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The Green Building

Revolution

The Green Building Revolution © 2008 Jerry Yudelson

All rights reserved under International and Pan-American Copyright Conventions. No part of this book may be reproduced in any form or by any means without permission in writ- ing from the publisher: Island Press, 1718 Connecticut Ave. NW, Suite 300, Washington, DC 20009.

ISLAND PRESS is a trademark of the Center for Resource Economics.

Library of Congress Cataloging-in-Publication Data

Yudelson, Jerry. The green building revolution / Jerry Yudelson ; Foreword by S. Richard Fedrizzi. p. cm. Includes bibliographical references and index. ISBN 978-1-59726-178-4 (hardcover : alk. paper) — ISBN 978-1-59726-179-1 (pbk. : alk. paper)

1. Sustainable buildings—Design and construction. 2. Green movement. I. Title. TH880.Y634 2008 720'.47—dc22 2007026207

Printed on recycled, acid-free paper

Manufactured in the United States of America 10 9 8 7 6 5 4 3 2 1

Search terms: Green building, environmental building, U.S. Green Building Council, US- GBC, Energy Star, carbon emissions, revolution, LEED, indoor air quality, rating systems, commercial building, risk management, productivity, health benefits, public relations, mar- keting, new construction, core and shell, commercial interiors, existing buildings, property management, Greg Kats, Davis Langdon, World Green Building Council, Canada, China, India, Australia, Spain, socially responsible property investing, industrial buildings, private development, public development, campus sustainability, green schools, National Asso- ciation of Home Builders, mixed-use development, retail design, hospitality design, green healthcare, workplace design, building operations, neighborhood development, local gov- ernment, real estate finance.

Contents

List of Tables xiii Foreword by S. Richard Fedrizzi xv

List of Tables

Table 7.2 The Business Case for Speculative Green Commercial Buildings Table 12.1 Drivers for Green Buildings and Operations in Health Care

