Buildings account for 70% of the electricity use in the United States , 12% of the potable (treated) water use, 38% of the CO2 emissions, and have a lifespan of fifty plus years. With these statistics, it’s easy to understand the current market trend towards sustainability. In fact, it’s hard to pick up a building related magazine and not see a reference to sustainability. 

But what is sustainability? There are many different definitions of sustainability, but the one I prefer to use is ‘the ability of the current generation to meets its own needs without compromising the ability of future generations to meet their needs.’ This is important in that it emphasizes a higher utilization of our current practices, in order to continue our current lifestyles. In the coming decades, population increase and growth in the economy are projected to demand 15 million new buildings by 2015. With this demand, our buildings are going to have to be more efficient in order not to deplete our current resources.

The goal of sustainable or ‘green’ design is to create high performance buildings, the results of which are a reduced environmental impact, reduced infrastructure, and reduced building operations. Equally important, green buildings lead to increased facility assets, increased worker productivity and lessened risk management. 

Sustainability can be hard to quantify. With such a wide variety of buildings, how do you measure a strip retail development against a fire station? How can you compare an office building against a home? In order to facilitate this, the LEED standard was created by the US Green Building Council. LEED is an acronym for Leadership in Energy and Environmental Design, and provides a complete framework for assessing building performance and meeting sustainability goals. LEED emphasizes state of the art strategies for sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality. LEED recognizes achievements and promotes expertise in green building through a comprehensive system offering project certification, professional accreditation, training and practical resources. 

One of the strengths of the LEED system is that it recognizes that it can not be the ‘expert’ in all aspects of building. Instead, it chooses to be an assimilation of different building standards in order to incorporate the existing ‘experts’. By applying performance standards on top of industry recognized standards (such as 10% more energy efficient that current building code), LEED is able to keep pace with today’s quickly changing technologies.

When asked about what constitutes a green building, most often design elements come to mind. There may be a series of canopies, awnings, skylights and light shelves that allow natural light throughout the building. Buildings may incorporate smart elements, that turn lights and mechanical systems on and off in response to the occupants. The building may incorporate regional and recycled materials, or manage stormwater runoff through the use of the site. But green does not stop at the drafting table. A truly green building not only addresses the design of the building, but also addresses green construction and operations.

Before starting green design, it can be helpful to establish several goals for the design, construction, and operations of a facility. These are broad items that are meant to allow the team the flexibility to address with multiple solutions and not inhibit the use of the facility. 

One goal that can be set for both construction and then continue into operations is establishing a green procurement policy. Most commonly referred to as an Environmentally Preferred Procurement (EPP), this policy emphasizes the purchasing effort to purchase products and services with a reduced effect on the environment and human health.  There are many aspects to this policy – for example, by specifying local products, transportation costs and the corresponding pollution can be reduced, while stimulating the local market. Specifying materials with recycled content reduces the demand on virgin resources and reuse’s materials that were previously considered waste. Properly estimating quantities of materials to be utilized can reduce potential waste from being introduced into the building. Specifying materials with long life spans reduces maintenance requirements and replacement costs. 

Another goal that can be set for green buildings is waste management, or diversion of waste from disposal into the landfill. In terms of construction, this has large impacts. Demolition is no longer the traditional means, and instead de-construction is taking over. This involves removal of materials by systems and separating those materials for recycling or redirection. There are many common building items that can be recycled. Acoustical ceiling tile can be sent back to the manufacturer’s for re-use into new ceiling tile. Ductwork, ceiling grid, strapping, light fixtures, conduit, and metal studs can all be recycled for the metal content. Masonry, concrete and asphalt can be ground up and re-used for sub-base. 

One of the most difficult aspects of construction waste management is the research beforehand to see what local facilities are available and can assist. In our region, the North Central Texas Council of Governments (NCTCOG) maintains a listing of local recycling organizations for public use. Having this information beforehand can be helpful to dissuade pre-conceptions that recycling is too difficult.

The benefits of construction waste management are many. Recyclable materials are redirected into the manufacturing process. Disposal costs can be reduces, and the efficient use of materials is encouraged. And, accidents to workers and damage to the facility are reduced when de-construction practices are put in place.  

With recent studies showing that American’s spend up to 90% of their time indoors, more emphasis is being placed on indoor air quality. One of the greatest opportunities for contaminants/irritants to get trapped inside, and re-circulated later, is during construction or renovation. The results of these contaminants can be asthma, allergies, mold growth and overall poor air quality. There are several easy ways to prevent this.

During construction or renovations, it is important to reduce the quantity of contaminants that can be introduced into the air conditioning system. One easy way to do this is by covering open ductwork with plastic, and not turning on new air conditioning equipment until dust generating activities have ceased. If equipment has to remain operational during construction, temporary filter media can be utilized, and adjacent spaces positively pressured to prevent cross-contamination. To prevent mold growth, absorptive materials such as ceiling tile, gypsum board and carpet should not be brought on to site until it is possible to regulate temperature and humidity. 

Also, high emphasis on utilizing materials with low VOC’s can be used. VOC’s, or volatile organic compounds, are compounds that are off-gassed from materials (think new car smell). Common effects of these hazardous compounds are eye, nose, and throat irritations, headaches, and nausea. VOC’s are commonly found in paint’s, wall and floor coverings, and adhesives. There are many construction materials on the market that meet low-VOC requirements, most times with no increase in cost. 

As you can see, these strategies are easily incorporated with little cost impact. The easiest way to reduce the potential financial impact of these strategies is through education. Take advantage of other’s experiences, as there is no need to re-invent the wheel. There are several educational opportunities available if you are interested in learning more. Green Advantage (www.greenadvantage.org) is a program specifically targeted towards contractors and sub-contractor’s in order to evaluate and execute sustainable strategies during construction. There are also workshops focusing on LEED and different strategies that can be incorporated during design. For more information on educational opportunities, visit the USGBC North Texas Chapter website at www.usgbcnorthtexas.org.

Michael Kawecki is a Project Manager for Sustainable Structures of Texas, a sustainable design/build contractor. He recently completed the Hensley Field Operations Center, a LEED Gold certified facility, and has been involved in sustainable building since 2002. For additional information regarding this article, please contact Michael at mkawecki@usgbcnorthtexas.org. All comments are the sole responsibility of the author.

This article was originally posted 8/7/07.