Why do I need the LEED Plaque?

That's a fair question. If you build responsibly, follow LEED guidelines, incorporate best practices and focus on sustainability, why do you need the added expense of certification?

How about this... According to a recent article in Urban Land Magazine, ULI's periodical, not having the third-party certification may hurt future sales opportunies. Charles Lockwood, a green real estate authority and consultant in southern California, had some interesting things to say about green real estate space:

"Green is now becoming the rule - not the exception - in some office markets. Expect other building types - retail, industrial, warehouse and hotels - to go green shortly.

This past May, a top New York real estate broker, in a conversation at a conference with ULI president, worldwide, Richard M. Rosan, told him: 'You won't believe what's happened. Today, none of the leading companies will look at office space in New York unless it's green. They won't look at it.'

Companies are not restricting their green demands to New York. Brokers in Washington, DC, report that Class A buildings without a LEED plaque are at a disadvantage.

Around the world, companies are insisting on green workplaces. In Australia, for example, 'Every commercial tenant seeking more than 10,000 square meters requires five- or six-star Green Star space, the equivalent of LEED-Gold or Platinum,' says Che Wall, chair of the World Green Building Council.

Driving the green juggernaut are all the familiar benefits of green: lower operating costs, improved workforce productivity, reduced employee absenteeism, lower health care costs, greater drawing power to attract and retain skilled workers, higher property values, and increased profit for building owners and investors. More recently, green also is being driven by a greater awareness of how buildings contribute to global climate change, by a major shift in how many corporations view the environment, and by worker and shareholder demand for green workplaces.

How does the green juggernaut affect tenants? Green development results in healthier workplaces that are most competitive in terms of attracting desirable skilled workers, lowering operation costs, and providing a green image that will gratify shareholders and lore clients.

How does the green juggernaut affect building owners and investors? They will need to prepare for the looming obselescence of their existing conventional buildings. But, that massive obsolescence will, in turn, create a major new profit center for owners and investors and the entire real estate industry - the green renovations of existing convential buildings."

This market transformation has well-surpassed the "this is just another trend" stage. It will take a special kind of traditionalist to continue to say this is another passing phase. Green's here to stay and will only continue to transform real estate, development, design, and construction. The question then becomes: Are you going to be part of the transformation? Or are you going to be the one running from behind the industry to catch up?

Part of the transformation, then? Great choice!

So, back to our initial question: Why do I need the LEED Plaque? Not only does the third-party certification ensure sales and occupancy opportunity in future transactions, but it also affirms that the building meets or exceeds certain standards. It's your report card. It's something you can bring to the table and say, "Look what we did!"

And, most importantly, it is your Statement of Authenticity. When faced with the choice between purchasing the LEED-Silver Building A and 'green' Building B, what are you going to choose? There is simply too much greenwashing out there to risk Building B, no matter how much the agent tells you. I want to see the Report Card and the LEED-Silver Building has one.

An important note on the cost of certification: In a 50,000 square foot building, the cost for certification (for a USGBC member) is $1750.

Is that report card worth $1750? Absolutely.

LEED ROI and Payback

Here we are again, speaking on the cost of going green. I find it remarkable that there are those that still question the value and benefits of going green even when faced with strong Return-on-Investment numbers that confirm that high-performance building is the right way to go. Is it so difficult to believe there's some good deals out there?

I'm currently attending the FEFPA (Florida Education Facilities Planners Association) in Fernandina Beach and this morning's speaker, Alan Whitson, spoke about money and green building: It's the Money: Separating Green Fact from Fiction. (For more information on Alan Whitson, visit www.squarefootage.net) He provides some excellent numbers to share with clients when discussing green building options.

As mentioned before, the first question asked when discussing a LEED project is "How much more is it going to cost?" Or, "What is the payback on this?" If you had to convince an owner that the payback period was 5 years, would you receive a favorable response?

How about if you said the return on investment was 20%?

20% sounds mighty good.

In his example, the 5 year payback earned a 20% return on investment. I think we should start talking in terms of ROI instead of payback. Whitson does, too. He shared some excellent suggestions on why to use ROI instead of simple payback:

Simple payback focuses on how fast capital is returned, not on maximizing the return on capital. Simple payback doesn't consider post payback period cash flows, the time value of money and the risks to the cash flow.
Acceptable time periods are arbitrary and do not reflect market rates of return.

He also suggests that we include ALL financial benefits that can be generated including increases in building value and shareholder value. Your assumptions should include a realistic time horizon, inflation, and reinvestment of savings. Also, consider the financial impact of depreciation and income taxes.

Here's a great example Whitson provided:

Let's look at the impact of a $0.40sf. annual energy savings on a 130000sf school.
With no inflation and no reinvestment: $2,600,000 savings
With 2.5% inflation rate and 5% reinvestment: $22,260,535 savings
With 2.5% inflation rate and 8% reinvestment: $41, 093,713 savings

If you could incorporate energy saving measures that would equal $0.40sf on a 130k sf. project, you could reasonably earn back $41M dollars?

