Posts Tagged ‘land for sale’

Posted on March 3, 2009 - by admin

Sustainable Building | A Thriving Industry Amidst the Economic Nightmare

Sustainable Building | A Thriving Industry Amidst the Economic Nightmare
By: Kristin Harding

It’s just depressing really. You turn on the television, radio or flip through the newspaper and the economic nightmare is staring you in the face. But there is a “green lining” to the thunderstorm that is our economic tragedy. “There is?” you ask. Yes, the January 2009 issue of Environmental Building News (EBN) took an investigative look at green building and results show that architecture, engineering and construction firms have the ability to conquer this crisis and achieve financial success while continuing on their path of helping the environment with their sustainability muscle. The article published in EBN, entitled, “Finding the Green Lining: Surviving and Thriving in an Economic Downturn” reminds us that there is hope amidst the dreary downfall of our economy, and that’s a welcomed reminder in my book.

“What is your company’s strategy for surviving the economic downturn?” that’s the question ringing through the halls of so many companies across the world. The typical response is to cut expenses and reduce the workforce. However, it is the atypical response to make changes through energy consumption and adopt the “less is more” mentality that is catching on. It is because of this aim to consume less that the green building and sustainability industries have been placed in the spotlight more than ever. So, what is this “apple of one’s eye” industry doing to stave off the economic evildoer? They are educating consumers about simple changes that will help reduce costs and allow them to keep valuable employees. The best part is that these changes are bringing about positive results and those results are ringing through the halls too. The more people hear about the benefits of sustainability the more they want to learn. Once they learn how easy it can be, they’ll hire a firm to assist them with the transition. It may be in a commercial project or it may be in smaller areas of a residential home – but the fact is that in one way or another people CAN do their part to go green and help their environment, family and pocketbook. Who wouldn’t want to jump on that bandwagon? It’s as if sustainable building or green living were the prince that rode in on his white horse to save the day! Essentially, when businesses apply the teachings of sustainability, they also thrive; which is evident through decreased costs of doing business. So it’s not only the designers, architects or builders helping others jump on the sustainability bandwagon that make money; it’s those companies that hire green gurus for their help too. Cue, the flourishing world of green!

The majority of the population that makes up the design and construction industry aren’t seeing hoards of people walking in the door to put up brand spankin’ new buildings, not to say that those clients don’t exist. But, they are seeing more business owners who recognized the huge jump in energy prices as a wake-up call to make the most intelligent changes they can to conserve. People are making modifications where they can in the structures that are already in place by upgrading current systems and creating programs to be more energy efficient. I’m sure this question has been posed to you already, but I’m going to ask it anyway. If the president of your company asked you and your co-workers if you would rather change the number of hours in the work week, practice more sustainability and downgrade the company holiday party or potentially face getting laid off, what would you pick? If it were, I’d absolutely say let’s make the changes to avoid layoffs.

When I set out to write this series, my goal was to hit home the concept that everyone wins by going green – money is saved and our planet is taken care of – and if we can continue this movement imagine what kind of future this planet holds. We’ve painted a much prettier picture in my mind. So go out there and be a responsible and efficient consumer – and as always – go green!

Posted on March 3, 2009 - by admin

Sustainable Building | What is LEED?

Sustainable Building | What is LEED?
By: Kristin Harding

The Leadership in Energy and Environmental Design, or LEED as it is commonly called, was established by the United States Green Building Council (USGBC) to develop a rating system for green building. It is the measure for design, construction and operation of green buildings. LEED advocates sustainability through a whole-building approach in 5 areas of performance in human and environmental health. Those 5 areas are:
• Energy efficiency
• Sustainable site development
• Water savings
• Materials selection
• Quality of indoor environment

The rating system is tailored to each project and coincides with LEED specific programs. A handful of these programs are New Construction, Existing Buildings, Commercial Interiors, Core and Shell, Homes, Neighborhood Development and Schools. The rating system fosters global endorsement of sustainable green building and improvement through the “creation and implementation of universally understood and accepted tools and performance criteria.” The criterion is developed by leaders in their specific industry and ranked in 4 levels of certification; in ascending order those levels are: certified, silver, gold and platinum. These LEED certifications are directly related to the number of credits earned in each of the 5 performance categories listed above. Currently, the LEED standards are applicable to new commercial construction, major renovation, interior projects and existing structure operation. However, standards are being developed to include construction for commercial core and shell, neighborhood development and new homes.

