AD V A N C E

PRAISEFOR

The growth of Environmental Design is staggering. Jerr !"#elson $ontin"es his enormo"s $ontri%"tion to this movement with Green Building A to Z. This %oo& is a m"st rea# for an emerging green %"il#ing enth"siast. ' JOE V AN ( E**E+,E- ) -anaging Partner .in#mill Develo/ment +ro"/ *t#.) Fo"n#er Cana#a +reen ("il#ing Co"n$il In this ver "sef"l referen$e g"i#e) Jerr mi0es straightforwar# information with his own /ersonal an# engaging /ers/e$tive that ma&es this #o$"ment %enefi$ial for all those intereste# in green %"il#ing from novi$e to e0/erien$e#. ' -AR! ANN * A1AR2S ) AIA) *EED3 AP) Dire$tor of S"staina%le Design) ,O4 Ar$hite$ts An o"tstan#ing reso"r$e that $olle$ts ver #iverse an# timel information into a 5+reen En$ $lo/e#ia6 that sho"l# %e on ever one7s %oo&shelf) Green Building A to Z is an eas 8to8rea# g"i#e that %rings it all together "n#er one $over. ' ROD .I**E ) Sr. Vi$e Presi#ent) -anager of S"staina%le Constr"$tion) T"rner Constr"$tion Com/an !"#elson %rings together the %asi$s of green %"il#ing an# a##s to it something for ever one) even the most e0/erien$e# green $ham/ion. Green Building A to Z #oes not %elong on o"r li%rar shelf. It7s an ever #a tool9 'D R . 4AT, .I**IA-S ) Past Presi#ent) .orl# +reen ("il#ing Co"n$il

Green Building A to Z /rovi#es a $om/elling referen$e g"i#e that arti$"lates the &e terms an# $on$e/ts in green %"il#ing. In this fast8$hanging fiel#) Jerr !"#elson7s l"$i# writing st le %ea"tif"ll #es$ri%es the essential $on$e/ts an# terminolog with a$$"ra$ an# /assion. Green Building A to Z $reates a m"$h8nee#e# ma/ of the green %"il#ing lan#s$a/e. 'A NDR:S R. E D.ARDS ) a"thor of The Sustainability Revolution: Portait of a Paradigm Shift ) an# fo"n#ing %oar# mem%er) 2S +reen ("il#ing Co"n$il7s Re#woo# Em/ire Cha/ter Green Building A to Z is a won#erf"l reso"r$e for /rofessionals learning a%o"t the green %"il#ing movement an# its man moving /arts. !"#elson #oes an e0$ellent ;o% /"lling so man #ifferent to/i$s into one %oo&. I re$ommen# this %oo& to an one starting their ;o"rne on the /ath to s"staina%ilit . 'P A2* S,A,RIARI ) fo"n#er) +reen-in# Green Building A to Z is an e0$iting $ontri%"tion to the tools we nee# to $reate environmentall intelligent $omm"nities. As the s"staina%le %"il#ing in#"str e0/lo#es) it is vital that we have a $ommon lang"age an# share# e0/e$tations a%o"t what $onstit"tes 5green.6 Jerr !"#elson has /ro#"$e# a #i$tionar of terms that is "n#erstan#a%le to the la /erson an# /rofessional ali&e. It will %e es/e$iall /ertinent to those ;"st %eginning to "n#erstan# the # nami$ new /ara#igm of s"staina%le #esign. ' RON VAN DER VEEN ) AIA) *EED3 AP) Prin$i/al) -IT,2N ar$hite$ts < #esigners < /lanners Green Building A to Z /rovi#es thoro"gh $overage of the lang"age an# /ra$ti$e involve# in the #esign of green %"il#ings. !"#elson gives "s $om/elling an# ill"strate# #efinitions "se# in s"staina%le #esign) along with his e0/ertise an# histori$al an# /hiloso/hi$al $onte0t. 'A *ISON +. 4.O4 ) AIA) *EED3 AP) Asso$iate Professor) De/artment of Ar$hite$t"re) 2niversit of Oregon

N E. SOCIET! P2(*IS,ERS

Cataloging in Publication Data: A $atalog re$or# for this /"%li$ation is availa%le from the National *i%rar of Cana#a.

Copyright 2007 by Jerry Yudelson. All rights reserved. Cover #esign % Diane -$Intosh.Images=Alam an# iSto$&. Printe# in Cana#a. First /rinting J"ne >??@.

Pa/er%a$& IS(N= A@B8?8BCD@E8D@>8E InF"iries regar#ing reF"ests to re/rint all or /art of Green Building A to Z sho"l# %e a##resse# to New So$iet P"%lishers at the a##ress %elow.

To or#er #ire$tl from the /"%lishers)/lease $all toll8free GNorth Ameri$aH E8B??8DC@8C@@>) or or#er online at www.newso$iet .$om An other inF"iries $an %e #ire$te# % mail to= New So$iet P"%lishers P.O. (o0 EBA) +a%riola Islan#) (C V?R EI?) Cana#a G>D?H >J@8A@K@ New So$iet P"%lishers7 mission is to /"%lish %oo&s that $ontri%"te in f"n#amental wa s to %"il#ing an e$ologi$all s"staina%le an# ;"st so$iet ) an# to #o so with the least /ossi%le im/a$t on the environment)in a manner that mo#els this vision..e are $om8 mitte# to #oing this not ;"st thro"gh e#"$ation) %"t thro"gh a$tion. .e are a$ting on o"r $ommitment to the worl#7s remaining an$ient forests % /hasing o"t o"r /a/er s"//l from an$ient forests worl#wi#e. This %oo& is one ste/ towar# en#ing glo%al #eforestation an# $limate $hange. It is /rinte# on a$i#8free /a/er that is E??L /ost8 $ons"mer re$ $le# GE??L an$ient forest8freeH)/ro$esse# $hlorine free)an# /rinte# with vegeta%le8%ase#) low8VOC in&s. A##itionall ) New So$iet /"r$hases $ar%on oMsets %ase# on an ann"al emissions a"#it) o/erating with a $ar%on8ne"tral foot/rint. For f"rther information) or to %rowse o"r f"ll list of %oo&s an# /"r$hase se$"rel )visit o"r we%site at= www.newso$iet .$om

