Bryn Nelson, green building - Covering the Green Economy

Brown Roofs, Blue Dorms and Platinum Condos: Emerging Trends in Green Building Bryn Nelson [email_address] Twitter: @SeattleBryn

I. Put a “Green” Lid on It: What green (and brown) roofs can teach us II. Follow the LEED-er: Labels as a departure point, not the destination III. Forever in Blue Jeans ? Insulation wars & other adventures in building materials IV. Extreme “Green” Makeovers: Where do we go from here?

I. Put a “Green” Lid on It
Movement began in Europe (most studies in German!)
Growing medium = NOT dirt
THEN:  runoff,  energy consumption and temperatures
NOW:  property values and occupancy, tourism, agriculture,
education, conservation, sense of community

California Academy of Sciences, San Francisco Photo credit: Green Roofs for Healthy Cities ( www.greenroofs.org ) and Rana Creek Living Architecture Green Roof Posterchild: Innovation, Conservation, Education & Tourism

9 indigenous plants;  conc. of wildflowers in SF
LEED Platinum
2.5 acres
Roof slopes help ventilate and cool
Cooling effect: 10 °F
Prevents 70% of runoff
FEATURES: California Academy of Sciences, San Fran.

Photo credit: Green Roofs for Healthy Cities ( www.greenroofs.org ) and Barrett Company O’Hare Airport, Building 607 (17,800 sq. ft or 0.4 acre)
Native grasses;
growing medium: 6 in.
Water requirements:
1 in/week in summer
Extensive Roofs: Low-Maintenance CLAIM: Easier & cheaper) retrofit of buildings BUT: Limited plant choice; not as visually pleasing FEATURES:

Green & Brown Roofs: Providing/Restoring Habitat Photo credit: Green Roofs for Healthy Cities ( www.greenroofs.org ) and Fred Ballerini Big Sur guesthouse & garage in California
Habitat for endangered
Smith’s blue butterfly
Habitat also supports
plants, birds, reptiles
POLITICS: residence / commercial building as “ natural” habitat? BROWN roofs in London = black redstart habitat FEATURES:

Photo credit: Green Roofs for Healthy Cities ( www.greenroofs.org ) and Green Living Technologies, LLC Green Walls: Urban Gardens
Tomatoes, strawberries, hot peppers, sugar baby watermelon, lettuce, radishes & legumes
4 locations in downtown LA (750 sq. feet)
FEATURES:

Intensive Green Roofs: Ag., Ed., Social Services Gary Comer Youth Center in Chicago Photo credits: Green Roofs for Healthy Cities ( www.greenroofs.org ) and John Ronan Architect
Central garden: 8,160 sq.-feet; growing depth of 18 to 24 in.
Green roof garden manager in educational programs
FEATURES:

Green Roofs as $elling Points : By Land South Boston condos with two-tiered intensive green roof
LEED Gold Certified
Upper roof: 8 in.
Rec. tier: 6-60 in.
Photo credit: Green Roofs for Healthy Cities ( www.greenroofs.org ) and Landworks Studio, Inc.
Focal point for
neighborhood
Pool, green space –
with hills!
Picnic area
FEATURES:

Green Roofs as $elling Points : By Sea! Celebrity Solstice Cruise Ship
15,000 sq. foot “Lawn Club” green roof for recreation
REQUIREMENTS:
Arctic, N. European,
Mediterranean &
tropical weather
Resist 100 mph winds
(gusts over 120 mph)
Withstand sliding (up
to 12° or 27%)
Highly salt-tolerant
Photo credit: Green Roofs for Healthy Cities ( www.greenroofs.org ) and Green Roof Service LLC
H 2 O runoff tanks
and solar panels
FEATURES:

