• Carbon Neutral Targets /

  How do I use carbon as the "coin of the realm" within our organization?

   

  It is a good idea to get used to using Greenhouse Gas (GHG) emissions as a metric of performance.  Upcoming "cap and trade" legislation will almost certainly put us all into remedial carbon-education mode.  Generally, the panoply of GHGs, each with their own global warming potential, is reduced to carbon dioxide equivalents (CO2e) based on their effect on climate relative to CO2, and then referred to as "carbon emissions."  When we discuss carbon emissions in the U.S., the tendency is to use "tons" of carbon (really not elemental carbon, but CO2), with tons being equivalent to 2000 pounds.  This results in some confusion because the rest of the world uses "tonnes" of carbon, which is 1000 kilograms or roughly 2200 pounds.  Follow the units carefully. 

   

  For a comprehensive look at your carbon footprint, we recommend that you start with the Greenhouse Gas Protocol Initiative, a program of the World Resources Institute and the World Business Council for Sustainable Development.  This is a rigorous protocol complete with calculation tools that segregate emissions into tiers (which they call "scopes") of emissions related to how directly connected the emission is to your operation.  For example, burning natural gas to produce heat in one of your buildings would be within Scope One; your delivery service burning gasoline making a delivery to your building would be Scope Three.  Diving into this level of detail may be more than you have in mind. 

   

  We analyze Scope One emissions for many of our clients, related to energy they produce or burn on site and electricity they purchase that is produced elsewhere.  The carbon emissions related to electricity vary widely across the U.S.  The U.S. Environmental Protection Agency (EPA) has a lot of information on emissions from all locations on the national power grid.  Their Power Profiler allows you to input your zip code and discover the emissions per kilowatt hour for your location.
  

  
   

  What will it take to get our current facilities carbon neutral?

   

  Let's make sure we understand what we mean by "carbon neutral."  In its announcement of "Carbon Neutral" becoming the "Word of the Year for 2006," the New Oxford American Dictionary offered this definition: "Being carbon neutral involves calculating your total climate-damaging carbon emissions, reducing them where possible, and then balancing your remaining emissions, often by purchasing a carbon offset -- paying to plant new trees or investing in "green" technologies such as solar and wind power." 

   

  The first step is the calculation component, where you need to make decisions about what boundaries you want to draw around your emissions.  Are you sticking to the easily defined "direct" emissions related to heating cooling, lighting and ventilating your facilities, or do you wish to go further into the myriad of indirect emissions related to your operations (commuting, deliveries, travel, etc.)?  Presuming the answer is to address the direct emissions, you need to gather data, usually in the form of one or two years of utility bills as a benchmark.  This will let you know the magnitude of the effort. 

   

  By far, the most cost effective next step would be to engage in an aggressive retro-commissioning and energy conservation study to see what improvements can be made to realize or improve upon the effectiveness of the existing systems in your facilities.  The following step would be to determine what opportunities you have for production of carbon-free energy on-site -- including solar, biofuels, and wind.  Considerations for solar systems would include building and roof orientation and pitch, local climate, cost of energy, tax incentives, and first cost. 

   

  After you have optimized your system performance and have determined how much of your energy demand can be produced on your site, you can investigate the renewable energy choices offered by your electric utility.  Purchasing electricity produced from wind, hydro, landfill gases and the like may be an option through the utility.  In cases where this is not an option, you may wish to investigate other alternatives to offset emissions, such as Renewable Energy Certificates.

   

  For a comprehensive strategic approach to carbon emissions, you may wish to develop a Climate Action Plan.
  

  
  

• Corporate Sustainable Strategies /

  Corporate leadership wants to make all of our campuses and facilities green.  What do I need to do?

   

  Participation in the U.S. Green Building Council LEED for Existing Buildings: Operations & Maintenance would be a good place to start.  Auditing your facilities for energy and water use, transportation policies, landscaping practices and stormwater infrastructure will identify opportunities for improvement.  We find that the most effective first step to improve energy performance is to re-commission your mechanical and electrical systems.  A study by the Lawrence Berkeley National Laboratory found a median payback from re-commissioning of less than one year.  To understand and then reduce the contribution of your facilities to your carbon footprint, you might consider developing a climate-action plan. 
  