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Contents

Prefa$e . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0iii Forewor# . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0vii Part !reen "uildings #oday E +reen ("il#ings in a +lo%al Conte0t . . . . . . . . . . . . . . . . . . . . . . . . . K
Reso"r$e De/letion an# Car%on Dio0i#e Emissions . . . . . . . . . . . . . . . . @

> +reen ("il#ing ,istor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A

C"rrent Sit"ation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E? 2n#erstan#ing +reen ("il#ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E? .ho Is 2sing *EEDN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E>

K .hat is a +reen ("il#ingN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ED J (e$oming a +reen ("il#ing A#vo$ate . . . . . . . . . . . . . . . . . . . . . . EA

In !o"r Offi$e or .or&/la$e . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EA In !o"r ,ome or A/artment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >E !o"rTown) Cit or State= The Power of *o$al Initiatives . . . . . . . . . . . . >> !o"r College or 2niversit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >J

Part

!reen "uilding: A to $

D +reen ("il#ing Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >B

Ar$hite$t"re >?K? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >A A$$ess to Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . K? (i$ $le Comm"ting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . K> (ig Pi$t"re . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . KK (io#iesel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . KJ (io/hilia . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . KD (rownfiel#s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . KC ("il#ing Co#es . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . KB Car%on Dio0i#e -onitoring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . J? Car%on Ne"tral . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . JE Car/et . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . J>
v

Certifi$ation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . JK Certifie# .oo# Pro#"$ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . JJ Charrettes an# E$o8$harrettes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . JC Comfort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . J@ Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . JA Controlla%ilit of S stems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D? Constr"$tion Pra$ti$es . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . DE Cool Roofs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . DK Costs of +reen ("il#ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . DJ Cra#le8to8$ra#le Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D@ Da lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . DA Densit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C? Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CE Dis/la$ement Ventilation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CK E$o8effi$ien$ an# E$o8effe$tiveness . . . . . . . . . . . . . . . . . . . . . . . . . . CD E$ologi$al Foot/rint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CC E#"$ation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C@ Energ Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CA Engineering Ga S"staina%le .orl#H . . . . . . . . . . . . . . . . . . . . . . . . . . . . @? Feng Sh"i . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . @> F"rnit"re an# Finishes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . @K +lo%al .arming . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . @D +reen +lo%es . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . @C +reen +"i#e for ,ealth$are . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . @@ +reen ,ome ("il#ing +"i#elines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . @B +reen Power . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B? +reen Pro#"$ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . BE +reen Roofs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B> ,igh8/erforman$e ("il#ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . BD ,istori$ Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . BC ,omes) +reen . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B@ , %ri# Vehi$les . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A?

vi +

REEN

(2 I * D I N + A

TO

In$entives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A> Integrate# Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . AK Interior Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . AD Investing in +reen ("il#ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A@ J"sti$e) So$ial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . AA 4nowle#ge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E?E *EDs G*ight8emitting Dio#esH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E?K *EED G*ea#ershi/ in Energ an# Environmental DesignH . . . . . . E?J *ife8$ $le Assessment G*CAH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E?B *ife8$ $le Cost . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E?A *ight Poll"tion Re#"$tion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EEE *ighting Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EE> *iving ("il#ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EEK *o$all So"r$e# -aterials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EED *ow8fl"sh Toilets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EEC -i$rot"r%ines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EEB -eas"rement an# Verifi$ation S stems . . . . . . . . . . . . . . . . . . . . . . EEA Native Ameri$an an# Native Cana#ian .a s of *iving . . . . . . . . . E>E Nat"re) Design with . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E>> New 2r%anism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E>K Onsite Sewage Treatment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E>C O/erations an# -aintenan$e Pra$ti$es . . . . . . . . . . . . . . . . . . . . . . E>@ OOone8la er Prote$tion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E>B Paints) *ow8VOC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EK? Para#igm Shift . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EKE Passive Solar Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EK> Permea%le Pavement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EKK Photovoltai$s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EKD Platin"m ("il#ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EKB Post8o$$"/an$ Eval"ation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EJ? Pro#"$tivit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EJ> P"estion A"thorit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EJJ

CO N T E N T S

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Ra#iant ,eating an# Cooling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EJC Rainwater Re$lamationQRe"se . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EJ@ Ra/i#l Renewa%le -aterials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EJB Re$ $le#8$ontent -aterials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ED? Renewa%le Energ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EDE Renovation) ("il#ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ED> Restoration of Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EDJ Ret"rn on Investment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EDD Right8siOing S stems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EDC Salvage -aterials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EDB S$hools) +reen . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EDA Solar Thermal S stems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EC> Stormwater -anagement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ECK S"staina%le Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ECJ S"staina%le Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ECC Te$hnolog ) +reen . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ECB Thermal Energ Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ECA Tri/le (ottom *ine . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E@? 2S +reen ("il#ing Co"n$il . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E@> 2n%ri#le# Enth"siasm9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E@K 2r%an ,eat8islan# Effe$t . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E@J Vast" Shastra . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E@C Ventilation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E@@ Views of the O"t#oors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E@B Volatile Organi$ Com/o"n#s GVOCsH . . . . . . . . . . . . . . . . . . . . . . . . . EB? .ater Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EB> .ater8free 2rinals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EBK .etlan#s) Constr"$te# . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EBJ .in# Power . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EBC Ieris$a/ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EBB 1en . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EA? 1ero8net8energ ("il#ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EAE

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Part Reso"r$es . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EA@ En#notes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >?K In#e0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >EK A%o"t the A"thor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >EA

CO N T E N T S

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For green builders and their supporters every!here.