• one Green Buildings Today Preface xxi
  • The Origins of the Revolution
  • The Present Market for Green Buildings
  • The Policy Case for Green Buildings
  • Government Leadership and Private Initiative
  • Drivers for Green Buildings
• two What Is a Green Building?
  • The LEED Rating Systems
    • LEED for New Construction
    • LEED for Core and Shell Buildings
    • LEED for Commercial Interiors
    • LEED for Existing Buildings
  • Typical Green Building Measures
  • Other Green Building Rating Systems
• three The Business Case for Green Buildings
  • Incentives and Barriers to Green Development
  • Overcoming Barriers to Green Buildings
  • Benefits That Build a Business Case
    • Economic Benefits
    • Productivity Benefits
    • Risk-Management Benefits
    • Health Benefits
    • Public Relations and Marketing Benefits
    • Recruitment and Retention Benefits
    • Financing Green Projects
• four The Costs of Green Buildings
  • Cost Drivers for Green Buildings
  • The 2003 Cost Study for the State of California
  • High Performance on a Budget
  • The Davis Langdon Cost Studies
  • The 2004 GSA Cost Study
  • Integrated Design Reduces Costs
• five The Future of Green Buildings
  • Green Building Growth Rates by Market Sector
  • Green Building Market Drivers
    • More Commercial and Institutional Green Projects
    • Tax Incentives
    • Higher Oil and Natural Gas Prices
    • Movement Back into the Cities
    • More Green Homes on the Market
    • Local Government Incentives
      • and Global Warming Growing Awareness of Carbon Dioxide Emissions
      • Operations Pressure on Companies to Conduct Sustainable
    • The Competitive Advantage of Green Homes
  • The Larger Picture
  • Barriers to Green Buildings and Green Development
  • Triggers for Green Building
  • Beyond LEED
• six The International Green Building Revolution
  • Global Green Building Status
  • The World Green Building Council
  • Canada
  • China
  • India
  • Australia
  • Spain
• seven The Revolution in Commercial Development - Commercial Market Size - Which Sector Builds the Most Green Buildings? - The Business Case for Green Commercial Development - The Business Case for Brown Development - LEED for Core and Shell Helps Developers - The Revolution Comes to Corporate Real Estate - Industrial Buildings - Socially Responsible Property Investing
• eight The Revolution in Government and Nonprofit Buildings - The Government Buildings Market - Green Building Drivers - Integrated Design for Public Projects - LEED Use by Government Agencies - Exemplary Government and Nonprofit Projects
• nine The Revolution in Education - Green Buildings in Higher Education - Greening Secondary Education - Benefits of Green Schools - The Green Schools Report
• ten The Revolution in Housing - Energy Star Homes - Homebuilders’ Association Guidelines - LEED for Homes - Multifamily Homes - Affordable Green Housing - Modular Green Homes - The Green Home Revolution
  • Development eleven The Revolution in Neighborhood Design and Mixed-Use
    • The New World of Mixed-Use Development
    • Examples of Green Mixed-Use Projects
    • LEED for Neighborhood Development
    • Green Retail and Hospitality Design
• twelve The Revolution in Health Care - Green Guide for Health Care - Early Green Health Care Facilities - The Business Case for Green Buildings in Health Care - Accelerating the Revolution in Health Care Design - Barriers to Green Buildings in Health Care
• thirteen The Revolution in Workplace Design - What Is a Healthy and Productive Workplace? - Green Workplace Design - LEED for Commercial Interiors
• fourteen The Revolution in Property Management - LEED for Existing Buildings - Successful LEED-EB Projects - Operations Barriers and Incentives to Greener Building
  • Practice fifteen The Revolution in Building Design and Construction
    • The Challenge of Integrated Design
    • The “Slow Building” Revolution
    • The Business of Sustainable Design
    • Revolutionizing a Design Firm
      • Restorative Design Revolutionizing Sustainability:
• sixteen Join the Revolution! - What You Can Do at Home - What You Can Do at Work - Greening Your Local Government - Investing in the Revolution
• appendix 1 Resources for Revolutionaries
  • Conferences
  • Books
  • Periodicals
  • Web Sites
• appendix 2 Green Building Rating Systems
  • LEED for New Construction
  • LEED for Commercial Interiors
  • LEED for Existing Buildings
  • LEED for Core and Shell Buildings
  • LEED for Homes Pilot
  • LEED for Neighborhood Development Pilot
  • Green Guide for Health Care
• Endnotes
• Index
• About the Author
• Table 1.1 LEED Projects (2006 year-end)
• Table 2.1 Key Factors in Rating a Green Building under LEED-NC
• Table 2.2 Key Measures Used in LEED-NC Certified Projects
• Table 3.1 Business Case Benefits of Green Buildings
• Table 3.2 Financial Benefits of Green Buildings
• Table 3.3 The Aging Labor Force
• Table 4.1 Cost Drivers for Green Buildings
• Table 4.2 Incremental Capital Costs of 33 LEED-Certified Projects
  • Projects Table 4.3 Incremental Costs of LEED-Certifying Two Prototypical GSA
• Table 5.1 Projected Annual Growth Rates for Green Buildings
• Table 5.2 Drivers for Green Building Growth
  • Commercial Green Buildings Table 5.3 National Energy Policy Act of 2005: Key Provisions for
• Table 5.4 Green Building Triggers for Building Owners
• Table 6.1 Status of Green Building Activity in Selected Countries
• Table 7.1 Nonresidential Commercial Construction Market
• Table 8.1 Characteristics of 44 Federal LEED-Certified Projects
• Table 8.2 Government Initiatives to Promote Green Buildings
• Table 9.1 Drivers for Green Buildings in Higher Education
• Table 9.2 Colleges and Universities with LEED Initiatives
• Table 9.3 Financial Benefits of Green Schools
• Table 10.1 Barriers to Growth of Green Homes, 2007 to
• Table 12.2 Barriers to Green Buildings in Health Care
• Table 14.1a Benefits of Greening Existing Operations
• Table 14.1b Barriers to Greening Existing Operations
• Table 15.1 Integrated Design Approaches for Energy Savings