   

   

  What sustainable strategies are regional and which can work anywhere in the country?

   

  The effectiveness of energy conservation strategies are highly related to climate conditions.  External sun-shading is extremely effective in the Southwest and mixed-mode ventilation works well in more temperate climates, but the return on investment for either will be very climate-dependant.  Green roofs have varying degrees of effectiveness dependent upon rainfall variation.  In desert climates, they may require irrigation, which would run counter to goals of water conservation.  On the other hand, daylighting can be effective in any location and may have the greatest value to our well-being in locations with the least sunlight.  We would recommend always using a landscape that features native climate-adapted plants, though the choices will be very different regionally.

   

   

  I have prototype facilities all over the world. How do I make them sustainable but maintain the efficiency of prototyping?

   

  The same prototype building can be built all over the world with a high level of performance regarding sustainable materials, indoor environmental quality and water efficiency.  The prototype will ideally have the flexibility to adapt to local climate, especially in the insulating value of the exterior envelope -- roof, walls and windows -- and the design of the heating, cooling and ventilating systems.  Daylighting might be in short supply in Iceland, whereas geothermal energy is plentiful; a tight envelope would be needed in hot/humid and cold/dry locations, but for different reasons, and each would have a different physical solution.

   

   

  How do I make a hospital green? Has it ever been done?

   

  Yes, of course, many hospitals and hospital systems have adopted sustainable design because of its commonality with their mission to encourage and support human health.  Kaiser Permanente, among others, has provided a great deal of leadership in the industry and we developed their template hospital.  California Pacific Medical Center and several of our other hospital projects have been participants in the Pilot Program of the Green Guide for Health Care, an industry-wide effort to develop standards for green hospital design and construction.  Green design for hospitals follows the same basic guidelines as other green buildings -- concern for source and safety of materials, water and energy efficiency, transportation effectiveness, site sensitivity, etc., but with a focus that is specific to healthcare. 

   

  Like many designers following research about patient recovery, we believe that over time the link between access and views of the natural world and patient recovery will be firmly established.  We build that philosophy into our work in anticipation of scientific confirmation.  Hospitals use a significant amount of energy to provide critical services, making energy modeling an important part of the design process.  In many cases, to increase the efficiency of air delivery systems that rely predominantly on outside air for health reasons, we often find energy recovery technologies to be very cost-effective additions to the design.
  

  
  

• Developer/Tenant Issues /

  I am planning a large multi-use development. What are the planning strategies to make it sustainable?

   

  Initial planning should establish appropriate targets for sustainable development.  How much retail is realistic, and what types?  How much housing can be absorbed in your market?  What types of office tenants would be interested in a sustainable development in this location?  Do other uses, such as educational or cultural components, perhaps trigger a more cohesive solution?

   

  Once an appropriate mix of uses has been established, sustainable planning strategies begin with careful site selection and analysis.  Investigate potential sites by considering the inherent energy efficiency advantages that each site might contain -- solar exposure, wind for natural ventilation, geothermal -- that could help shape your planning and programming efforts. Consider the impact of your development on local and regional issues like transportation, utility support, and user-population locations.  Planning strategies should work with naturally occurring features, like topography, habitat, natural resources, and environmental conditions, and should anticipate how your project integrates with adjoining development to provide a greater sense of connectivity and community. 
  

  
   

  How can I use "sustainable" features to differentiate my building to potential tenants?

   

  More and more tenants are looking for sustainable environments with ample daylighting, healthy interior finishes, energy and water conserving infrastructure, and sophisticated building control systems.  These assets should be showcased by describing features from an environmental, maintenance and educational point of view. Predicted energy cost savings can be presented using energy modeling.  

   

  Potential tenants are also increasingly looking for third-party certification of a base building, like the LEED rating system, to validate sustainable design claims.  Base buildings can be certified using the LEED Core & Shell rating system, which addresses elements such as structure, envelope and mechanical systems.  While it can be challenging to compare green and non-green buildings in terms of cost over time, the Costar Group recently published a study of commercial office space that was either LEED-rated or Energy Star-rated and found that these properties sold for a higher value, leased for higher rates, and were more fully occupied than their non-rated peer group.
  