Prefa$e

This %oo& /resents the %asi$ $on$e/ts an# terminolog "se# in #esigning an# $onstr"$ting green %"il#ings) %ase# on state8of8the8art #esign an# $onstr"$tion /ra$ti$es in >??@. It is #esigne# for o") the intelligent rea#er) who ma not %e a$tivel engage# in ar$hite$t"re or %"il#ing engineering) %"t who nee#s a F"i$& intro#"$tion to the rationale for green %"il#ings an# the lang"age of the Rel#. It will also %e "sef"l for /"%li$ oS$ialsT for those #ealing with green %"il#ing or s"staina%ilit reF"irements from within or o"tsi#e o"r $om/an ) organiOation or agen$ T for those whose livelihoo# #e/en#s on Rnan$ing) %"il#ing an# mar&eting $ommer$ial #e8 velo/ment /ro;e$ts) an# new resi#ential s"%#ivisions or m"ltifamil /ro;8 e$tsT for real estate %ro&ers an# agentsT for /eo/le in the Rnan$e) ins"ran$e an# real estate in#"striesT for senior e0e$"tives in "niversities) government agen$ies an# large $or/orations who want to "n#erstan# what all the f"ss is a%o"tT an# for an one who has an interest in t"rning the #esign) $on8 str"$tion an# o/eration of %"il#ings into a more environmentall res/on8 si%le a$tivit . +reen %"il#ing enth"siasts have ma#e this /henomenon a ma;or /art of the #esign an# $onstr"$tion in#"str over the /ast ten ears. Sin$e >??? the n"m%er of green %"il#ings has grown from a han#f"l to more than D)??? /ro;e$ts in the 2S an# over J?? in Cana#a a$tivel see&ing $ertiR$a8 tion of one &in# or another at the en# of >??C. E This is the fastest8growing /henomenon to hit the %"il#ing in#"str sin$e the Internet an# /erha/s sin$e air $on#itioning. I saw a nee# for a F"i$& an# a$$essi%le g"i#e to green %"il#ings that $o"l# %e "se# % a wi#e variet of /eo/le) one that is te$hni$all a$$"rate an# "/8to8#ate) witho"t reF"iring a /rofessional or te$hni$al %a$&gro"n#. The following $ha/ters a##ress several &e F"estions= .hat is a green %"il#ingN .h are green %"il#ings an# green #evelo/ments im/ortant st for the environmental an# e$onomi$ $hallenges we fa$e earl in the >E

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$ent"r N .hat are the im/ortant new s"staina%le te$hnologies that are inU"en$ing the %"il#ing in#"str N ,ow #o green /ro#"$ts an# green %"il#ings a$t"all get #esigne# an# %"iltN .hat $an I #o in m $om/an ) m home an# m $it to f"rther the 5green %"il#ing revol"tion6N Thro"gho"t the te0t) I rel on /"%lishe# #ata) $"rrent thro"gh earl >??@. -ost of this information is availa%le from so"r$es s"$h as the 2S an# Cana#a +reen ("il#ing Co"n$ils) from /a/ers at green %"il#ing $onfer8 en$es) from the Internet or from %"siness or tra#e me#ia. I have e0amine# several /"%li$ an# /ro/rietar s"rve s) an# I have %eneRte# from /ersonal $onversations with green %"il#ing lea#ers to ro"n# o"t the roster of to/i$s im/ortant to "n#erstan#ing green %"il#ings) green /ro#"$ts an# green #evelo/ments in the 2nite# States. I have s/ent most of m $areer engage# in energ an# environmental aMairs) wor&ing to ma&e o"r $"rrent e$onom an# wa of life more a//ro8 /riate to long8term s"staina%ilit . As a st"#ent in California in EA@?) I hel/e# organiOe the Rrst Earth Da ) an# I hel/e# $reate the Rrst state8level agen$ to /romote solar energ ) also in California. For the /ast ten ears) I have %een involve# in %"il#ing #esign an# $onstr"$tion on a #ail %asis) an# I7ve %een a$tive in the green %"il#ing movement sin$e EAAA. I see m role as a $omm"ni$ator %etween green %"il#ing /rofessionals an# the larger %"siness an# governmental /"%li$. I $on$eive# of this %oo& as a wa to a$$elerate the "n#erstan#ing of the im/ortan$e of green %"il#ings in a##ressing the $limate8$hange $hallenges of the earl >E st $ent"r . Ea$h of "s has an im/ortant role to /la in transforming the %"il#ing an# #evelo/ment in#"str into one that /ro#"$es what most /eo/le sa the want from it= energ 8 an# reso"r$e8eS$ient) environmentall so"n#) health ) $omforta%le an# /ro#"$tive /la$es to live) wor&) learn) e0/eriment an# /la . I ho/e this %oo& will hel/ o" to /la a role in this great "n#erta&8 ing. Than&s for o"r interest) an# ma o" rea# this %oo& /roRta%l 9 I wel8 $ome an other fee#%a$&) #ire$te# to me at= ;err Vgreen%"il#$ons"lt.$om) or via m %"siness we%site) www.green%"il#$ons"lt.$om. I want to than& all the /eo/le who $ontri%"te# to the $ase st"#ies in this %oo& an# to all those toiling in the green %"il#ing vine ar#. Es/e$iall I want to than& m resear$h asso$iate) +retel ,a&anson) who $ame to this /ro;e$t late an# /rovi#e# inval"a%le assistan$e in /"lling together the $ase st"#ies) /hotos an# e0am/les in this %oo&. Than&s to * nn Par&er of Par8 &er Designs) (eaverton) Oregon) for the gra/hi$ images $reate# es/e$iall for this %oo&. An# a ver s/e$ial than&s to 4evin , #es) former $hair of the 2S +reen ("il#ing Co"n$il an# $hair8ele$t of the .orl# +reen ("il#8 ing Co"n$il) for genero"sl agreeing to write the forewor#. I also want to