The members of the USGBC recently approved a revision to the LEED rating system that will be effective in March. This update, known as LEED 2009, hopes to bring about more consistency within the family of LEED rating systems, more focus on energy and climate issues through the use of more scientific benchmarks and an evaluation of building technology. The point system for all LEED programs will consist of 100 points with a possible 10 point “bonus.” Previously the system was based on 64 points with a potential for 5 bonus points. A sliding scale was created to earn marks for optimizing energy efficiency, with a maximum of 19 points, as compared to the former maximum of 10 points. With changes like this you can see that the projects hoping to be LEED certified will need to have a much heavier focus on energy performance. Some of the other changes reflected in the LEED 2009 rating system are:

• 20% reduction in water-use is now mandatory for certification; previously you would have earned 1 point for water-use reduction.
• The “Sustainable Sites” category will contribute to almost 24% of the maximum score, this is about 4% higher from the old rating system.
• LEED 2009 offers bonus points to those that put an emphasis on their regional environmental goals (to be published in March).
• The “Energy and Atmosphere” category now makes up nearly 32% of the total score; formerly it was approximately 25%.
• Access to public transportation earns 6 points as opposed to 1 point prior to the revisions.

I would venture to believe that USGBC anticipates applicants to shine their spotlights on energy use and renewable energy sources – as that has been a driving force as of late.

Some of you reading this may already know that it’s not easy being green (thanks Kermit) and in order to obtain LEED certification you have to put yourself to the test through the USGBC’s certification process. The USGBC’s website has a multitude of information about the process, helpful documents and guides, a listing of professionals that are LEED accredited and schedules for LEED training workshops and conferences. The certification is performed by a third-party who will evaluate the building to ensure that it meets the highest standards of sustainability. If you’re uncertain as to whether or not your building has the potential to be LEED certified, take a moment to review the LEED checklist.

Going through this process has incredible rewards not only for the environment but from a financial standpoint. When your building is LEED certified you qualify for special tax rebates, zoning allowances and benefits in hundreds of other cities. The federal economic stimulus package also provides existing buildings the opportunity to take advantage of these benefits by properly retrofitting current equipment and structures. As you can see, LEED is the yardstick by which the green building industry is measured through its efforts to champion environmental friendliness and efficient use of energy. In my final installment of this series I’ll discuss how sustainable building should stay afloat amidst the economic downturn – yes some industries will thrive during this and I believe sustainability is just now gaining popularity. Until our next discussion, go green!

Posted on March 3, 2009 - by admin

Sustainable Building – The Importance of Planning

Sustainable Building – The Importance of Planning
By: Kristin Harding

The planning process is relevant when it comes to virtually any building project, but because of the many idiosyncrasies involved in sustainable building, the planning process becomes much more crucial. Previously in this series we’ve discussed the financial benefits and key elements of green building. During this installment I would to emphasize the importance behind the planning process and give you some ideas about how to approach the plan. While it may seem elementary, there are several missteps that can occur causing your project to run off the tracks.

Before you begin seeking a professional team to assist you with the build (which you most definitely will need), think about your own ideas, priorities and expectations; having a clear understanding of what you want will benefit you immensely when you begin interviewing potential builders, architects and designers. If you have the ability to draw, sketch something out. Or maybe you know of certain materials you want to utilize in your build – see if you can get a sample. Also take into consideration the complexity of your project. Are you looking for a technologically savvy structure with the latest and greatest or are you more traditional? Browse the web for images that you like and use them when you meet with architects and designers. By doing some of your own homework, you’ll come to the table with a clear mind, great ideas and an edge when it comes to knowing price points for materials, labor, professional fees, etc.

Once you have some of your goals in place, start looking for a professional builder, architect and designer that have excellent track records for quality work that runs according to schedule. This information is basic stuff that you would want to know about anyone involved in your build; however, more in-depth questions you should pose might be:

• What kind of general knowledge do you possess regarding green building?
• What is your understanding of sustainable building and how do you implement your philosophy in your projects?
• What is your expertise with more unconventional methodology for green building, such as, water catchment basins and other sustainability techniques?
• Are you involved with other sustainable building organizations?
• Are your subcontractors knowledgeable of the principles of sustainability?
• What projects are you working on currently?
• Can you furnish me with references and images of your work?

Of course everyone is going to want your business, so keep your feelers out for those that are just telling you what you want to hear. Discuss prices with the builder and make sure they give you straightforward answers – if they’ve been in the business long enough price points should be clear and concise. Ask if you can visit buildings that have been completed. Additionally, if you are able to get information about current projects that are in the building phase drive by the location and see if it meets your standards. Remember, part of sustainable building is caring for the environment during the building process through recycling and responsible clean-up procedures. Now, don’t go break any laws or trespass – but perform your due diligence. If anyone is wary of allowing you access to completed projects or those that are in the building process, I would steer clear of those individuals.

