As public interest, awareness, expectations and market demand grows, developers and builders find themselves deciding their building projects are going green. What’s next and how far should they go? Here are a few simple suggestions for consideration:
Start early
Establish green building goals as early as possible in the process. It is significantly easier and far more effective to design sustainable, green features into your project from the start than it is to try to force them in later. A simple concept, but probably the most overlooked.
Define your motivations
The motivations to undertake green building projects are varied and may range from simply trying to get ahead of the wave with market positioning and/or public relations value, capturing the long term economic and health benefits of greener facilities, attracting and retaining staff, or simply the benevolent philosophy that is the right thing to do. Those motivations, like a mission statement, will assist in guiding the decision processes.
Establish priorities and green building goals
Several national studies are suggesting that (depending on the project type and scope) certified green buildings currently have dropped to an average first design and construction cost premium of around 1 percent to 2.5 percent. However unless you have unlimited resources at your disposal, you really should predetermine your priorities prior to deciding to go for “platinum.” Some green building features actually save money from the start or are cost neutral, however, some strategies may increase first cost, and others will never pay off. For those with higher first costs I always encourage clients to consider what is an acceptable threshold or return on investment for those items, or consider if there an intangible benefit that makes it worthwhile.
Determine green building strategies that make sense for your project
Prior to targeting or selecting points in a green building rating system, gather the design team with the owner representatives in an eco-workshop. Based on the particular parameters and unique conditions of your project, brain storm on opportunities, strategies and synergies that can really make the project effective. I find this approach is far more beneficial and realistic than letting points in a score card drive your development goals.
Select the green building rating system that is right for your project
There are a whole host of third party green building rating systems you may want to consider, although there are a few rising to the top as the most common and familiar. Examples include:
Energy Star. If your goals are really only focused on saving energy, you may be able to get your building Energy Star certified. This is a joint program of the U.S. Environmental Protection Agency and the U.S. Department of Energy.
Green Globes. Operated by the Green Building Initiative, this system is a rating system and guide for integrating environmentally friendly design into commercial buildings. It also can provide optional recognition through third-party verification. This system takes not only energy efficiency into account, but also factors in a range of other environmentally responsible strategies under categories including project management, site issues, water, resources, emissions and indoor environmental quality.
LEED. The U.S. Green Building Council’s Leadership in Energy and Environmental Design rating system is perhaps the fastest growing and most nationally and internationally recognized green building certification system. Categories are similar but more comprehensive and stringent than those in the Green Globes program. Addressing different project types, there are currently nine different variations to the LEED rating system: new construction, existing buildings, commercial interiors, core and shell, schools, retail, health care, homes and neighborhood development.
Timothy Buckley, licensed Architect and LEED Accredited Professional, is principal of Greenstone Architecture, PLLC. He is president of the American Institute of Architects, Washington Council. He can be reached at www.greenstonearchitecture.com, 360-695-5454 or tbuckley@greenstonearchitecture.com.
