Get on the Green Bandwagon

by Betsy del Monte

Betsy del Monte is chair of the Board of Directors of the U.S. Green Building Council, North Texas Chapter, and president-elect for the 2006 Dallas Chapter of AIA. She serves as an architectural principal for The Beck Group, an integrated design and construction firm headquartered in Dallas.

If it's not part of your next job, don't underestimate the growing importance of incorporating sustainable or green design and construction principles in your future work.

Increasingly, developers, investors, municipalities and even owners, property managers and tenants are likely to "think green" and want the AEC pros to do the same. They understand that construction of a towncenter, school, hotel, medical center, church or office park has a short- and long-term impact on the environment and tenants.

This means considerations specific to the parcel, the design, energy, water, materials, waste and overall conservation standards. The upside is the ultimate cost savings in construction and maintenance.

Thinking of offering more environmentally sound and resource-efficient buildings? Here are 10 choice recommendations your firm can make to clients starting today:

1. Foster collaborative planning Just as green buildings respect the urban "eco-system," construction pros must view the active phase of the work as a system and proactively invite other stakeholders to the table to assure that "green" goals are met. For example, a city's Development Director is keenly aware of flood plain issues. A property manager may have ideas about recycling. An owner may need convincing that certain material choices cost more today, but offer big savings for the next 5 years.   

2. Incorporate life-cycle cost Showing the true value of high-performance building features in financial statements satisfies long-term investors as well as increases the potential resale value. Extend pro forma to cash flow to show payback for decreased operating costs.

3. Consider infill or brownfield sites Choosing previously developed sites means adapting the existing building's shell or building upon the pre-existing infrastructure, thereby limiting further green space use and sprawl. For example, the seven-building RadioShack headquarters was sited on the land occupied by a dormant government housing project along the Trinity River in downtown Fort Worth.

Another choice could be to revitalize a site with tainted soil from a reckless industry operating there before. Treating soil to neutralize contaminants or even removing the top layer entirely can result in reduction of building sprawl and reuse of a potentially excellent location. Tax advantages and government funding assistance make the option even more attractive. 

4. Avoid flood plains or wetlands Too many problems arise, like infiltration result from building on flood plains, even if insurance is available. Also, tampering with natural wetlands can have an adverse effect on the environment and species habitat, and maybe bring ecological lawsuits. Perform an environmental impact study early in the process to avoid these issues.

5. Respect native plants Preserve as many trees, shrubs and plants as possible to save money, maintain natural drainage, and give the new owner a mature landscape. If needing to augment the original plants, go with native plants or consider xeriscaping for attractive, drought resistant and low maintenance sustainability.

6. Recycle materials cleared and use recycled new material Since the construction industry generates some 136 million tons of waste annually, recommend using recycled materials such as metal roofs, floor tile, brick and timber. When clearing debris, donate re-usable materials to building charities. The RadioShack project recycled 80 percent of the old government housing materials.)When carting off waste from new construction, recycle metals, wood, concrete, cardboard and packaging waste.

7. Minimize building footprint and paved areas Since construction unnaturally impacts the environment, build on less land by opting for multi-story structures and minimizing paving. Keeping the footprint at a minimum reduces land costs, retains greater permeability, minimizes drainage problems and enhances the aesthetic appreciation for those inside and outside the building. For parking, follow low-end zoning restrictions and design to encourage carpooling and bike-riders. Incorporate green strips and trees in the design and use light-colored concrete, pavers or paints to minimize heat reflected back onto the building.

8. Maximize building efficiency Interior open-planned spaces aid productivity, cost-conscious lighting and better ventilation. Plus, open spaces foster inevitable remodeling for new workplace priorities or for future tenants. Design for full advantage of daylight without the accompanying heat issue by installing sun shades and light shelves and high-performance glass. Deeply recessed openings also enhance the building envelope's strengths.  

9. Prioritize water and energy conservation Better site water management means less municipal demand for storm sewers and wastewater treatment facilities. Capture storm water runoff for irrigation or non-potable water needs by installing gutter and roof collectors leading to a cistern or retention pond. Maximize efficiency of plumbing fixtures with low-flow lavatories or waterless urinals. Wise daylight and open-space planning can mean downsizing the HVAC system. Integrate the electrical system with natural daylight to optimize solar energy. Prevent a "heat island" problem where solar heat builds up and overtaxes the HVAC system by choosing light-colored or reflective rooftop material ? and adding plants to the rooftop.

10. Finish with low-emitting materials Use materials manufactured to minimize the invisible chemical emissions affecting air quality for tenants and building visitors. Of concern are carpets, carpet glue, wood and its finishes and other materials.