When considering the architectural and design team for your project, look for someone that resonates with your concept and expands on your ideas with their professional opinion. Additionally, you want someone who knows the ins and outs of LEED certification for green buildings and it would preferable if they were LEED Accredited. Some design teams can also assist you with meeting the appropriate qualifications for Federal Energy Tax Credits. The Emergency Economic Stabilization Act of 2008 offers many incentives for businesses and consumers, keep these tax credits in mind when planning your build. The Solar Investment Tax Credit, which is part of the Emergency Economic Stabilization Act of 2008, includes an 8-year extension of the solar investment tax credit in both the commercial and residential sector and completely omits the monetary cap for residential solar electric installations. As you can see, with the multitude of tax savings involved with green building, it is well worth your time and money to hire the right professional that will assist you with your project and help you obtain the tax credits that you are eligible for.

During the planning/design process it is important that strategies of each “team member” are in alignment with one another. If strategies conflict, you could have a huge mess on your hands. In an effort to sum it up, the planning process should encompass innovation, partnerships, accountability for performance and collaboration through various disciplines. In my next installment we’re going to discuss information about LEED certifications. Until next time, go green!

Posted on March 3, 2009 - by admin

Sustainable Building | What Makes a Green Building Green?

Sustainable Building | What Makes a Green Building Green?
By: Kristin Harding

The first installment of this series was about sustainable building pertaining to the financial benefits and potential profits involved with building green. In this second installment, I want to discuss some of the basic elements of green building. Some people believe that it takes a cornucopia of materials and structure to deem your building green, others believe that it takes very little – use this wood and these windows and you’re done. With that being said, join me as we delve into some of the core principles behind sustainable building.

Site Location
The initial thought should be focused on the site location. We’ve all heard the saying in real estate, “location, location, location!” That phrase is also true with sustainable buildings. However, what makes the proper location with green buildings is different. While the location is important, the other key factors are the potential to rehabilitate or recycle an existing building if you make the decision to not start from the ground up. In conjunction with the site location, orientation and landscaping play important roles as they both have an impact on the surrounding ecosystems, modes of transportation and energy use. Smart, forward thinking is paramount in the development phase of sustainable and whole building design. Think about your growth potential, take into account your security requirements, access roads, lighting and parking parameters – because if these elements (and many others) are not integrated at the initial stage of site design, the integrity of your project could be adversely affected. The point is to achieve optimal results that will create a beautiful, intelligent and truly sustainable design.

Responsible Use of Energy
Our next principle, the efficient use of energy, is a big one and the driving force for those who want to go green. Did you know that 76% of all the electricity produced by power plants in the United Stated are allotted to the building sector? Additionally, it also accounts for 38% of carbon dioxide – a main greenhouse gas that affects changes in our climate – 49% of sulfur dioxide and 25% of nitrogen oxides that are found floating in our air. Not to mention that most of this energy is generated from non-renewable, fossil fuel resources. This should be a major concern as the United States’ supply of fossil fuel is rapidly declining. With so many issues surrounding energy use, let’s be thankful for those that thought of the alternatives to consuming energy in a responsible manner. Your design should look to utilize renewable sources like, passive solar heating, natural lighting and photovoltaics. Next, think about proper HVAC and lighting systems that will reduce the energy load by utilizing components that are climate-responsive. Federal regulation codes provide you with the requirements for these types of systems that are more energy efficient. Additionally, the use of sensors can assist in regulating loads based on the number of occupants in the building and the availability of natural resources based on the time of day. I also think that while we can implement these tools to help conserve our energy use, wouldn’t it be even better to monitor the efficiency and savings? As part of your design plan, devise a program to track the use of your systems and contrast them to equipment that is similar in size and scope but less energy efficient.

Water Conservation
By reducing water consumption and improving quality you have hit one of your goals in sustainable design. A key concept of water conservation is to elevate your dependence on water that is collected, used, purified and recycled on the premises. There are several ways to conserve water and its quality.
• Use of indigenous plants in your landscape design that can tolerate the native soil and precipitation.
• Installment of water-efficient plumbing like toilets, urinals and faucets; caulking around pipes and plumbing fixtures.
• Utilize water catchment basins and cooling towers.
• Protect water quality by using non-toxic cleaning products, eliminate the use of materials that are lead-pollutants and install water runoff filtration systems.
• Use groundwater, greywater and roof water for tasks on-site.