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than& all the green %"il#ing /rofessionals who f"rnishe# /hotos an# /ro;8 e$t #es$ri/tions) an# es/e$iall to those e0/erien$e# ar$hite$ts) engineers) %"il#ers an# $ons"ltants who reviewe# the man"s$ri/t) in$l"#ing Son;a Persram) -ar& ,eiOer) -ar Ann *aOar"s) Josh Arnol#) Jessi$a !"#elson) Clar& (ro$&man an# !ves 4hawam. Jerr !"#elson) 3 T"$son) AriOona -ar$h >??@

PR E F A C E

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Forewor#
( 4evin , #es

At the %eginning of the millenni"m) whi$h now seems li&e a lifetime ago in terms of green %"il#ing $hronolog ) I ha//ene# to meet another engineer as we were %eginning to em%ar& on a new wave of %"il#ings an# ne0t8 generation green #esign. At the time I ha# ;"st %e$ome /resi#ent of m former Rrm) the Cana#ian8%ase# 4een Engineering) an# I was arti$"lat8 ing the vision we ha# set) to $hange o"r fo$"s from 5%l"e6 to 5green)6 from tra#itional %"il#ing servi$e or me$hani$al engineering to a more enlight8 ene# #ire$tion. .e tal&e# a%o"t the im/erative of the #esign an# $onstr"$tion $om8 m"nit ma&ing the shift to a new /ara#igm an# how $o"l# we #o this F"i$&l ) eMe$tivel an# e$onomi$all . - %iggest $hallenge was not onl to train a new generation of thin&ers %"t to Rn# man more) as the mar&et #eman# for green %"il#ing &now8how was %eginning to e0/lo#e) along with the ra/i# growth of o"r own %"siness. As I #es$ri%e# m fr"stration at not %eing a%le to 5Rn#6 eno"gh goo# fol&s %"t note# that I ha# no #iS$"lt in Rn#ing $lients) the engineer a$ross the ta%le loo&e# at me $alml an# sai#) 54evin) o"r sol"tion is sim8 /le ' re$r"iting an# mar&eting are the same thing) two si#es of the same $oin.6 In an instant I realiOe# that not onl was he right) %"t all I nee#e# to #o was a//l the same i#eas an# $onvi$tion in #ealing with /otential re8 $r"its that I was "sing with m $lients. It wor&e#= o"r Rrm tri/le# in siOe in Rve ears an# %e$ame m"$h more /roRta%le. That engineer7s name was Jerr !"#elson. Jerr has a "niF"e gift) one that few of "s /ossess) to ta&e a series of $om/le0 an# often $onUi$ting #ata) ma&e sense of it) then %oil the message #own to its essen$e. In m o/inion) he is one of the great $omm"ni$ators of o"r time. In re$ent months) than&s to a $onU"en$e of events) we have seen the moment"m %"il# glo%all aro"n# a share# $on$ern for the f"t"re of o"r /lanet. Climate $hange has shifte# from %eing a /"rel s$ientiR$ #is$"s8
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sion to a mainstream $on$ern in a short /erio# of time. Even in re$ent wee&s) we have seen new information from the Intergovernmental Panel on Climate Change $onRrming the /art that h"manit has ha# in $reating this /ro%lem. ("siness an# government lea#ers ret"rne# from the >??@ .orl# E$onomi$ For"m in Davos) SwitOerlan#) "nite# in their resolve to lea# the Rght against $limate $hange. This is an histori$ moment. .e now &now that resi#ential an# $ommer$ial %"il#ings are the %iggest single $ontri%"tor to /ro#"$ing $ar%on #io0i#e emissions) inti8 matel lin&e# with glo%al warming. At the heart of the %"il#ing in#"str are #esigners) %"il#ers) #evelo/ers an# /ro#"$t man"fa$t"rers who are now $ommitte# to wor&ing together to $hange the wa we #o %"siness. As former $hair of the 2S +reen ("il#ing Co"n$il an# now in$oming $hair of the .orl# +reen ("il#ing Co"n$il) I have ha# an o//ort"nit to o%serve how in#"str an# government are $oming together to #ramati$all re#"$e the im/a$t of %"il#ings on the environment) "sing new te$hnologies an# s stems that hel/ in re#"$ing $ar%on #io0i#e emissions) im/roving the F"alit of stormwater an# re#"$ing the ha%itat #estr"$tion $a"se# % "r%an growth. This %oo& is a val"a%le reso"r$e for those who want to &now more a%o"t the f"ll range of iss"es ta$&le# % the green %"il#ing movement. It weaves the glo%al iss"es) the histori$ /ers/e$tives an# /re$e#ents for green %"il#ings) $"rrent an# emerging te$hnolog an# tren# #ata that lea# the rea#er) not onl in "n#erstan#ing the /rin$i/les an# %"siness $ase for shift8 ing to green /ra$ti$e) %"t also in shifting the min#set from servi$e /rovi#er or s"//l 8$hain /la er) to $on$erne# an# &nowle#gea%le a#vo$ate. I often as& /eo/le) 5.ho was the greatest engineer ' Thomas E#ison or ,enr For#N6 For me) the answer is 5%oth6= E#ison) the greatest inven8 tor of his time) an# For#) the great re/li$ator) the in#"strialist. In the late th $ent"r ) E#ison #evelo/e# man inventions that le# "s into a new era EA of te$hnologi$al a#van$ement. ,e $reate# the Rrst in#"strial resear$h la%8 orator that s stemati$all loo&e# for sol"tions to /ressing /ro%lems. For# too& some of E#ison7s inventions) as well as those of ,arve Firestone GtiresH an# others) an# fo$"se# on re/li$ation) reRnement an# sim/liR$a8 tion) so that we $o"l# all aMor# the inventions thro"gh mass /ro#"$tion. Nearl E?? ears ago) For# #evelo/e# the mo#ern s stem of mass /ro#"$8 tion that %eneRts all of "s to this #a . To#a we nee# to ta&e the innovations $reate# % man ar$hite$ts an# engineers on a %"il#ing8% 8%"il#ing %asis in ever region of the $o"ntr an# aro"n# the worl#) then re/li$ate these %est /ra$ti$es ra/i#l thro"gh8 o"t the %"ilt environment. .ritten in sim/le lang"age) easil a$$essi%le to the non8s/e$ialist) an# %a$&e# "/ % #ata an# $ommon sense) this %oo& is
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a /latform for ai#ing that re/li$ation) allowing "s to shift to greening o"r $ities an# $omm"nities from ;"st #esigning one %"il#ing at a time) ma&ing Rrst one organiOation at a time res/on# to the nee# for s"staina%le #esign an# #evelo/ment) an# Rnall lea#ing to one5green $it 6 at a time) "ntil we have $om/letel a$$om/lishe# this green %"il#ing revol"tion. This %oo& is all a%o"t i#eas) /roven an# "n#enia%le. From m own e08 /erien$e) I &now that to eMe$t massive $hange we nee# to ta&e i#eas an# a$t "/on them to %e s"$$essf"l. The $all for a$tion is now. Than& o" for this gift) Jerr . 4evin , #es) PE) P.Eng. -ontreal) P"e%e$ Fe%r"ar >??@ "evin #ydes is $i%e President Stante% &onsulting 'td. &anada( Founder &anada Green Building &oun%il( and &hairman )orld Green Building &oun%il.