Let me guess... "That couldn't POSSIBLY be correct. There must be faulty numbers or everyone would be doing this."

Mmm hmm. Exactly.

As the green building champions that we are, we should be providing our clients the tools they need to make the right decisions. It's up to us to get this information into their hands so that they can move forward with sustainable projects. This is what they need to present their shareholders, or their boards, or their owners, so that they can feel strongly about making the right decision.

Most owners already have the desire to build an environmentally responsible, healthy place to work and live. Let's show them that it can be profitable, too.

The cost... It's always about the cost

So, what's the biggest barrier to buildng green? The cost, you say?

But, is it the actual cost or the percieved cost?

Here's a good article from CoStar written by Andrew C. Burr that addresses this issue and how the commercial real estate industry sees it:

Rising Energy Concerns Buoy Green Building Industry

Ever-Increasing Energy Costs Boosting Demand for Sustainability in Corporate Real Estate, But is it Enough to Overcome Green Building Barriers?

There are a lot of reasons behind the green building industry's quick ascent into mainstream commercial real estate. At the center of the surge, global CRE giants like CB Richard Ellis, Transwestern and Jones Lang LaSalle are offering clients sustainability programs and pushing LEED and Energy Star certification. On the outskirts, retailers and tech firms like Wal-Mart, Google and IBM are retrofitting their real estate portfolios and pressing the issue with suppliers. Banks are starting to recognize the fiscal soundness of sustainable buildings, lawmakers are becoming braver on regulation, and global real estate-centric programs from former U.S. presidents (the Clinton Climate Initiative) haven't hurt, either.

But in perhaps the biggest boon for green building, the industry hasn't had to do a thing. Concern over spiraling energy prices in the U.S. have forced tenants and landlords, particularly among institutional owners and big corporate occupiers, to reevaluate their energy options, creating a market-based demand for solutions. "Energy is a pressure point that's causing people to focus on sustainability," says Eric Bowles, vice president and director of research for corporate real estate trade group CoreNet Global. "When companies look at what's busting their budget this year, it's rising energy costs. Essentially, the energy issue is creating the attention."

CoreNet, in conjunction with Jones Lang LaSalle (JLL), recently released the findings of a global survey conducted over the past year on sustainability perceptions and trends in corporate real estate. The survey found that energy concerns dominated corporate thinking on critical sustainability issues. "Energy, at least currently, is the most important factor to corporate occupiers for sustainability. That's a direct reflection on the extremely high energy costs and the fact that it's a little more of a directly approachable and actionable item," said Ben Breslau, vice president and director of JLL's occupier research. The market has flocked to find ways to cut energy consumption, in part because the business case is clear -- or what Breslau means when he says "approachable." Less energy means fewer dollars.

A survey earlier this year of North American business leaders by Johnson Controls, an automotive and real estate consulting firm, found a compelling business case for slashing energy consumption. More than half of respondents cited cost savings as the primary motivator behind their company's investments in energy-efficient technology, whereas just 13 percent cited environmental concern as the prime reason.

And energy utilization solutions -- some as simple as switching off workplace computers and lights at night -- can also be easier to implement than other sustainable items, such as installing a green-rooftop or rainwater harvesting system.

But while the industry didn't create demand for energy efficiency, it isn't sitting back. Big firms like JLL, CB Richard Ellis, Transwestern and USAA Real Estate have established energy management programs across their managed portfolios, pitching big energy savings to clients.

Other industries are making inroads into commercial real estate energy solutions too, from intriguing new solar power platforms (you don't actually have to buy the panels) to HVAC cooling systems that rely on melted ice rather than electricity.

The correlation between rising energy prices and green building hasn't been lost on The U.S. Green Building Council (USGBC) either. The organization -- which advertises an energy reduction of 20 to 50 percent in buildings certified under its LEED rating program -- pitched environmental consciousness in its early days before becoming much more effective by advertising the business case for sustainability. This summer, it added two new mandatory energy efficiency requirements to LEED.

Other drivers of sustainability in corporate real estate, according to the CoreNet/JLL survey, include energy and emissions regulations -- in other words, the threat of regulation -- and corporate social responsibility. Both trail energy concerns in the survey but are significant factors, according to Bowles and Breslau. "In North America, there is at the senior level an increasing expectation that there will ultimately be some sort of regulation around carbon and around sustainability," Bowles says, citing the fact that many global corporations are already partially regulated in other parts of the world. "Look at New York. Look at San Francisco. Look at Washington, D.C. You have a proliferation of municipalities, and in some cases states, that are adding their own mix to the regulation. You've got to be a bit ahead of that curve," he said.

According to Breslau, corporations are facing immense pressure to spend capital on sustainability initiatives, including greening their real estate portfolios. "[The pressure] is coming from shareholders, employees, clients and customers. In terms of the willingness to pay more, there's a recognition that this is going to be a positive thing and a necessary thing in the long run," he said. "Obviously, real estate plays a big part in that."

