
  policies showing a 21 increase permits from the
  previous year.
• Since 1998, Scottsdale has issued more than 900
  green building permits
• A survey conducted by the National Association of
  Home Builders found that half of consumers that
  were expecting to buy wanted to incorporated
  green features into their home

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Oregon Incentive Based Examples

• Eugene
• Green Building Advisory Committee provides
• no-cost consultation on permitting
• and development review
• processes through the local and state
• requirements for which the City
• has review and approval authority.
• Waive fees for required pre-application
• meetings.
• Expedite the building permit process by
• completing reviews and providing feedback
• to the applicant within 14 working days of
• submittals.
• Portland
• 2.5 million in the Green Building Fund
• Business Energy Tax Credit

• Wayne L. Morse United States Courthouse
• Eugenes Courthouse was rated by the AIA
  (American Institute of
• Architects) association as one of the Top Ten
  Green Projects for 2007.

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Recommendations

• Local and state government agencies need to lead
  by example by applying green building practices
  and LEED standards to municipal and publicly
  funded new construction and renovations.

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Recommendations

• Local governments should implement incentives
  such as an expedited permitting process for
  buildings designed to achieve LEED certification.

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Recommendations

• Updating municipal codes to allow for the use of
  sustainable systems and practices

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Recommendations

• Most effective means for green building would be
  at a municipal level to allow for flexibility and
  site specific buildings.

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Recommendations

• In order to have a successful residential
  program, educational efforts need to be developed
  to provide information on the advantages of green
  building. (Reduced energy/water costs, increase
  in re-sale value.)

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Acknowledgements

• Many thanks to
• Marshall Foster, Sean Cryan, and Bert Gregory of
  Mithun,
• Marni Kahn of the Cascadia U.S. Green Building
  Council,
• Callie Ridolfi and Colin Wagoner of Ridolfi Inc.,
• Greg Williams of SRG Partnership, Inc.,
• Dale Morse of the University of Oregon,
• Ashley Zawrotny with the City of Scottsdale, AZ,
• Lucia Athens with the City of Seattle, WA,
• Tracy Mitchell of the Seattle Biomedical Research
  Institute,
• and David Tetta, Tim Trohimovich, and Jim
  Shellooe with the University of Washington
  Environmental Law and Regulation program.
• for their generous donation of time and resources

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Questions?

• http//www.beirutbeltway.com/photos/uncategorized/
  confused.jpg