   

  Our plan for redoing all our leased space should include green concepts. How do I approach this?

   

  LEED for Commercial Interiors is a useful benchmark for scoping sustainable tenant improvements. It is the recognized third-party system for certifying high-performance green interiors and a good starting point to weave green concepts into your preliminary program of requirements.  Set goals in broad terms, then focus on the tactics as the design develops.  Keep an open mind for unexpected opportunities and a willingness to revisit original concepts to test your path. 

   

  Considerations for a sustainable interior environment include reducing energy use by selecting high-performance lighting, controls, and energy efficient equipment. Interior layouts can support daylighting opportunities by planning systems furniture and interior partitions to promote access to natural light. Material conservation goals include precycling, selecting healthy and sustainable interior finishes and furniture, and creating flexible designs that allow reconfiguration while minimizing waste. 
  

  
  

• Energy /

  I have a good building that's energy efficient.  What strategies can I employ to take it to the next level?

   

  The first place to start is with retrofit commissioning. Buildings, even those recently built and those that were originally commissioned may not have systems programmed properly for current operations. Many factors can contribute to building systems going out of sync. Building automation systems are often changed or circumvented. Retrofit commissioning can bring the building back to its originally designed optimal performance.  Maintain accurate logs of your building's performance to keep track of trends that may suggest improvements.  Consider operational changes such as reducing the amount of time the building is fully conditioned, changing thermal set points, or investigating your work process to see if space needs can be reduced.  Consult with an architect and engineer for a regular auditing process. 

   

  After your building systems are operating at peak efficiencies, consider offsetting your building's energy use by incorporating on-site renewable energy systems like photovoltaics, or purchasing green power to address the energy use that remains. 
  

   

   

  How can I determine the best source of off-site energy from our local utility?

   

  The selection of energy sources can have a big impact on an organization's carbon footprint.  Start by evaluating your current energy needs and projecting future energy consumption.  Investigate the fuel options available to your site, or the cost of having them routed to your site. A climate action plan should consider the greenhouse gas emissions of each energy source and evaluate how fuel options can impact your overall carbon footprint.  Many local utility companies offer a green power option, providing electricity generated from renewable resources like wind or landfill gas.  To find out more about green power options in your state, the U.S. Department of Energy's Guide to Buying Green Power lists organizations offering green power in each of the 50 states.

  
  

• Lighting /

  What is the best way to approach "green" lighting?

   

  "Green" artificial lighting can be achieved by utilizing the most efficient light sources for a given application. These efficient sources include high-efficiency fluorescent lamps, low-wattage metal halide lamps, and LEDs. While LED lighting has a promising future as a source for general lighting, it is currently not a universal solution. However, no matter how efficient a light source is, it always consumes more energy than one that is turned off. Harnessing natural light through daylighting is the greenest lighting solution, provided careful daylight analysis is performed to ensure natural light is free from glare and unwanted solar heat gain. Daylighting should be used in conjunction with controls that automatically shut off or dim artificial lighting based on the amount of daylight entering a space. When used in combination with devices such as occupancy sensors and time clocks, these controls ensure that no more artificial lighting is used than necessary. 

   

   

  How do I balance lighting quality with sustainability?
  

   

  Properly designed daylighting systems create high quality lighting environments while greatly reducing energy consumption. A task ambient lighting strategy allows for individual control as well as energy savings.  This system is comprised of indirect, low-level ambient lighting paired with task lighting to elevate levels in critical areas. Individually-controlled task lights not only allow occupants to customize their lighting environment, but also reduce energy consumption. They do this by concentrating increased levels only where they are needed, and importantly, when they are needed.

   

   

  How can our building be lit sustainably to create a dramatic nighttime effect?

   

  Reducing light pollution is important. However, buildings can still have a striking appearance while remaining sensitive to both light pollution and energy consumption. Lighting design and detailed analysis are critical in achieving this goal. To reduce light pollution, it is essential to apply contextually appropriate lighting levels to specific areas of the building façade. This allows the building to not only fit in with its surroundings but also limits the amount of light spilling into the night sky. At the Detroit Athletic Club, we provided a dramatic effect with minimal energy impact through the use of efficient lighting sources as well as controls to limit the lighting system's hours of operation.