Overall, the survey found that most respondents (79 percent) considered sustainability to be a critical near-term business issue in corporate real estate, and that roughly the same number are willing to pay a premium for sustainability. That's the good news. But the survey also concluded that a number of misperceptions and barriers exist, hampering green building from rooting itself more firmly in corporate real estate culture.

Only 17 percent of respondents said that "good" or "widely available" sustainable real estate solutions exist where their companies need to relocate their offices, with most other respondents describing availability as patchy, limited or minimal. The survey also pegged the commercial real estate industry as decisively reactive rather than proactive in terms of sustainability, with just 8 percent of respondents describing landlords as proactive, and a mere 3 percent calling brokers proactive.

But the biggest concern remains sustainability cost misperceptions, a problem that doesn't seem to be going away. "It's not that the information isn't there, it's that a lot of the stakeholders are not being proactive in talking about [cost issues]," says Bowles. "In many cases, they're simply accepting the premise that it's more expensive." Increased construction costs under the LEED system are generally held to be between 1 and 5 percent, with some levels of certification achievable at no cost premium.

The survey, however, found that more than half of respondents expected green construction to add between 5 and 10 percent to construction costs, a figure that has been roundly disputed by organizations including USGBC, construction consulting firm Davis Langdon, institutional investor Prudential Real Estate Investors and publisher McGraw-Hill.

A recent white paper by CB Richard Ellis also found that cost misperceptions continue to present the most serious barrier to green building acceptance. "The perceived increased cost of green construction spurs fears for developers who are already concerned about the cost of short-term debt and conventional building materials," the report said.

"It's a big obstacle," USGBC Director of Communications Taryn Holowka says of the cost misperception, adding that USGBC works to educate the industry on the cost of LEED through local advocacy and outreach at its 72 chapters, and through hundreds of workshops it hosts in-person and online.

This article can be found here.

So, it's pretty clear that the cost of green building isn't the issue. The percieved cost of going green is the issue.

Education is, and will continue to be, the solution. Keep talking and spreading the word!

Point Chasing

In recent conversations, I've heard talk about imbalance between various LEED points. How can someone think that changing rooms are as important as an enhanced commissioning? How is a walk to a restaurant or a bus stop as important as decreasing overall energy use? What's up with this crazy system if construction and design teams end up "point chasing" it to death?

What if design teams have a philosophical sustainable commitment in place that uses LEED as the system instead of the goal?

Let's look at Penn State.

In Environmental Design + Construction magazine's September issue, Leidy Klotz, LEED AP, writes about Penn State's commitment to sustainability and how it uses LEED to achieve their goals.

On some LEED projects, the design and construction team get caught up in a futile exercise of which points are "easy" or "cheap" instead of which points contribute to strategic goals. We may, in a breezy approach to the system, say "that's a freebie point, let's go after it". The team them chases these points instead of concentrating on what's important to the project.

The team at Penn State has managed to avoid this practice by prioritizing the points based on their goals. For example, the school has listed the following as their priorities:

• Energy conservation with a minimum 30% improvement over ASHRAE


• Natural resource conservation


• Prevention of environmental degradation


• People's health, well being, and comfort


• Financial payback

With these goals in mind, they weigh each credit using the following:

• Mandatory: Compliance is required.



• Significant effort: Must show clear evidence that an attempt has been made and if compliance is not achieved, reason for the failure must be shown and accepted by the university.



• Minimal effort: The team will investigate the possibility of credit achievement but no additional resources will be made available to achieve it.

As we all gain experience working on LEED projects, an important item to remember is that LEED should be the process... the benchmark... the system we use to achieve sustainability. But is it the goal? I would argue that it is not.

Sustainability is the goal. Use LEED to bring those goals to life, and always keep your eye on that triple bottom line prize.

Hard Facts on Soft Costs

(My apologies to those that coined the above title... You know who you are. I'll be sure to return it to you when the paper is written.)

In the last week, I've heard the question "... but what's it gonna cost me?" at least 10 times when discussing green building. Of all the questions I regularly address, that is certainly at the top of the list. Right below "What is LEED?"

The biggest concern among those considering LEED is the costs, and specifically the soft costs. The costs above construction. The "vague" costs. The cost of the unknown.

My standard answer is, "Well, that really depends..." and I still argue that it does. Every project is different and unique like little snowflakes. And each snowflake requires different little snowflake systems and each has it's own little snowflake agendas and ROI expectations on overall snowfall.

The best way to determine what LEED is going to cost for your project is to gather your design and construction team to talk about goals and then talk about potential costs.

Until you have that opportunity, let's talk about some historical data on soft costs.

Colorado is ahead of the curve in terms of Green Building and LEED-certified projects, so they have more data to provide. Peter D'Antiono, LEED AP and PE with PCD Engineering Services in Colorado wrote "Cost and Benefits of Commissioning LEED-NC Buildings" which was presented at the May 2007 National Conference on Building Commissioning. Included in this paper are facts from 11 LEED-certified buildings in his state. He detailed their square footage, construction costs, Energy cost savings, LEED cost premium and the net LEED savings.