Can a White Roof Be “ Green ”? Metal Roofs CLAIM: Durability = more environmentally friendly CLAIM: Made from 95% recycled aluminum CLAIM: Reflective pigments =  attic heat by up to 34%;  energy savings by 20% or more Source: Classic Metal Roofing Systems; www.classicmetalroofingsystems.com White Roofs ( 2000 Florida Solar Energy Center Study) CONCLUSION: White, highly reflective roofs  cooling energy savings by 18-26% (white flat ceramic tile, white S-shaped tiles, white metal) CONCLUSION: “White metal had the best cooling related performance” in South Florida Sources: www.fsec.ucf.edu/en/publications/html/fsec-cr-1220-00 ; “White roofs back on agenda,” keynews.com, Jan. 12, 2010, http://keysnews.com/node/19948 BUT: Battle over historic preservation vs. energy conservation in Key West; Historic Architectural Review Commission denied homeowner’s request to paint his metal roof white to save energy BUT: More expensive

II. Follow the LEED-er
100-point scale + 10 bonus points
Certified = 40+
Silver = 50+
Gold = 60+
Platinum = 80+
Voluntary green building rating system
U.S. Green Building Council; www.usgbc.org
Measures: sustainable sites, H 2 O efficiency, energy & atmosphere, materials & resources, indoor environmental quality, locations & linkages, awareness & education, innovation, regional priority

“ Put simply, a building’s LEED rating is more like a snapshot taken at its opening, not a promise of performance. Unless local, state and federal agencies do their part to ensure long-term compliance with the program’s ideals, it could end up putting a shiny green stamp on a generation of unsustainable buildings.” -Alec Apelbaum, “Don’t LEED Us Astray,” NYT May 19, 2010 LEED: A Point of Departure, No Longer the Destination

Common Labels (too easily attained?):
ENERGY STAR www.energystar.gov
WaterSense www.epa.gov/watersense
Criticisms: Other certifications & awards don’t consider context (Mass transit nearby? Proper siting of building on property? Contributing to sprawl?) Other Considerations

Bottom line: building codes are the key
New standard: International Green
Construction Code
www.iccsafe.org/cs/IGCC/Pages/default.aspx
Next Stop: Code Green
Building sector: 50% of U.S. energy consumption
42% operational costs; 8% building materials
Source: Ed Mazria, Architecture 2030 www.architecture2030.org

Virtual Tools of the Trade Pharos : “Offers green building professionals the most comprehensive view of the environmental health impacts of specific products available anywhere.” www.healthybuilding.net Athena Institute’s Impact Estimator for buildings: www.athenasmi.org/tools/impactEstimator/index.html The Natural Step’s Sustainability Life Cycle Assessment: www.thenaturalstep.org/en/sustainability-life-cycle-assessment-slca GreenBlue’s Green2Green comparison of green building products: www.green2green.org Amicus Green Building Center : An “online green hardware store” for the Baltimore-DC region www.amicusgreen.com G2N Smart Energy Suite: “Provides the ability to track, manage, and reduce Energy consumption for medium to large buildings http://green20now.com

Names, Names, Names Credit: word cloud created with Wordl

[Green arrow up; Sprecken zie Greenish? Photo Credit: dangoat, via Flickr Creative Commons HUH? I’m installing a photovoltaic system AHA! The sun will generate electricity for you HUH? I’m installing a geothermal pump AHA! The ground’s stored warmth will help heat your home in winter HUH? Your building envelope is inefficient AHA! Your walls, roof, doors, & windows are leaking energy HUH? I’m installing a variable frequency drive AHA! This will ensure you’re only cooling the areas of the building that you need to Spreckenzie Greenish?

Either an independent service or an add-on to home inspections
Ex: Cleveland-based Pro Energy Consultants founded in 2008, now 54 franchises
www.proenergyconsultants.com
YES! Home Star Energy Retrofit Act of 2010 (HR5019) passed House & pending in Senate; $6 billion for energy efficiency retrofits NO! Could  the risk of scams Source: Deniene Husted, SDR Consulting, [email_address] Growth Industries: Energy Auditors

Metering, monitoring, audits & analysis for “green”
businesses solutions
Ex: New York-based Ecological www.ecologicalgroup.com
Phoenix-based Rider Levett Bucknall www.rlb.com
STICK: “Last year saw the first of what will likely be countless successful lawsuits where building occupants were able to prove that their offices made them sick , and start winning large sums from landlords, builders, architects and developers for negligence relating to occupant health and welfare.” - Kimberly Phipps-Nichol, www.bluewaterstudio.us (emphasis mine) CARROT: Green 20 Now: improve efficiency & cut energy usage http://green20now.com/cms/ Growth Industries: Commercial Property Consultants

