Green Building Basics

Buildings account for one-sixth of the worlds fresh water withdrawals, one-quarter of its wood harvest, and two-fifths of its material and energy flows.1 Building "green" is an opportunity to use our resources efficiently while creating healthier buildings that improve human health, build a better environment, and provide cost savings. ost-savings can only be fully reali%ed when they are incorporated at the pro"ects conceptual design phase with the assistance of an integrated team of professionals. $he integrated systems approach ensures that the building is designed as one system rather than a collection of stand-alone systems. &ome benefits, such as improving occupant health, comfort, productivity# reducing pollution and landfill waste, are not easily quantified and consequently, not adequately considered in cost analysis. 'or this reason, consider setting aside a small portion of the building budget to cover

What Makes a Building Green?

green building is a structure that is designed, built, renovated, operated, or reused in an ecological and resource-efficient manner. !reen buildings are designed to meet certain ob"ectives such as protecting occupant health# improving employee productivity# using energy, water, and other resources more efficiently# and reducing the overall impact to the environment.

What Are the Economic Benefits of Green Buildings?

green building may cost more up front, but saves through lower operating costs over the life of the building. $he green building approach applies a pro"ect life cycle cost analysis for determining the appropriate up-front expenditure. $his analytical method calculates costs over the useful life of the asset. $hese and other c

differential costs associated with less tangible green building benefits or to cover the cost of researching and analy%ing green building options. (ven with a tight budget, many green building measures can be incorporated with minimal or %ero increased up-front costs and they can yield enormous savings).

What Are the Elements of Green Buildings?

Below is a sampling of green building practices. Siting &tart by selecting a site well suited to ta*e advantage of mass transit. +rotect and retain existing landscaping and natural features. &elect plants that have low water and pesticide needs, and generate minimum plant trimmings. ,se compost and mulches. $his will save water and time. -ecycled content paving materials, furnishings, and mulches help close the recycling loop. Energy Efficiency .ost buildings can reach energy efficiency levels far beyond /alifornia $itle )0 standards, yet most only strive to meet the standard. 1t is reasonable to strive for 02 percent less energy than $itle )0 standards. $he following strategies contribute to this goal.

+assive design strategies can dramatically affect building energy performance. $hese measures include building shape and orientation, passive solar design, and the use of natural lighting. 3evelop strategies to provide natural lighting. &tudies have shown that it has a positive impact on productivity and well being. 1nstall high-efficiency lighting systems with advanced lighting controls. 1nclude motion sensors tied to dimmable lighting controls. $as* lighting reduces general overhead light levels. ,se a properly si%ed and energy-efficient heat4cooling system in con"unction with a thermally efficient building shell. .aximi%e light colors for roofing and wall finish materials# install high --value wall and ceiling insulation# and use minimal glass on east and west exposures. .inimi%e the electric loads from lighting, equipment, and appliances. /onsider alternative energy sources such as photovoltaics and fuel cells that are now available in new products and applications. -enewable energy sources provide a great symbol of emerging technologies for the future. /omputer modeling is an extremely useful tool in optimi%ing design of electrical and mechanical systems and the building shell. Materials Efficiency &elect sustainable construction materials and products by evaluating several characteristics, such as reused and recycled-content# %ero or low off-gassing of harmful air emissions# %ero or low toxicity# sustainably harvested materials# high recyclability# durability# longevity# and local production. &uch products promote resource conservation and efficiency. ,sing recycledcontent products also helps develop mar*ets for recycled materials that are being diverted from /alifornias landfills, as mandated by the 1ntegrated 5aste .anagement ct. ,se dimensional planning and other material efficiency strategies. $hese strategies reduce the amount of building materials needed and cut construction costs. 'or example, design rooms on 0-foot multiples to conform to standard-si%ed wallboard and plywood sheets. -euse and recycle construction and demolition materials. 'or example, using inert demolition

materials as a base course for a par*ing lot *eeps materials out of landfills and costs less. -equire plans for managing materials through deconstruction, demolition, and construction. 3esign with adequate space to facilitate recycling collection and to incorporate a solid waste management program that prevents waste generation. Water Efficiency 3esign for dual plumbing to use recycled water for toilet flushing or a gray water system that recovers rainwater or other nonpotable water for site irrigation. .inimi%e wastewater by using ultra low-flush toilets, low-flow shower heads, and other water conserving fixtures. ,se recirculating systems for centrali%ed hot water distribution. 1nstall point-of-use hot water heating systems for more distant locations. ,se a water budget approach that schedules irrigation using the /alifornia 1rrigation .anagement 1nformation &ystem data for landscaping. .eter the landscape separately from buildings. ,se micro-irrigation 6which excludes sprin*lers and high-pressure sprayers7 to supply water in nonturf areas. ,se state-of-the-art irrigation controllers and selfclosing no%%les on hoses.