Here are some of the overall statistics:

• The cost premium for LEED NC certification ranged from 1% to 6% of construction costs.
  
• Two of the projects noted they were able to achieve LEED certification on schedule and under budget.
  
• Soft costs, including LEED registration and certification, documentation, energy modeling and commissioning averaged 0.8% of the total construction costs, or average $1 per square foot.


• Documentation was difficult to quantify as the basis for reporting was inconsistent across the projects and ranged from $3000 to $35000.


• Energy modeling averaged around $10000 across nine of the eleven projects. Eight projects fell at or below the $10,000 and one was nearly $35000.


• Small projects averaged higher costs per square foot for energy modeling.


• All the projects averaged 20% or better than ASHRAE 90.1-2004 requirements.


• The net present value of the energy savings offset all the LEED soft and hard costs in seven of the nine projects reporting energy savings.


• Commissioning averaged $0.55 per square foot and accounted for roughly 60% of the total soft costs.


• Commissioning costs between $0.19 and $1.50 per square foot

There's some unvarnished truth to start your weekend. Remember, your mileage may vary and these should not be the 'baseline' in which you quote numbers to your client.

Lastly, sometimes it isn't as much about the "cost", it's about the "value". A "cost" for me might be another person's "value". Understanding your client's goals and tailoring a solution provides value. The cost isn't an issue if the client realizes value. That's Sales 101.

Let's start talking about the value of green building.

Have a good weekend!

15 Top Green Buildings

Starting the week off with a bit of light-hearted humor is, in my opinion, the best. So, I jumped over to Grist for some playful eco-humor. For those of you not familiar with Grist, from their "About Grist" section:

"Let's face it: Reading environmental journalism too often feels like eating your vegetables. Boiled. With no butter. But at Grist, we believe that news about green issues and sustainable living doesn't have to be predictable, demoralizing, or dull. We butter the vegetables! And add salt! And strain metaphors!"

"Grist: it's gloom and doom with a sense of humor. So laugh now -- or the planet gets it."

Now that's funny. :-)

On August 10th, Grist submitted their 15 Green Buildings List and found some great inspiration for those that are currently working on green buildings. Here's their top five, and I encourage you to head over there and read the rest:

1. Center for Interactive Research on Sustainability, Vancouver, BC, Canada: "Scheduled to open in 2008, it will feature 100% day-lit workspaces, greenhouse-gas neutrality, and on-site treatment of solid and liquid wastes, and it will serve as a state-of-the-art living laboratory where sustainable building systems can be researched and assessed in action."

2. California Environmental Protection Agency Headquarters, Sacramento, CA, US: "Completed in 2001, its eco-aspects range from recycled-content ceiling tiles to under-desk worm-composting bins -- and the savings from its green features amount to a cool $1 Million a year." (Worm composting? Umm... cool. But... eww.)

3. CII-Sohrabji Godrej Green Business Center, Hyderabad, India: "HQ for the Indian Green Building Council, inaugurated in 2004, was the first building outside the US to earn a LEED platinum rating. It collects rainwater, relies on natural lighting, makes use of solar power, and consumes 55% less energy than a conventional structure."

4. Lewis and Clark State Office Building, Jefferson City, MO, US: "Nearly 75% of the materials used to build it came from within a 500-mile radius, and 50% of the construction waste was recycled. The facility collects rainwater and uses it in toilets, and solar PV cells on the roof provide a portion of its power needs."

5. Swiss Re Tower, London, UK: "Europes first green skyscraper features 40 stories of fabulous, pickle-shaped fun. Fondly known as the Gherkin (and, one might assume, a few less-publishable nicknames), the aerodynamic headquarters of reinsurance company Swiss Re uses 50% less energy than a traditional office building and features gardens on every sixth floor for air purification."

If those weren't inspiring enough, be sure to visit Grist for the rest of the list.

And, until next time... Laugh now. Or the planet gets it. :-)

LEED for New Construction Technical Review

The North Florida Chapter of USGBC is hosting a LEED for New Construction and Major Renovations Technical Review Workshop.

October 11, 2007

830am to 500pm

University of North Florida

University Center

Registration for this or any USGBC Workshop is available here.

Why learn about LEED?

Ask any of the 5000 building owners seeking LEED certification right now. Owners and developers are demanding green buildings that save money while protecting the environment and occupant health. The USGBC's LEED Rating System is the nationally recognized rating system for green buildings. LEED is already being used by green building projects in all 50 states, and the market continues to grow.

Who should attend?

Industry professionals seeking to increase their understanding of the LEED for New Construction Rating System and green building strategies, benefits and resources:

• Architects



• Engineers



• Designers



• Developers



• Consultants



• Contractors



• Owners



• Manufacturers

What's covered?

• LEED for New Construction and Major Renovations



• Technical requirements



• Certification process



• Project case studies and strategies



• Green building costs and benefits



• Available tools and resources
  

USGBC workshops are conducted by the top green building practitioners in the country. Currently, Bob Kobet and Paul Shahrari are scheduled to facilite this workshop. Between them, they have significant experience working on LEED projects around the country and promise to be excellent resources.