Green Roof Nursery Specialists: Sedum and ice plant succulents, modular trays,
and region-specific ornamentals
Princeton, Ontario-based Sedum Master www.sedummaster.com
Street, Maryland-based Emory Knoll Farms www.greenroofplants.com
Nebo, NC-based Carolina Stonecrops www.greenroofplants4u.com
Architectural Salvage Yards:
For renovations and new homes
Second Use www.seconduse.com
Earthwise www.earthwise-salvage.com
The RE Store www.re-store.org
Photo credit: gilintx via Flickr Creative Commons

III. Forever in Blue Jeans ? (the green housing materials industry wants your pants)
KEY INTERVENTION POINTS for  efficiency in existing homes:
New sale
Renovation
Refinancing
BUT: How do you decide which materials to use (cost, effectiveness, green cred)? OTHER TOP CONSIDERATIONS: Insulation, building design, H 2 O conservation, using sustainable (local) products

“ If everything claims to be green and most everything has some sort of green label, it can be difficult to discern green from greenwash .” - Paul Bogart, Director of Programs for Healthy Building Network www.healthybuilding.net
“ People often have more good information about a car, or cell
phone, or laptop purchase than [about] their homes.”
B. Brian Phillips, Interface Studio Architects LLC
[email_address]
Information, Please

Insulation Wars! “ Among all the choices out there for insulation, cellulose is by far the most environmentally-responsible.” YES! 83% recycled materials YES! 40%  in energy costs (when installed properly) Source: Natalie Hoch, National Fiber www.nationalfiber.com NO! Insulating value similar to fiberglass (less than other new materials) Photo credits: Bryn Nelson

Spray foam insulation NO! Petroleum-based product YES! Inert once applied, tight seal provides great air-sealing properties Soy-based insulation YES! More environmentally-friendly NO! Not always locally available, in WI must be shipped from 3 states away Photo credit: Kanko* via Flickr Creative Commons Photo credit: resourcerobin.com

Photo credits: jeans courtesy of jerryonlife via Flickr Creative Commons; insulation courtesy of resourcerobin.com Recycled denim insulation YES! 85-90% recycled content, easy to work with NO! Insulating value to similar to fiberglass (less than other new materials)

Other Surfaces: The “Bamboo Floor” Issue BUT: Bamboo means China (6,900 miles from WI)
Hardwoods can be sourced
from sustainable forests
200 miles from WI
(3 different certifications)
CLAIM: Bamboo is eco-friendly, cheap (up to 50% less), attractive Source: Robin Pharo (Director, Wisconsin Green Built Home Program); www.resourcerobin.com Photo credit: bunnicula, via Flickr Creative Commons SO WHICH IS BETTER?
Most have formaldehyde
binders in adhesives
(EPA: gas is irritant & may
cause cancer)

Eco-Eucalyptus? BUT: Lyptus is grown in Brazil (3,200 miles from WI) CLAIM: Lyptus looks like cherry or mahogany; 10 to 40% cheaper CLAIM: Forests grow rapidly, 11x more productive than temperate forest CLAIM: Lyptus forests = 30x more lumber than unmanaged temperate forest “ Beautiful. Exotic. Eco-Aware.” Source: Weyerhaeuser www.lyptus.com Photo credits: Lyptus.com

Rice to the Rescue? GeoDeck: Major type of composite wood alternative Source: Green Bay Decking www.geodeck.com CLAIM: Less fading, low-maintenance, low H 2 O absorption, long-lasting BUT: Reports of “crumbling & bowing” on DIY forums; unclear if = to hi- density wood in performance CLAIM: 25+% recycled rice hulls; 25+% reclaimed paper waste, & “ prime virgin polymer” Source: www.xomreviews.com/geodeck.com Photo credit: Green Bay Decking (www.geodeck.com)