  
  

• Renewable Energy /

  I want to use wind power. How do I determine what is feasible?
  

   

  In our practice, we haven't yet found a project where building integrated wind production penciled out.  However, buying wind power produced remotely from a given project often makes a lot of sense.  The most comprehensive layman's analysis of building-integrated wind was published by our friends at Environmental Building News, entitled "The Folly of Building-Integrated Wind".  They point out issues with harmonic resonance through the structure resulting in objectionable vibration and noise and generally poor performance metrics.  Yet, when wind turbines are installed in advantageous locations (generally on ridges or off-shore) and at appropriate scale (the larger the better), they have very reliable performance and result in unit costs that are more and more competitive by the day.  Your best bet is to contact your local utility and ask what the going price is to purchase wind power directly from them.  Some utilities will not yet offer this option, but even if they don't, just the fact that a customer has asked will increase the chances that they might ... soon.

   

   

  I want to use active solar. How do I determine what is feasible?

   

  In addition to photovoltaic technologies which convert sunlight directly to electricity, solar thermal systems for the production of heat or domestic hot water should also be tested for feasibility.  We use a number of tools to compare the solar access of given buildings against climate data and available technology to judge the effectiveness of specific circumstances.  Once the productiveness of different systems is determined, the calculus moves to a comparison of first cost, energy costs, carbon emissions and tax credits to determine costs and benefits.  Fortunately, the 2008 Economic Stabilization Act now offers a 30% investment tax credit for solar energy systems placed in service by Jan. 1, 2017.  This, on top of local and state incentives, is making these investments more attractive.

  
  

• Renovation /

  Our old facilities need to be upgraded but green. How do I approach scoping this?

   

  Planning a renovation of an older facility should begin with a facility assessment to determine the condition of building components and systems. Retrofitting obsolete building envelopes and systems can lower operating costs, often by one-third, while providing greater comfort, functionality and market value. Often windows and roofs require replacement providing an opportunity to upgrade the thermal performance of the building's exterior envelope.  If a building's HVAC system needs to be replaced, the thermal improvements to the exterior envelope can result in a less extensive HVAC upgrade.  Retrofitting artificial lighting can also facilitate down-sizing HVAC systems and significantly improve a facility's energy efficiency.  Building upgrades should be evaluated using life-cycle cost analysis to select approaches that provide the greatest return on investment.

   

  Depending on the results of the facility assessment, if a major renovation of the existing building is required, then LEED for New Construction and Major Renovations is a good benchmark to inform the scope of the renovation.  If the majority of the existing building systems will remain, then LEED for Existing Buildings Operations and Maintenance is a useful benchmark to determine measures for improving the performance of the existing facility. 
  
   

  I have an old building with low floor-to-floor heights. What strategies can I employ to make it energy efficient without lowering the ceiling heights?

   

  Low profile designs can incorporate a wide variety of technical solutions.  Underfloor air systems can combine wiring and IT cabling in a plenum airstream while offering improved user control and the ability to leave ceilings uncovered, perhaps creating a greater sense of volume and height.  Chilled beams offer a low (7.5 inch, for example) profile solution to conventional suspended acoustical systems (as at Constitution Center) or can be left exposed, in an attractive housing, as a design feature in raw space. 

   

  There are important coordination conditions with every low floor-to-floor height situation.  Routing of wiring, controls, lighting, plumbing, cable trays, ductwork and sprinklers should be resolved early in the design process.  It is also important to design the return air path carefully when there is a higher likelihood of congested plenums.
  

  
  

• Site Issues /

  What landscape strategies will reduce my energy consumption?

   

  Landscape design can play a significant role in reducing a project's carbon footprint. Trees can be sited to lower a building's solar heat gain, reducing the need for energy-intensive mechanical cooling.  Deciduous trees can shade a building in the summer while allowing sunlight to warm the interior in the winter.  Evergreen trees can provide shade from low-angled, afternoon sun or from harsh winter winds.  Green roofs can reduce the need for mechanical heating in the winter by providing thermal mass and reduce the need for mechanical cooling in the summer from the evaporative cooling benefits of the plants.  Providing trees to shade parking areas and plazas can prevent the urban heat island effect, saving energy by creating a cooler site microclimate during the summer.  In addition, since plants absorb carbon dioxide during photosynthesis, landscapes play an important role in storing and sequestering carbon dioxide from our atmosphere.