For information on fees or registration, visit USGBC or shoot me an email.

Charlie Crist signs off on Sustainability

Thanks to Jennifer McCharen with the Jacksonville Carbon Neutral Initiative for sending me copies of the executive orders signed by Charlie Crist this week in Miami.

Wow.

It's impressive. It's exciting. It makes one wonder how they're going to actually do it. It also makes one wonder how many lobbyists are going to fight against them.

Here's the skinny:

The State of Florida Partners with the United Kingdom:

1. We will partner in discussing and promoting concepts for a post 2012 climate
   regime that builds upon and broadens Kyoto Protocol in order to protect the
   planet's climate systems by reducing emissions of greenhouse gases.


2. We will aim to increase climate-friendly commerce between the United Kingdom
   and Florida to bolster our respective economic positions while mutually
   benefitting each partner. Areas of particular emphasis will include trade
   opportunities in renewable and other advanced energy technologies, products that
   promote increased energy efficiency throughout the economy, and renewable energy
   feedstocks.


3. We will aim to improve our public policies that reduce global emissions of
   greenhouse gases. Our policy focus will include market-based incentives
   that reduce greenhouse gas emissions, increase our respective reliance on
   renewable energy sources, and increase the energy security of each
   partner. We will explore possible linkages between carbon markets in
   Florida and the United Kingdom.


4. We will aim to improve our science in understanding how climate change is
   affecting our respective economies, our agriculture, our natural resources, our
   environmental quality, and our public health. Our science partnership will
   include exchange of knowledge, expertise, and data that mutually benefit our
   respective scientific communities.


5. We will work to improve our technologies for reducing greenhouse gas
   emissions with a particular emphasis on technologies associated with renewable
   energy generation and storage, energy efficiency, carbon capture and storage,
   and other advanced energy technologies that may benefit our respective energy
   sectors.

The State of Florida partners with Germany:

(Pretty much identical agreements, but instead of
British "We will aim...", the Germans prefer the "We will partner..."
approach. Re-read the above, replacing phrases accordingly.)

Executive Order 07-126: Establishing Climage Change Leadership by
Example: Immediate Actions to Reduce Greenhouse Gas Emissions from Florida
State Government

(Instead of re-typing 8 pages, I'll paraphrase)

1. Section 1 establishes greenhouse gas emissions for state agencies and
   government departments by 10% from current levels by 2012, 25% by 2017, and 40%
   by 2025.


2. The Governor's office will track and report resulting financial savings and
   emissions reductions on the Florida Governmental Carbon Scorecard.


3. Section 2 directs improved climate performance of state government
   facilities. Each state agency must conduct an immediate assessment of
   energy use by their facilities during FY 2006-2007 and quantify associated
   greenhouse gas emissions for posting on the Governmental Carbon Scorecard.
   Must be completed by October 1st 2007. The Department of Management
   Services must adop[t LEED-NC standards for all new buildings. They must
   strive for Platinum level for any new building constructed for or by the State
   of Florida. The Department must immediately implement LEED-EB for all
   buildings currently owned and operated by the Department. The
   Department cannot enter into any new lease agreements for office space that
   doesn't meet Energy Star building standards. They have to develop energy
   conservation measures and guidelines for new and existing ofice space over
   20,000 square feet. This also directs development and implementation of a model
   solar project for state-owned office buildings.


4. Section 4 directs improvement of the climate performance of state government
   procurement practices: The Council for Efficient Goverment will consider
   energy consumption and greenhouse gas emissions before oursourcing
   projects. The Department of Management Services will develop a "Florida
   Climate Friendly Preferred Products List" to assess products available provided by vendors that have clear energy efficience or other environmental benefits over competing products. Must be completed by October 1, 2007. As of January 2008, state agencies may no longer use meeting or conference space with hotels that have not received the DEP "Green Lodging" certification. The Department will develop bid criteria for the 2009 State Term Contract for Rental Vehicles that incorporate best practices for energy efficiency and environmental performance.


5. Section 5 directs improvement of state government fleets: All state
   agencies must conduct an assessment of transportation related energy and
   greenhouse gas emissions, to include fuel efficience and MPG. They must
   prove within 30 days that all vehicles are meeting minimum maintenance to ensure efficient fuel consumption. All state agencies will only have approval on
   new vehicles with the greatest fuel efficiency in a given class. All state
   agencies under the direction of the Governon shall use enthanol and biodiesel
   when locally available. The Department will assess and document the need
   for alternative fueling facilities to be used by state government vehicles, to
   increase public access to alternative fuel.


6. Section 6 encourages other departments not under the jurisdiction of the
   Governor's Office (ex.: Florida Senate, the State University and Community
   College Sytems, the Dept. of Agricultre) to implement these actions.

Executive Order 07-127: Establishing Immediate Actions to Reduce
Greenhouse Gas Emissions within Florida:

1. Section 1 targets greenhouse gas emissions: by 2017 reduce to 2000
   levels, by 2025 reduce to 1990 levels, by 2040 reduce to 80% of 1990
   levels.