The Sward and the Stones: Permeable Paving
An old technique, reinvented
CLAIM: Permeable surfaces = 
runoff =  stress on city sewers

CLAIM: Can incorporate recycled
materials, like concrete & rubber

CLAIM: Removes pollutants by
filtering water

BUT: More expensive &
time-consuming to install
Photo credit: Miles Chafee, Milestone Imports; www.milestoneimports.com

“ As the green building industry matures, people are starting to realize that there’s no perfect product and there’s no perfect solution. What’s right for one client and one project isn’t necessarily right for the next one.” -Robin Pharo www.resourcerobin.com In other words, ONE SIZE DOES NOT FIT ALL, BUT... “ There are very few absolutely wrong choices. If you’re putting any basic thought into, ‘Let’s make this a more sustainable choice,’ you’ve taken a good first step.” -Robin Pharo How to Choose?

IV. Extreme “Green” Makeovers: Where Do We Go From Here?
Key drivers in greening of commercial buildings:
-Federal government
-Corporate and nonprofit HQ
-Higher education
Other important sectors:
-Healthcare
-Hotels
-Restaurant Industries
States, counties & cities enacting sticks and carrots

Federal Government Example: U.S. Embassy in Sofia, Bulgaria REQUIREMENTS: After 1998 bombings of African embassies, new compounds demanded more security Credit: U.S. Department of State

FEATURES:
1 st U.S. embassy to win LEED certification
1 st LEED-certified building in Bulgaria
30%  in energy costs; 21%  in water use
Security setback requirement = 4 acres of wildlife habitat
Model for 15+ more embassy compounds
Source: U.S. Green Building Council (pdf available at www.usgbc.org/ShowFile.aspx?DocumentID=3381 ) U.S. Embassy in Sofia, Bulgaria

Nonprofit Sector Example: National Tropical Botanical Garden on Kauai, Hawaii REQUIREMENTS: Bug-proof, humidity- controlled “ clean” lab; can withstand Category 5 hurricane (155 mph winds) Photo credit: Bryn Nelson

FEATURES:
1 st LEED-certified on Kauai
Bullet-proof glass
Wind-resistant solar panels integrated into roof
Rainwater catchment (25,000 gallons)
Stairs & walls = reclaimed wood from Indonesian ships
30%  in energy use
National Tropical Botanical Garden Juliet Rice Wichman Botanical Research Center 2008 blog on building’s features: http://ntbgfellows.wordpress.com/scientific-research-and-education

“ Kids have grown up with this. I don’t think that this generation would stand for a wasteful building.” - Julie Taylor, Taylor & Company ( www.taylor-pr.com ) Higher Education Raises the Green Bar 2 Ithaca College Dorms in upstate NY receive “Energy Star” rating Source: “At Upstate Campus, Saving Energy Is Part of Dorm Life” NYT , April 16, 2010
Rise of the “eco-reps:”
the ultimate in green peer-pressure
Energy STAR’s blue label not just for
refrigerators and A/Cs anymore

Colonial Residence Hall, Emerson College, Boston Photo credit: Architect/Interior Designer: Steffian Bradley Architects; Photographer: Robert Benson Photography
Daylighting
Recycled rubber flooring
Low-flow plumbing
Sculpted ceilings (Forest
Stewardship Council
certified wood)
LEED Silver
Conversion of historic
office building to dormitory
Reclaiming Buildings: “Old is the New Green” FEATURES:

Unity House: President’s Residence, Unity College, ME Nothing for Something: Net-Zero Buildings
FEATURES:
0 net carbon emissions
LEED Platinum
Solar-powered hot H 2 O
Daylighting
Super-insulation 
heating requirements
Energy meter in LR
Prototype for “Unity House” line
Photo credit: Bensonwood Homes www.bensonwood.com/unity

Net-Zero High: LA Unified School District South Region High School #15 (San Pedro neighborhood) Credit: CO Architects www.coarchitects.com