FO R E . O R D

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PA%#

+reen ("il#ings To#a

C&AP#'%(

+reen ("il#ings in a +lo%al Conte0t

+reen %"il#ings are /art of a glo%al res/onse to in$reasing awareness of the role of h"man a$tivit in $a"sing glo%al $limate $hange. ("il#ings a$8 $o"nt for more than J?L of all glo%al $ar%on #io0i#e emissions) one of the main $"l/rits im/li$ate# in the /henomenon of glo%al warming. .hile the 2S an# .estern E"ro/e) Cana#a an# Ja/an $ontri%"te the ma8 ;orit of greenho"se gas emissions at the /resent time) this sit"ation is going to $hange #ramati$all in the near f"t"re. The /ro;e$te# ra/i# growth of $ar%on #io0i#e emissions from China) In#ia) the rest of Asia) (raOil an# R"ssia ma&e it im/erative that the entire worl# /ar ti$i/ate in re#"$ing the 5$ar%on foot/rint6 Gthe im/a$t on the environment in terms of the amo"nt of greenho"se gases /ro#"$e#) meas"re# in "nits of $ar%on #io0i#eH of "r%an $iviliOation over the ne0t K? ears. +lo%al tem/erat"re in$reases are inevita%le) with signiR$ant $onseF"en$es for all of "s. -an o%servers /re#i$t that half the new %"il#ing over the ne0t three #e$a#es will o$$"r in China alone) some >>? %illion sF"are feet of new s/a$e for resi#ential) $ommer$ial an# in#"strial "ses. .itho"t a fo$"s on energ 8eS$ient an# green %"il#ings) we have no $han$e for ta$&ling glo%al $limate $hange. The 2S an# other #evelo/e# $o"ntries nee# to set a lea#8 ershi/ e0am/le in ta$&ling their own $ontri%"tions to $ar%on #io0i#e emissions. There is ever reason to %elieve that this is not onl the so$iall res/onsi%le thing to #o) %"t that it will %e goo# %"siness as well) for the en8 tire worl# soon will %e %" ing all manner of 5$ar%on re#"$tion6te$hnolo8 gies. As the most inventive nation in the worl#) the 2S is /oise# to rea/ enormo"s e$onomi$ a#vantage from a##ressing $limate $hange iss"es in %"il#ings with new te$hnologies) /ro$esses an# s stems. ( #oing so) we will not onl grow o"r own e$onom %"t will also ma&e a ma;or $ontri%"8 tion to the glo%al /ro%lem.
K