2. Section 2 directs members of the governor's administration to produce
   immediate reductions: Secy. of Environmental Protection must immediately
   develop rules to adopt a maximum allowable emissions level for electric
   utilities (similar to the Section 1 targets). Must adopt the California
   motor vehicle emission standards. Must adopt a statewide diesel engine
   idle reduction standard. The Secy. of Community Affairs must convene the
   Fl. Building Commission to revise the Energy Building Code to inease energy
   performance by at least 15% from the 2007 code. Must imitiate
   rulemaking of Fl. Energy Conservation standards to increase efficiency of
   applicable consumer products.


3. Section 3 request the Fl. Public Service Commission to take action to
   promote an open market for clean, renewable enegy technologies. Must
   initiate rulemaking to require utilities produce at least 20% of their
   electricity fom renewable sources. Must initiate rulemaking to reduce the
   cost of connecting solar and other renewables to the grid, and to authorize a
   uniform method to enable residential and commercial customers that produce a certain level of renwable energy to offset their consumption by allowing their
   meters to run in reverse.

Lastly, Executive Order 07-128: Establishing the Florida Governor's
Action Team on Energy and Climate Change

To grossly paraphrase, this order establishes the team as gubernatorial
appointees representing consumers, environment, business, industry, energy,
state, local goverment, and academia. They shall meet and make policy
recommendations based on their findings. These will address:

1. Strategies for consolidation of energy policy.


2. Greenhouse gas reduction strategies and blueprint for actions.


3. Policies to enhance energy efficiency and conservation, along with
   targets.


4. Cap and Trade programs.


5. Diversification of electric generation fuels.


6. Emissions reporting and registry


7. Reduction of greenhouse gases from vehicles.


8. Increasing renewable transportation fuels.


9. Reduction of greenhouse gases from state and local governments.


10. Rewards for early emission reductions in advance of statewide
    programs.

The will also issue recommendations on the following:

1. Adaption strategies to combat adverse impacts to society, public health, and
   the economy.


2. Policies to reduce increases in greenhouse gas emissions from new
   growth.


3. Carbon capture and storage techniques.


4. Land use and management policies.


5. Strategic investments and public-private partnerships to spur economic
   development.


6. University based research, economic development, growth management,
   transportation, natural resource management.

The order goes on to note that the Team will not be compensated for their
services,that public access to records is governed by the Public records Law,
and meetings will be governed by the Open Meetings Law.

Admittedly, that was a pretty fat "skinny", but I hope it brought you, the reader, up to speed on what our Governor is doing to make things happen. Environmentally speaking anyway.

So, what do you think? How are they doing to do it? LEED Platinum for New Construction? LEED EB for all existing structures?

Your comments are vital.

Southeast Building Conference

Just got back from the SEBC Conference in Orlando and found several impressive products and vendors. It was especially easy to find Green products because the Conference teamed with Green Trends to highlight venors that offered them. Here are a few I was impressed with:

Green Innovations offers a MODI Porous Paving Grid which allows you to park, drive, and walk on a grass surface. It creates a natural landscape without concrete or asphalt. It's a modular system, made out of 100% recycled and recyclable HDPE. Not only does it have applications for driveways, parking lots, pathways and walkways, they also offer products with vegetative roof applications. I met Walter at the show and he not only knows his stuff, he's a pleasure to chat with (and it's much nicer to buy from people you like than people you don't). :-)

After seeing an episode of Dirty Jobs in which Mike pulls antique wood from rivers to reuse, I've been fascinated with recovered wood. So, when I saw Goodwin Heart Pine Company at SEBC, I was very excited. The nice lady at the Goodwin booth was pleased that I was excited (and probably a little confused by my zeal) but the more we talked, the more she understood. She's just taken a spot on the board for Florida Green Building Coalition, so we spoke a great deal about FGBC and USGBC. Recovered wood is great for green building because the wood is not only super-strong heart pine, but because of the nature of its origin, doesn't require living trees to fall. It's the ultimate in recycle/reduce/reuse. And, you have the benefit of a breathtakingly beautiful antique wood in your space without the guilt. And, they're local. What more could you ask for?

The Zayas booth was one of my first stops and I had a great time chatting with the staff. Not only do they promote alternative energies of all sorts (PV, wind, etc.) but they also have a cool SIP product that offers solutions for energy costs, hurricane winds, moisture and mildew, and fire safety. Not a bad deal, really. And, the time in install is apparently far less than your average walls and trusses. Here's a pretty neat stat: the walls for an 1800 square foot commercial building were set in place and ready for the roof in 4.5 hours. Regarding energy costs, they've got another great stat: a 1200 square foot residence using these SIPs averaged $25 a month in heating andf cooling costs (and, yes... that's in Florida). And, as if it couldn't get any better, they had me construct a wall piece while I was standing there. In the true spirit of "if she can do it, anyone can...."