OTHER FEATURES:
Solar panels (70% of electricity)
36 wind turbines (30% of electricity)
Green roof
Daylighting
Landscaping w/ drought-tolerant natives
$85 million; scheduled completion: 2012
Net-Zero High

Building Healthier Hospitals “ How can we consider designing a sick building for a medical facility where people are seeking to get healthy?” - D. Dawnia Bell, www.dailygreendiva.com Health Care Without Harm www.noharm.org Practice Greenhealth www.practicegreenhealth.org

Credit: CO Architects www.coarchitects.com Palomar Medical Center West North San Diego County

FEATURES:
Follows Green Guide for Healthcare recommendations
Main exposures face N & S, allows for max. daylight but  heat and glare
Green roof w/ garden (designed to be therapeutic)
Landscaping w/ drought-tolerant natives
360-bed hospital
Palomar Medical Center West

Restaurants Serving Up a Slice of Green? Revd UP Pi in Manhattan - “Leading the Pizza Revolution”
Retrofit of drug store, applied for LEED Platinum
Exterior drywall is product of wastewater treatment industry
Insulation: recycled denim
LED light fixtures; solar panels/wind turbines on roof
Interior features from reclaimed/ reused items
Source: Rob Nichols, Berkshire Consulting www.nicholsinternationalllc.com FEATURES:

Rooftop herb garden; microherbs in the windows
Organic pizza, some with added nutraceuticals
Heat from pizza oven will help heat building and water
Revd UP Pi in Manhattan
Highly filtered air and water
BUT: Is the pizza any good? “ Our pizza here will be one of the top three in Manhattan.” - Rob Nichols, Berkshire Consulting www.nicholsinternationalllc.com MORE FEATURES: Photo credit: Puck777 via Flickr Creative Commons

APPRAISALS: Real estate appraisals haven’t caught up to consumer demand for green add-ons. For many green products, no agreed-upon market value, forcing consumers to pay cash upfront. INSURANCE: Some net-zero homes = trouble w/ insurance (“No external heat source?”) One owner lied & said he had oil heat. Not Everyone Is Up To Speed Photo credit: Bryn Nelson

Montgomery County, MD: "RainScapes Rewards” offers max. subsidy of $1,200 for converting driveway from impermeable to permeable www.montgomerycountymd.gov/dectmpl.asp?url=/content/dep/water/rainscapes.asp New Jersey: New Jersey Clean Energy offers financial incentives, programs & services www.njcleanenergy.com California: California Solar Initiative, via PG&E, offers variable incentives for installing solar panels. www.pge.com/myhome/saveenergymoney/solarenergy/csi/index.shtml Photo credit: Robert Couse-Baker via Flickr Creative Commons BUT: States and cities struggling financially; temp. measures can create “boom and bust” cycles

Philadelphia: Passed new stormwater requirements, w/ impending stormwater tax. Result: More green roofs Source: B. Brian Phillips, Interface Studio Architects LLC ( [email_address] ) Austin: New mandate requires energy audit before home is sold Result: Boon for energy auditors, boom in energy efficiency Source: Jon Boggiano, www.everblueenergy.com San Francisco: New legislation (Green Landscaping Ordinance) requires 50% of surface area in new front yards to be permeable Result: Less runoff? Source: Jill Phillips, www.fishmanpr.com Photo credit: Victoria Williams via Flickr Creative Commons

LIGHTS: Installing a dimmer can  output by 5% and  savings, especially for commercial buildings. THERMOSTAT: Adjustable thermostat could keep you from getting overheated by the bill WINDOWS: Opening your windows can lessen the need for A/C and improve indoor air quality What Consumers Need: More Gain “ If you design a building without air conditioning and operable windows, how can you be sure occupants will do the right thing?” - Marti Mueller, Stantec www.stantec.com

What Consumers Want: Less Pain Saving energy requires awareness, understanding, and investment – NOT necessarily scratchy briefs (but hang onto them; they could make great insulation) Photo credit: resourcerobin.com

Bryn Nelson, green building - Covering the Green Economy

by Reynolds Center for Business Journalism on Jul 07, 2010

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Bryn Nelson, green building - Covering the Green Economy — Presentation Transcript