Foreword

A revolution is going on all over this land, and it’s about time! It is transform- ing the marketplace for buildings, homes, and communities, and it is part of a larger sustainability revolution that will transform just about everything we know, do, and experience over the next few decades. This revolution is about green building, and its aim is nothing less than to fundamentally change the built environment by creating energy-efficient, healthy, produc- tive buildings that reduce or minimize the significant impacts of buildings on urban life and on the local, regional, and global environments. In 1993 the U.S. Green Building Council (USGBC) was founded to drive this change, and in 2000 we launched the LEED® (Leadership in Energy and En- vironmental Design) Green Building Rating System™ to provide a common definition and way to measure green buildings. A point-based system, LEED rates buildings according to key environmental attributes such as site im- pacts, energy and water use, materials and resource conservation, and in- door environmental quality. To our delight and somewhat to our surprise, by 2006 LEED had taken the country by storm. As of early 2007, 18 states and 59 cities, along with some of the biggest and most prestigious names in the building industry—includ- ing the developer of the “Ground Zero” World Trade Center site, Larry Sil- verstein—had all made serious commitments to using the LEED rating sys- tem for their projects (the first new building built and occupied at “Ground Zero,” Seven World Trade Center, was LEED Gold-certified). In 2006 the U.S. General Services Administration, the country’s biggest landlord, along with 10 other federal agencies, endorsed LEED as its rating tool of choice. This is not surprising, because LEED provides a rigorous road map to building green. Projected resource savings from the first 200 LEED-certified projects show that well-designed, fully documented and third party–verified proj- ects get results: an average of 30 percent water-use reduction and 30 to 55 percent energy savings, depending on the level of certification.

xv

A version of this foreword was presented at the Plenary Session of the Greenbuild confer- ence in Denver, Colorado, in November 2006.

Through the USGBC, business professionals, policymakers, developers, designers, scientists, and citizens are joining together to conquer some of the most intractable problems of our time. Two of these are front and cen- ter, and they are interconnected in a very important way. These are the health of our cities and the impact of climate change. We build green buildings because they matter. But nowhere do they mat- ter more than in this epic battle we’ve just begun with ourselves over car- bon dioxide emissions, which are driving global climate change. 1 The greatest sources of those emissions are the very things that have helped us prosper—the cars we drive and the electricity we generate to run our buildings. These emissions are also the primary cause of the climate

xvi Foreword

U.S. energy consumption projections to the year 2020. Courtesy of Architecture 2030, used with permission.

by 50 percent compared to current levels. By resetting the benchmark for our green building rating system, we hope to persuade everyone to take ac- tion against further buildup of the atmospheric carbon dioxide concentra- tions that drive climate change. The USGBC challenges every architect, every contractor, every builder, every interior designer, every facilities manager, every student on a college campus, every CEO and CFO in corporate America, every commercial real es- tate broker, every building owner, every governor, every mayor, every city council member and every county commissioner, every consultant, every corporate real estate director—everyone—to commit to learning how they can do more to limit emissions from every new building that is constructed.

xviii The Green Building Revolution

S. Richard Fedrizzi, president, CEO, and founding chairman of the U.S. Green Build- ing Council. Courtesy of USGBC.

Those architects, engineers, and builders who have begun to make green design their standard need to challenge their colleagues and hold them ac- countable. Design for the sake of design alone is no longer an option. Design for higher performance is our pathway to a better future. To drive ourselves and others to achieve higher-performance outcomes, the USGBC has set two audacious goals for green builders everywhere:

• 100,000 LEED-certified buildings by the end of 2010
• 1 million LEED-certified homes by the end of 2010 For those of us in the green building movement, outcomes will always matter more than good intentions. By convening the best minds, building consensus for direction, and inspiring action, we can realize our vision of a planet powered by renewable energy, populated by sustainable communi- ties housed in green buildings and driven by clean, green innovation. The Green Building Revolution will guide you to a deeper understanding of the problems we face and the numerous solutions now emerging from the creative work of architects, designers, engineers, contractors, building owners and facility managers, insurance and financial organizations, and manufacturers of every type across the country, and even around the world. I hope that you will take something valuable from this book and put it into immediate and measurable action in your home, your office, your school or college, and your community. S. Richard Fedrizzi, president, CEO, and founding chairman, U.S. Green Building Council Washington, D.C. March 2007

Foreword xix