There are other /ra$ti$al reasons for innovating with green %"il#ings. Consi#er for a moment the ma;or s$ar$ities of $lean /ota%le water aro"n# the worl#) as well as worsening long8term #ro"ght $on#itions in the Amer8 i$an So"thwest an# in /la$es s"$h as A"stralia. New water $onservation) wastewater treatment an# water re"se te$hnologies /romise to $"t %"il#8 ing water "se in half) /erha/s lea#ing to a DL to E?L re#"$tion in total water "se. *earning how to $"t energ "se in %"il#ings will also $"t water "se from thermal /ower /lants G$oal an# n"$learH) estimate# to "se half the water s"//l in the western 2S) #ire$tl or in#ire$tl . In man /arts of the worl#) $onUi$ts over energ an# water reso"r$es are %e$oming $ommon. +lo%al warming threatens the water s"//lies of m"$h of the worl# #e/en#ent on s"mmer r"noM from gla$iers an# high8 mo"ntain snow/a$&s for s"mmer irrigation. Some /re#i$t that as the ,imala as %e$ome more rain an# less snow ) an# as water from their snow/a$& r"ns oM faster in the s/ring) the entiret of So"theast Asia #e8 /en#ent on the -e&ong River) for e0am/le) will %egin to e0/erien$e worsening #ro"ght $on#itions) along with the nee# to ma&e vast infra8 str"$t"re investments in water #esalination) water storage an# water $on8 servation s stems. Saving water in "r%an "ses s"$h as %"il#ings is $riti$al for man "r%aniOing areas. .ater ma ver well ass"me the e$onomi$ an# strategi$ im/ortan$e in the $oming several #e$a#es that oil has ha# for nearl E?? ears. Energ shortages are alrea# a wa of life in m"$h of the worl#) %"t more a$"tel so in the ra/i#l #evelo/ing mega8$ities aro"n# the glo%e. In fa$t) most of the J? largest $ities in the worl# are not in the $"rrentl #evelo/e# worl#T the are /la$es s"$h as Rio #e Janeiro an# Sao Pa"lo) (raOilT -"m%ai) Chennai) P"ne) (angalore) Delhi an# 4ol&ata) In#iaT 4ara$hi an# *ahore) Pa&istanT ,ong 4ong) (ei;ing) ChonFing) ."han) Tian;in) Shen ang) +"angOho" an# Shanghai) China. Of the to/ J? $ities % /o/"lation) there are onl two in the 2S= New !or& an# *os Angeles. In Ja/an) onl one= To& oT in R"ssia) onl two= St. Peters%"rg an# -os$owT in .estern E"ro/e) onl *on#onT in #evelo/e# East Asia) onl Seo"l an# Sin8 ga/ore. E Clearl ) we m"st intro#"$e green %"il#ings on a massive worl#8 wi#e s$ale to halt the growth of $ar%on #io0i#e emissions an# avoi# the /otential for ma;or $limate $hanges an# severe e$onomi$ an# health #is8 r"/tions over the ne0t K? to D? ears. +reen %"il#ings also /resent a wa to atta$& the ineF"it of glo%al re8 so"r$e #istri%"tion % /rovi#ing aMor#a%le ho"sing for the /oor that is healthier) more reso"r$e eS$ient an# $hea/er to own an# o/erate. Alrea# man ar$hite$ts) engineers an# /lanners have res/on#e# to the #isaster of ,"rri$ane 4atrina in >??D % #evelo/ing innovative ho"sing #esigns that
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allow /oor an# lower mi##le8$lass /eo/le to have a health ) attra$tive home) with lower "tilit $osts an# more Uoo#8/rooRng than $onventional ho"sing. Renewa%le energ s stems "sing the "%iF"ito"s solar an# win# energ of the /lanet are /owering man /oor villages in the #evelo/ing worl#) hel/ing to /rovi#e e#"$ation an# health$are in reso"r$e8/oor envi8 ronments. Finall ) green %"il#ings are goo# for the environment. Feat"res s"$h as green roofs em/hasiOe sensitivit to "r%an ha%itat /reservation. Inno8 vative onsite stormwater management an# the "se of s"staina%l har8 veste# woo# an# re$ $le#8$ontent materials hel/ re#"$e the environmen8 tal an# infrastr"$t"re eMe$ts of o"r $"rrent %"il#ing metho#s. The essen$e of goo# #esign is having one a$tion $arr m"lti/le %eneRts. In >??D an innovative $om/etition to #esign $onventional ho"sing with Oero or /ositive reso"r$e an# environmental im/a$ts #rew more than C?? entries from aro"n# the worl#. The winning team) a gro"/ of o"ng #esigners from -ith"n Ar$hite$ts an# Planners in Seattle) .ashington) #esigne# a ho"se that o/erates totall on renewa%le energ ) %"t with a few twists) as the #esign team e0/lains their $on$e/t. GThe $ore of the ho"seH e0ten#s verti$all ) $la# with a s"/er8$on8 #"$tive /hotos ntheti$ /lasma8$ell s&in that is a%le to generate >??L more ele$tri$al voltage /er area than $ontem/orar /hoto8 voltai$s. ("il#ing on $"rrent resear$h involving e0tra$te# s/ina$h /rotein) this living s&in is /hotos ntheti$ an# /ho8 totro/i$T it grows an# follows the /ath of the s"n) generating ele$8 tri$it in e0$ess of single famil nee#s. E0$ess /ower is #istri%"te# to neigh%oring homes an# street lighting infrastr"$t"re. This is an e0am/le of the t /e of o"t8of8the8%o0 thin&ing that green %"il#8 ings are eli$iting. The #esign also a##resses water re"se) materials sele$8 > tion) ventilation nee#s an# $omm"nit $onne$te#ness. New green %"il#ing materials are showing how we $an re#"$e the im8 /a$t on /eo/le an# e$os stems from $hemi$als that $ontain /ersistent %ioa$$"m"lative an# to0i$ $om/o"n#s. ( a//l ing the 5/re$a"tionar /rin$i/le6 ' in essen$e) /"tting the %"r#en of /roof on in#"str to test ever thing an# &now its eMe$ts f"ll %efore releasing new $hemi$als into the h"man an# nat"ral e$os stems ' green %"il#ing /ro#"$t sele$tions $an hel/ re#"$e the 5$hemi$al so"/6 that $a"ses a$"te $hemi$al sensitivi8 ties in man /eo/le. At the larger e$os stem level) the /re$a"tionar /rin8 $i/le is an a//li$ation of the ,i//o$rati$ Oath that #o$tors a%i#e % = 5First) #o no harm.6 K There are strong reasons to s"s/e$t that h"man
+R E E N (2 I * D I N + S I N A +* O ( A * C O N T E I T D