  
   

  How can I get rid of site irrigation?

   

  Irrigation accounts for nearly 30% of the U.S.'s total potable water consumption.   Landscaping with native species or drought-tolerant plants is a simple, low cost strategy for eliminating site irrigation.  Native species have naturally adapted to the hydrologic conditions of a region, and therefore flourish without supplemental irrigation. Rainwater collection and reuse is another strategy that can eliminate use of potable water for irrigation.  Rainwater is collected from a building's roofs or hardscapes, stored in cisterns, tanks, or retention facilities, and reused to irrigate plants during periods of drought.  For some projects, greywater, the wastewater from sinks and showers, can be stored, filtered, and used for irrigation as well.  By establishing a goal of using no potable water for irrigation at the beginning of the design process rather than at the end, landscape, stormwater, plumbing, and irrigation systems can be designed to work in harmony with each other, eliminating waste and saving both water and money.

  
  

• Sustainability Costs /

  How do I explain and account to our Board the cost of being "green"?

   

  In the 20 years during which we have participated in the birth and growth of sustainable design, much has changed with regards to cost.  Design professionals have asked for and industry has responded with cost-neutral material choices that fulfill much of the sustainable design agenda.  Today, high levels of water efficiency can also be achieved with little or no cost premium.  Energy efficiency is where we see the greatest costs associated with being green.  Fortunately, these initial costs can be off-set by long-term savings.  In our experience, if you start your project with sustainability as a premise, the first steps toward higher energy performance -- proper orientation, envelope effectiveness, and right-sizing -- can actually reduce capital costs, through smaller mechanical plants. Energy efficient HVAC systems have traditionally been one of the highest initial cost concerns in green buildings, but offer one of the greatest long-term savings potentials. 

   

   

  LEED Platinum is my goal for our new facility. What is the cost difference between Gold and Platinum?

   

  Having completed five Platinum projects, we are often asked this question, and we still have to answer, "It depends".  The data set of Platinum buildings is so small and the actual buildings so diverse in climate, size and program that meaningful data is hard to come by.  Generally speaking, we find that, increasingly, in most places in which we practice, LEED Certified and Silver can be achieved within conventional construction budgets as long as the additional costs of energy modeling and commissioning are accounted for.  We find that the additional performance enhancements in LEED Gold and Platinum projects tend to focus on controllability and higher levels of performance of energy systems.  Building in this additional quality can add up to an extra 10% to the initial construction cost. In The Green Building Costs and Financial Benefits, Gregory Kats estimates the premium for Gold and Platinum certification to be 2 to 6.5%.
  

   

   

  Our investors want a 7-year payback on "green" investments. What works?

   

  This will vary from project to project, requiring Life Cycle Cost Assessment for real accuracy.  As an example, for Goodpaster Hall, a laboratory and academic building for St. Mary's College, an LCCA determined that energy recovery, high-performance fume hoods, and water efficient plumbing fixtures had a payback within 7 years. In most cases, daylighting controls, high-efficiency lighting, commissioning, enhanced air barriers, demand controlled ventilation, high-performance glazing, and higher-efficiency mechanical systems will be high on the list of quick paybacks.

   

   

  I want to attain the highest rating I can for our new building within financial reason.  What do I do?
  

   

  Before embarking on a formal design process, or perhaps even before you begin site selection, you should caucus with the architect, MEP engineer, structural engineer, and a general contractor experienced in sustainable construction.  Lay your goals out on the table, however defined or vague, and have an exciting afternoon.  Establishing sustainable goals early in the design process can ensure the goals are seamlessly integrated into the design, often resulting in lower first costs.

   

  Determining true cost-effectiveness requires life-cycle thinking, evaluating all of the costs and benefits of a given strategy, including initial costs, operational costs, service life, and impacts to the productivity of building occupants. Using life cycle cost analysis, select building elements that are consistent with your expectations for a return on your investment. 
  

  
  

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