Occupant Health and Safety

-ecent studies reveal that buildings with good overall environmental quality can reduce the rate of respiratory disease, allergy, asthma, sic* building symptoms, and enhance wor*er performance. $he potential financial benefits of improving indoor environments exceed costs by a factor of 8 and 109. /hoose construction materials and interior finish products with %ero or low emissions to improve indoor air quality. .any building materials and cleaning4maintenance products emit toxic gases, such as volatile organic compounds 6:;/7 and formaldehyde. $hese gases can have a detrimental impact on occupants health and productivity.

+rovide adequate ventilation and a highefficiency, in-duct filtration system. <eating and cooling systems that ensure adequate ventilation and proper filtration can have a dramatic and positive impact on indoor air quality.

+revent indoor microbial contamination through selection of materials resistant to microbial growth, provide effective drainage from the roof and surrounding landscape, install adequate ventilation in bathrooms, allow proper drainage of air-conditioning coils, and design other building systems to control humidity. continues to perform as designed and commissioned.

Building Operation and Maintenance

!reen building measures cannot achieve their goals unless they wor* as intended. Building commissioning includes testing and ad"usting the mechanical, electrical, and plumbing systems to ensure that all equipment meets design criteria. 1t also includes instructing the staff on the operation and maintenance of equipment. ;ver time, building performance can be assured through measurement, ad"ustment, and upgrading. +roper maintenance ensures that a building 3esigning rooms on 0-foot multiples to conform with standard-si%ed wallboard and plywood sheets saves material. &imilarly, using flexible design

urces and reduce environmental impacts associated with resource extraction. $hey can also provide mar*ets for recycled materials that are being diverted from /alifornias landfills, as dimensional planning and other material efficiency strategies reduce the volume of building materials and cut construction costs.

Steps to Ensure Success

(stablish a vision that embraces sustainable principles and an integrated design approach. 3evelop a clear statement of the pro"ects vision, goals, design criteria, and priorities. 3evelop a pro"ect budget that covers green building measures. llocate contingencies for additional research and analysis of specific options. &ee* sponsorship or grant opportunities. &ee* advice of a design professional with green building experience. &elect a design and construction team that is committed to the pro"ect vision. .odify the -'=4-'+ selection process to ensure the contractors have appropriate qualifications to identify, select, and implement an integrated system of green building measures. 3evelop a pro"ect schedule that allows for systems testing and commissioning. 3evelop contract plans and specifications to ensure that the building design is at a suitable level of building performance. /reate an effective incentives and oversight.

City of San iego!s "idgeha#en Green Building$

At a glance, the Ridgehaven Building appears identical to its neighbor. In 1996, however, the 73,000 s . !t. Ridgehaven Building was co"pletel# renovated with "an# cost$e!!ective sustainable per!or"ance "ethodologies and technologies. As a result, the Ridgehaven Building now uses 6% percent less total energ# than its nearl# identical neighbor, #ielding a saving o! "ore than &70,000 in annual utilit# costs. 'his e uates to &1per s . !t. in annual savings. (ven "ore i"portant, the building occupants love its light and )health#) at"osphere, boosting their productivit#.

%or More &nformation

California Integrated Waste Management Board, www.ciwmb.ca.gov4!reenBuilding4 1ncludes the manual Designing With Vision: A Technical Manual For Material Choices In Sustainable Construction 6+ub. >091-??-22?7. <ard copies are available from the publications clearinghouse at 1-822-/ -5 &$(. Sustainable Building Technical Manual, www.sustainable.doe.gov4buildings4gbarttoc. htm A Guide to Irrigation Water Needs of andsca!e "lants in California, www.dpla.water.ca.gov4urban4conservatio n4 landscape4wucols4 #e!artment of $ealth Ser%ices, Indoor Air &uality, www.cal-iaq.org

En%ironmental Building Ne's, www.ebuild.com4-esources4/hec*list.ht ml ()S) Green Building Council, www.usgbc.org

*.+ Rood"an and ,. -enssen, A Building Revolution: How Ecology and Health Concerns are Transforming Construction, .orldwatch /aper 101, .ashington, *2, +arch 199%, p. %.
0

(nviron"ental Building ,ews, Building Green on a Budget, 3ol 4, ,o. %, +a# 1999, www.ebuild.co"5Archives56eatures5 -ow72ost5-ow72ost.ht"l89eneral
3

.illia" 6is: and Arthur Rosen!eld, Potential Nationwide m!rovements in Productivity and Health "rom Better ndoor Environments, -awrence Ber:ele# ,ational -aborator#, +a# 1994. 9ott!ried 'echnolog#, e;cerpt !ro" .eb site, www.building!utures.co"5p3.ht", 6eb. 9, 1999.