ingen"it is not infalli%le an# that nat"ral s stems that have evolve# over millions of ears witho"t having to #eal with in#"strial $hemi$als are far more fragile than we ass"me. Some J? ears ago) the )hole *arth &atalog ) a %i%le of sorts to man (a% (oomers) $oine# the slogan5.e are as go#s an# %etter get goo# at it.6 The essen$e of that message is that if h"man %eings are rema&ing the Earth in their own image ' a /ro$ess well "n#erwa ' we7# %etter start #raw8 ing lessons from nat"re a%o"t a$hieving long8term s"staina%ilit on a ver Rnite /lanet. +reen %"il#ings are a ma;or /riorit for a$hieving s"stain8 a%le #evelo/ment witho"t sa$riR$ing F"alit of life for all Earth7s inha%i8 tants) h"man an# otherwise. The #annover Prin%iples ) Rrst en"n$iate# in EAA> % Ameri$an ar$hite$t.illiam -$Dono"gh an# +erman $hemist Dr. -i$hael (ra"ngart) give $lear g"i#an$e for s"staina%le #esign. The Rrst /rin$i/le rea#s sim/l = 5Insist on the rights of h"manit an# nat"re to $o8 J +reen e0ist in a health ) s"//ortive) #iverse an# s"staina%le $on#ition.6 %"il#ings are an organiOe# a//roa$h to $onforming to this attit"#e.

A *EED3 +ol#8$ertifie# ("il#ing at Penn State 2niversit ) #esigne# % Overlan# Partners with .T. Ar$hite$ts) re#"$es energ "se% J?L.

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Reso"r$e De/letion an# Car%on Dio0i#e Emissions

A$$or#ing to the 2S +reen ("il#ing Co"n$il) the ann"al #ire$t im/a$ts of all 2S resi#ential an# $ommer$ial %"il#ings in$l"#e KAL of total energ "se) CBL of ele$tri$it $ons"m/tion an# K?L of greenho"se gas emis8 sions. A## in the em%o#ie# energ in ma&ing %"il#ing materials) getting them to the ;o% site) installing an# servi$ing them) an# total energ "se is $loser to JBL. ("il#ings ma&e a ma;or im/a$t on ;"st a%o"t ever as/e$t of the worl# we live inT %"il#ing #esign an# $onstr"$tion $an a$$o"nt for "/ to K?L of raw materials "se) J?L of non8in#"strial lan#Rll waste Gin8 $l"#ing KEL of the mer$"r in m"ni$i/al wasteHT E>L of /ota%le water "se) a$$or#ing to the 2S +reen ("il#ing Co"n$il an# the 2S Environmental Prote$tion Agen$ . D Ta&ing Rrm a$tions to re#"$e the environmental im8 /a$ts of %"il#ings $an have a n"m%er of %eneR$ial eMe$ts= W Re#"$e o$ean an# river /oll"tion from stormwater r"noM. W E0ten# the life of m"ni$i/al infrastr"$t"re % "sing less water an# $ontri%"ting less stormwater) there% allowing growth witho"t infra8 str"$t"re e0/ansion. W E0ten# the life of lan#Rlls % re#"$ing the #is/osal of $onstr"$tion #e%ris an# %"il#ing materials. -ost of the %"il#ings in this $o"ntr in the ear >?KD Gless than K? ears from nowH have et to %e %"ilt or renovate#) so now7s the time to ma&e $hanges. (etween tearing #own man ol#er %"il#ings) renovating some that are str"$t"rall so"n# or ar$hite$t"rall signiR$ant an# %"il#ing new str"$t"res) most of o"r %"il#ing sto$& $an %e inU"en$e# % a$tions we ta&e to#a to green the %"ilt environment. The green %"il#ing movement will serve to ma&e o"r sto$& of %"il#ings more energ 8 an# water8eS$ient an# less %"r#ensome on the m"ni$i/al infrastr"$t"re that we all /a for) one wa or another. A$$or#ing to one $ommentator) ar$hite$t E#war# -aOria= In the ear >?KD) three8F"arters of the %"ilt environment in the 2S will %e either new or renovate# Xre/resenting more than K?? %illion sF"are feet of $onstr"$tionY. This transformation over the ne0t K? ears re/resents a histori$ o//ort"nit for the ar$hite$8 t"re an# %"il#ing $omm"nit to reverse the most signiR$ant $ri8 sis of mo#ern time) $limate $hange. C