The Use of Environmentally Friendly products
The idea behind sustainable/green building is to look at the impact over the course of a life cycle, by using environmentally friendly materials. Part of this investigation is the research involved in a life cycle assessment (LCA). As I mentioned in the site location portion of this installment, the ability to rehabilitate an existing building is preferable. If this option is not feasible, try revitalizing existing equipment, materials and furniture. There are other resources like ATHENA, which approaches sustainability through LCA. They also have a great “EcoCalculator” that will give you a non-biased comparison of common building assemblies. When considering materials, maximize the recycled content of new materials and omit the use of materials that are toxic during the manufacturing process and utilization. Lastly, plan an initiative to recycle as much as you can during the construction or rehabilitation phase and reduce the amount of waste on the construction site that could negatively impact the environment.

Happy and Healthy Indoor Environment
By taking the sustainable building route you can rest assured that the individuals occupying the space will be happier, healthier and more productive. My first installment discussed the benefits of sustainable building and the positive impact it has on sales and employee productivity. Here are some basics that will assist you with providing a better work environment:
• Provide a quality water filtration system (please, do not provide bottled water) and customized water containers, like Sigg or Nalgene.
• Use HVAC systems that will control humidity, preventing mold and airborne bacteria; and provide proper ventilation and outdoor air where available.
• Use paint with low volatile organic compounds (VOCs) or zero-VOC.
• Make design choices that will allow people the opportunity to glance outside – aesthetics and views are important to employees, not to mention this could also provide outdoor ventilation through the use of windows.

Building Maintenance and Operation
After going through the process of creating a beautifully sustainable building the last thing you want to do is defer regular maintenance and throw the “go green” mentality out of the window. Once you have people occupy your building make sure that they understand the culture of sustainability and the importance of carrying these principles forward. Provide cleaning products that are non-toxic, implement a recycle program in your space and remind them that it takes everyone doing their part to keep the mentality alive, as I believe that this is an important aspect of maintaining the integrity of the structure. Regular maintenance, such as pest control and cleaning, should use non-toxic products. Perform frequent check-ups on the systems throughout the building and make reminders about service appointments. In general encourage practices that cover these basic concepts and welcome the opportunity to expand on them.

Now that was a crash course on the basics of what makes a green building green. To encompass the information that I’ve listed above, try and remember these core objectives of sustainable building: respect the environment around you by promoting the use of energy, water and raw materials in an efficient and environmentally friendly arenas, remember the life cycle of goods, utilize efficient systems and products that are not harmful to outdoor and indoor environments, develop methods to encourage recycling and responsibility for energy consumption and finally, focus on creating an enjoyable, aesthetically pleasing environment that is safe, habitable and productive. In my next installment we’ll look at the detailed planning process that involves sustainable building. Until next time, go green!

Posted on March 3, 2009 - by admin

Sustainable Building | Why Building Green means Building a Goldmine

This is the first installment in a series of 5 articles I wrote for a client.

“Sustainable Building | Why Building Green means Building a Goldmine”
By: Kristin Harding

When you hear the words, “go green,” eco-conscience,” sustainable building;” what thoughts go through your mind? I’ll tell you what I think – quality, better performance, less risk and economic savvy. In this first of five installments let’s look at the reasons why the decision to build green pays great dividends.

Most people associate quality with dollar signs, cha-ching! When building green, you have to expect the costs will be more in certain areas, like the initial design and architecture expenses. However, after the initial cost is said and done, you reap the economic benefits through decreased operating expenses throughout the life of your structure. As a matter of fact, a recent study presented at the Sustainable Real Estate Development conference, shows that a 30% reduction in energy consumption is the equivalent to a 5% increase in NOI (net operating income). Now that’s something to smile about! Additionally, with keywords like, quality, sustainability and green your property commands higher rent, better occupancy and lower lease-up down time. Not to mention that LEED (Leadership in Energy and Environmental Design) Class A commercial buildings attract higher rents - $39/sq ft as compared to $29/sq ft. Quality also attracts quality tenants; tenants that are likely to move in and stay there forever (and that’s music to our ears). When those prospective tenants tour your green building, remember these 3 remarkable case studies:

West Bend Mutual Insurance Headquarters
• 40% reduction in enery consumption
• Pre-estimated 16% productivity increase with 4 – 6% increase attributed to the employee’s work station environment control

Verifone
• 50% savings in energy costs
• Employee absenteeism dropped 40%
• AND productivity had a 5% increase which resulted in reducing payback time to under 1 year – 100% ROI (return on investment)!

California “big box” retail
• The study reviewed 108 stores, two-thirds had skylights and one-third did not.
• Results of this study showed that properties with skylights had an increase in sales by 40%.

As you can see the financial benefits of sustainable building puts money in the bank – and we’ve only skimmed the surface. Essentially, when you’re building, profit is the number one motivating factor. When you choose sustainable building you’re also making the decision to emphasize long-term value that will result in increased profits. In my next installment, I’ll discuss what makes a green building green. We’ll cover the basics and elaborate on some key elements of sustainable building.