The guys at Catec had a huge water reclamation system set up, which definitely got my attention. Obviously, water reclamation is one of those "dream points" for LEED when you're working on smaller size projects, but according to these guys, there's a water reclamation system for almost anyone out there. When he started quoting dollar figures, I was surprised to say they weren't as huge as I expected. I would definitely recommend visiting their website to learn more about the options. It's exciting to see some of this technology avilable at a significantly lower cost premium than just a few years ago.

I really fell in love with this product. 90% recycled plastics (80% POST consumer, 10% pre-consumer) mainly polystyrene. Basically, it's your packing material with a bright, shiny new future as interior moldings. Timbron produces this interior molding out of old packing material and it works almost exactly like wood, but it withstands moisture a lot better than wood. You can saw it, nail it, glue it, sand it, putty it, paint it. Or, it's lovely enough to be left in its natural white. From a green point of view, I really think this product impressed me the most.

I'm really interested to see how the Sustainable Forestry Initiative integrates itself into USGBC. According to the representative, they're in communication with USGBC to promote their independent certification for wood as a LEED standard. According to their website, their mission is to protect forests while producing the wood and paper products our economy needs. They integrate the perpetual growing and harvesting of trees with the protection of wildlife, plants, soil, water, and air quality. She also told me that it's one of the most rigorous standards in the world. The Nature Consevancy has praised their work, which should count for something. I like the fact that they implement a training program for the landowners and loggers. Check out their website and let me know wha t you think.

Those are some of the highlights. Let me know if you're interested in any of the other vendors at the show and I'm sure I can provide a little bit of insight.

Visit their website: SEBCShow.com

Sustainable Contractors: Are YOU Green?

Carol Lloyd recently wrote an article for SFGate, the San Fransisco Chronicle's online news source, and she presented some really good points on how to 'green up' your residence without spending a fortune. I was especially interested to read her take on environmental contractors, further confirming my own thoughts on the importance of working with a contractor that understands your goals:

For most of us, our homes (not our cars) are where we use the most energy and therefore create the biggest carbon footprint. If we want to avert climate crisis, our society must mainstream eco-friendly building materials, solar and other alternative energies, and highly efficient prefab construction.

But most of us are renting and buying homes that were built by developers who probably didn't have global warming in mind when they broke ground. And even for those planning a remodel or shopping for a new house today, embracing cutting-edge green building isn't always affordable. Of course, you can choose bamboo over wood, Energy Star appliances and an on-demand water heater, but unless you have a contractor who knows the green building world, you may find yourself working against decades of "we have always done it this way" objections.

If you can afford an environmental contractor, by all means do it. Or, if you have the time, do your own research.

But many contractors still don't know much about green building products and methods, and if you choose to go this route and something goes awry, you will pay the piper. (After salvaging doors and windows and appliances off Craigslist and pushing for green everything on a recent remodel, I finally broke down and bought cheap kitchen cabinets and countertops shipped from China because the costs were pushing double the contractor's estimate.) Basically, anything contractors aren't familiar with is a risk, and most homeowners can afford only so many risks before they run out of money.

She is so right. And, it goes for commercial contracting as well as residential contracting. As I've said before, when your contractor is passionate, your project is successful.

I'm not saying that it can't be done, and I would be thrilled to see more traditional contractors that have stumbled into green building stay for the joy of it. I'm just saying that it's easier. And probably more cost-effective.

Carol Lloyd's saying it. Many clients are saying it. I have a feeling the future is going to be filled with questions like, "Are you green?" You'll be able to tell the difference between those that are, and those that aren't.

Environmental contractors will jump up with excitement and say, "Yes! Yes!". Those that aren't will wonder if they look like they've had a rough night. Until they catch up with the rest of the us, they'll have more than a few rough nights.... wondering why the phone isn't ringing anymore.

Green Flooring Options

I want to send a shout-out to my buddy, Bob Moore, at Work Place Solutions here in Jacksonville. When asked about the state of sustainable (and cost-effective) flooring, here is what he had to say:

Carpet-traditionally it is made nylon fiber(petroleum based). Some mills offer
nylon made with 1 to 100% recycled content. The higher the recycled content the
higher the cost. Recycling fiber is still in it’s infancy but gaining ground
quickly. Shaw has a great carpet tile that is 100% recyclable. On the back of
every carpet tile is an 800 phone number. Call that number and Shaw will take
the carpet back and pay for the freight. In my opinion that is the best program
in the industry. As an alternative to nylon there are mills that offer recycled
polyester fiber. Carpet backings are starting to incorporate soy oil, hemp and a
plethora of recycled petroleum based products. Grass cloth, wool and cotton are
natural alternatives for carpet fiber but are more pricey and less durable.

Commercial wood flooring is easily replaced with natural wood
laminates (only the top laminate is hardwood with the core and bottom of each
board made up of wood pulp or other materials), cork (renewable) or bamboo
(renewable).

Vinyl Tile and Vinyl Sheet Flooring- some tile
manufacturers are using post construction waste (drywall waste) for fillers. The
vct is 85% limestone with the binders being mostly vinyl products. An
alternative to vct or sheet vinyl is linoleum which is limestone, wood pulp and
resin (pine tar).

