The nearly finished Conference Room in the 1900 16th street building in downtown Denver was an apt setting for this month’s CORE breakfast meeting. In fact, the setting nearly taught the lessons we were about to learn in green construction. The copious sunlight, open air, and efficient energy systems evidenced progress towards a sustainable built environment, but construction signs visible through the windows alluded to the work that remains to be done in green construction.
An increasing number of buildings are earning that shiny LEED certification plaque, but is that enough?
Earning the Plaque: Requirements and Advances in Green Construction
What do you have to do to get a plaque?
Graham Cottingham of Saunders Construction explained that sustainable construction means considering the environmental impact of the building across several criteria:
- Location: Is there access to transportation? Does the building improve urban density?
- Material Life cycle: Are materials locally sourced and disposed?
- Waste Management – How much content is recycled? Do workers know what materials can be recycled?
- Indoor Air quality- What off-gases are produced from insulation, paints etc?
- Water Use: How are you using this limited resource?
- Energy Management: How will the building reduce consumption? Are the electrical systems tight?
With the exception of some mechanical systems and low-water use fixtures, implementing these sustainability criteria do not come with a cost premium. Perhaps due to the achievement of these criteria, sitting in the conference room, with lots of natural light and open air, almost felt like sitting outside.
Advance 1: Green construction is an increasing portion of the industry
The fact that we were sitting in a LEED certified building, adjacent to DaVita’s neighboring LEED certified building in-construction made it easy to believe the facts presented by Saunders representatives Graham Cottingham and Alyssa Rossnagel:
• In 2010, 35-45% of construction was verified as sustainable
• Green contracting currently represents 39% of the industry
Advance 2: Internal Sustainability practices
In addition to improving construction processes for the built environment, Alyssa demonstrated how companies like Saunders Construction are making internal changes to improve sustainability. Due to the new demand for green construction, Saunders has successfully implemented, and profited from, new sustainable practices:
• Electronic Documentation: Save on courier fees and paper as well as increased efficiency at the worksite
• Sourcing recycled materials: Save on material costs and reduce waste
• Purchasing environmentally friendly disposable cups: Reduce waste
• Using programmable thermostats and lighting: Save on energy costs and decrease carbon footprint
• Respond to natural disasters: Utilize expertise in construction services to help communities and increase brand value
Advance 3: Overcoming cost barriers and myths
Brian Dunbar explained how developers and decision makers are finally realizing the value in attaining LEED certification. For example, Brian proved that the difference between “building to” LEED standards (which many developers have done) and building a certified building can be less than $10K, and the certified building comes with the assurance of future performance that will easily recover that cost. Further, these projects can come in at budget and create savings: the Fort Collins Fossil Ridge High school cost $135 per sq foot to construct with LEED certification, and the school uses $110,000 less money on yearly expenses than schools built to code.
The point: Green construction has grown significantly, with an increasing number of buildings displaying LEED Certification plaques. Now, what do we do with it?
Maximizing the Plaque: Operating a LEED Certified Building
It’s easy to promote the shiny LEED plaque, but like most sustainability initiatives, the true victory is only achieved through behavioral change and education. Megan Bloomer of DaVita suggested that the heart of green construction starts with the plaque, but lies in the future tenants. Everyday occupants of the building, from the janitor to the CEOs, must know how to operate and maintain the building in a way that maximizes the sustainable performance, or else “we’ve missed the point.”
To maximize performance and achieve cost savings, operators must engage and educate every user of that building on how to operate and love its virtues. For the hourly work, this means explaining why they should use air hand-dryers rather than paper towels. For operators, this means understanding that this is not business as usual and learning the new requirements of the building. Notably, Brian Dunbar pointed out that even Natural Resource students at the University of Wyoming needed training on how to live and work in their new LEED certified building.
The final gap that needs to be filled in the Green Building industry is the hand off between construction teams and operating teams so that operators can maximize the environmental performance envisioned in the design. LEED certified buildings are automatically enrolled in LEED for Existing Building Operations and Maintenance, but the requirements to maintain this certification need to be enforced.