Vinyl base- Johnsonite makes a snap-on version
of base that allows you to remove it for carpet replacement. If you use toeless
base and install it before the carpet goes in you do not have to replacement it
when the carpet is changed out.

Ceramic is a fairly green product
(basically it is colored dirt) and can be very affordable. Crossville has a
product with post industrial (ceramic tile manufacturing waste) and post
construction waste (drywall waste) as the base material.

For more information, feel free to give Bob a call at 997-8878. Bob and I are both studying to sit for our LEED AP exam, so I can assure you that he has LEED in the forefront of his mind all the time. (Right, Bob? Go get that book and keep studying!) He's a great resource for sustainable flooring options and I encourage you to pick his brain.

Climate Change Action Plan

The USGBC has got it together. I love their Climage Change Action Plan:

1. Require 50% CO2 reduction for all new commercial LEED
projects.

2. Increase energy reduction prerequisites in LEED

3. Initiate CO2 offset program based on LEED performance data.

4. Provide free LEED for Existing Buildings registration for all
projects certified under LEED for New Construction and LEED for Core and
Shell.

5. Eliminate certification fees for all LEED Platinum projects.

6. Make USGBC 100% carbon neutral by end of 2007

7. Offer "portfolio performance" program for large landlords.

8. Provide professional education curriculum on reducing CO2
emissions.

I would encourage any organization focused on sustainability to develop a Climage Change Action Plan of their own. I know that companies like Avid Group (shout out to my buddy, Stacie Green, in their Jacksonville office *waves*!) have developed GREEN programs to change their daily business practice to promote sustainability. Breaking Ground, of course, promotes their Green Philosophy.

What have you done today? What can you do to ensure we have a fruitful, sustainable tomorrow?

Share with us....

Green Blogging

I'm very excited to expand my experiences into the realm of blogging! So, belated as it is...

Welcome to Sustainabuild! The ongoing saga of my attempt to promote sustainable construction in Northeast Florida.

As the marketing and communications coordinator for a general contractor in Jacksonville, it's my responsibility and pleasure to get the 'good word' out about the benefits of green building.

I specifically like to concentrate on sharing success stories with small business owners. Explaining to them that sustainable solutions are available to them... not just huge conglomerates with seemingly unlimited funds.

We work on a budget. You do, too. We respect that. So your construction solutions are going to reflect that.

The great thing about LEED standards and green building is that it lends itself well to life-cycle savings and good indoor environmental quality. Small business owners spend a great deal of time in their facility, so that space should be healthy and energy-efficient. Makes sense, eh?

Despite the recent surveys and statistics on cost and desire, we're still not hearing from clients wishing to pursue green building.

Is it because there's still a perception that it's going to cost a fortune? Is it because there's a perception that the LEED process takes too long?

I'd love your opinion. Let's figure out what's the issue.

Green Building Attainable for Everyone?

Is it possible?

I would argue that it is... but only if your contractor is passionate about sustainability.

Passionate. Not just "versed" in it. But passionate about it.

Your contractor has to believe in it because it's the right thing to do. Your project manager has to look at every bit of construction debris as something that can be redirected and recycled. They don't cut corners; they don't throw trash on the ground when no one's looking. Your contractor has to be the one that calls you first thing in the morning because she found a paint that's an even lower VOC than the one you'd chosen. Everyone on her team knows that those drains nearby lead right to the river and there's no way they're letting any pollutant near it.

Every day, we see something in the news about a Green Building. The Bank of America Building in New York is getting a great deal of airtime right now because of the magnitude of this project.

It's HUGE. It has state-of-the-art Green Technology. Its innovation in design is newsworthy.

It's not gonna happen in my little office. You're probably thinking the same thing, especially if you're a small business owner.

But, with the right team focused on your sustainability goals, you can earn a LEED Certification. What if your goal is water conservation? We focus on low-flow toilets, waterless urinals, aerated faucets, xeriscaping, draught-resistant local foliage. Many of these items can be found at nearly the same prices as good-quality traditional alternatives.

What if your goal is energy efficiency? Let's outfit the place with CFL's (that are rarely replaced! Mine are still running after 4 years). Let's open the blinds and let in some daylight. How about investing in a high-performance HVAC system and then do a life-cycle analysis to see what you're going to save on your electric bill over the next 5 years?

Maybe you want to recycle, reduce, and reuse? Set a goal for 90% construction debris recycled on your renovation project. We'll reuse those flourescent light fixtures, paint those doors instead of purchasing new ones, and use the money we save to purchase FSC wood book cases.

What if you wanted a little of each? A passionate, educated contractor will make it happen for you. Another contractor might tell you what you want to hear to get the job. Do you really want to be out on the site every day checking up to ensure your recycling isn't ending up in the landfill? or do you want to trust your contractor to do what's right because you know she's as passionate as you are?

I want passion. And I want sustainability.

I challenge that you can't have one without the other.