+R E E N (2 I * D I N + S I N A

+* O ( A * C O N T E I T

C&AP#'%2

+reen ("il#ing ,istor

In the late EAB?s) the Ameri$an Instit"te of Ar$hite$ts GAIAH $reate# the Committee on the Environment GCOTEH) whi$h has o"tlets to#a in ;"st a%o"t ever AIA $ha/ter a$ross the $o"ntr . All a$ross the 2S an# Cana#a) ar$hite$ts have le# the $harge towar# s"staina%le #esign) wor&ing thro"gh lo$al COTE $ha/ters) as well as the 2S +reen ("il#ing Co"n$il $ha/ters. Create# in EAAK) the 2S +reen ("il#ing Co"n$il G2S+(CH aims to transform the %"il#ing in#"str into a more environmentall res/onsi%le a$tivit . (eginning in the mi#8EAA?s) the 2S+(C "n#ertoo&) with Rnan8 $ial assistan$e from the 2S De/artment of Energ ) the #evelo/ment of a rating an# eval"ation s stem to #eRne what a green %"il#ing re/resente#. The Rrst s stem) #"%%e# *ea#ershi/ in Energ an# Environmental Design or *EED) for new $onstr"$tion an# ma;or renovations) was /ilote# or %eta8teste# in EAAB an# EAAA on a%o"t D? /ro;e$ts in the 2S. In -ar$h >???) version >.? of *EED was intro#"$e# as an "/#ate#) revise# an# e08 /an#e# version of the original *EED version E.?. Sin$e then version >.? has ha# two ma;or $hangesT *EED for New Constr"$tion G*EED8NCH version >.>) eMe$tive sin$e late >??D) is the $"rrent stan#ar#. The 2S+(C en;o e# ra/i# growth from EAAB) when it ha# onl a%o"t E?? mem%ers) to the %eginning of >??@) when mem%ershi/ stoo# at more than @)@?? $or/orate) instit"tional) governmental an# non/roRt organiOa8 tions Git #oes not have in#ivi#"al mem%ersH. E Re/resenting all segments of the %"il#ing in#"str an# environmental $omm"nit ) the 2S+(C has %een a%le to $raft a $onsens"s stan#ar# for eval"ating the environmental attri%"tes of %"il#ings an# #evelo/ments) % #rawing on the reso"r$es of this large GZE trillion ann"al $onstr"$tion val"eH an# #iverse in#"str . Esta%lishe# in >??J) the Cana#a +reen ("il#ing Co"n$il GCa+(CH now has more than E)K?? mem%er organiOations) with $ha/ters in man
A

/rovin$es. > The Ca+(C "ses the *EED eval"ation s stem %"t has a#a/te# it for Cana#ian $on#itions. ( >??@ the Ca+(C ha# more than >>D /ro;8 e$ts registere# for $ertiR$ation "n#er the Cana#ian *EED stan#ar#. +reen %"il#ing in Cana#a is a fast8growing movement) with a s/e$ial fo$"s on energ eS$ien$ an# in#oor air F"alit s"ita%le for a more northerl an# $ol#er $limate.

C"rrent Sit"ation
Owners an# #evelo/ers of resi#ential) $ommer$ial an# instit"tional /ro/8 erties a$ross North Ameri$a are #is$overing that it is often /ossi%le to %"il# green %"il#ings on $onventional %"#gets. -an #evelo/ers) %"il#ing own8 ers an# fa$ilit managers are a#van$ing the state of the art in $ommer$ial an# large resi#ential %"il#ings thro"gh new mo#eling tools) #esign te$h8 niF"es an# $reative "se of Rnan$ial an# reg"lator in$entives. For the /ast ten ears) in ever8in$reasing n"m%ers) we have %eg"n to see #evelo/ment of $ommer$ial str"$t"res "sing green %"il#ing te$hniF"es an# te$hnolo8 gies. .ith more than E)>?? $or/orations iss"ing s"staina%ilit re/orts of some form in >??C) it is $lear that this mar&et will not %e a short8live# fa#. Com/anies want to lo$ate in a s/a$e that reUe$ts their val"es) an# a high8 /erforman$e %"il#ing goes a long wa towar# satisf ing that reF"irement. -ost long8time /arti$i/ants in the real estate) ar$hite$t"ral #esign an# %"il#ing $onstr"$tion in#"stries realiOe that s"staina%le #esign is the %iggest sea %hange in their %"siness $areers. The "rgen$ of glo%al warm8 ing an# the in$reasing 2S #e/en#en$e on im/orte# f"els have le# ar$hi8 te$ts to "rge more $on$erte# a$tion to re#"$e energ "se in %"il#ings. In late >??D the Ameri$an Instit"te of Ar$hite$ts GAIAH) re/resenting more than @?)??? ar$hite$ts) release# a ma;or /oli$ statement that sets a goal of re#"$ing the fossil f"el $ons"m/tion of new %"il#ings % D?L % the ear >?E?) with a##itional E?L re#"$tions ever Rve ears thereafter) to rea$h A?L re#"$tion from >??D levels % >?K?. .hile this #e$laration has no legal for$e) it #oes a## /ress"re to in$or/orate s"/erior energ /erform8 an$e into the goals for ea$h /ro;e$t. J As ar$hite$t E#war# -aOria o%serves) one $an a$hieve a D?L re#"$tion with e0isting %"il#ing te$hnolog at no e0tra $ost % sim/l "sing the right #esign strategies) s"$h as /ro/er orien8 tation an# form) #a lighting) solar $ontrol an# /assive heating an# $ooling te$hniF"es.

2n#erstan#ing +reen ("il#ings

.hat #o we mean when we s/ea& of green %"il#ings or high8/erforman$e %"il#ingsN A$$or#ing to the 2S+(C) these %"il#ings in$or/orate #esign an# $onstr"$tion /ra$ti$es that signiR$antl re#"$e or eliminate the nega8
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The 5ho"se6of green %"il#ing showing the five ma;or $ategories of $on$ern.

tive im/a$t of %"il#ings on the environment an# o$$"/ants in Rve %roa# areas= W S"staina%le site /lanning. W Safeg"ar#ing water an# water eS$ien$ . W Energ eS$ien$ an# renewa%le energ . W Conservation of materials an# reso"r$es. W In#oor environmental F"alit . D T /i$all ) green %"il#ings are meas"re# against %ode %"il#ings ' str"$8 t"res that F"alif for a %"il#ing /ermit %"t #o not e0$ee# the minim"m reF"irements of the %"il#ing $o#e for health an# safet . In a##ition) green %"il#ings are often meas"re# a$$or#ing to a s stem s"$h as the *EED rat8 ing s stem G"sg%$.orgH) the Colla%orative for ,igh8Performan$e S$hools GC,PSH ratings G$h/s.netH) the A#van$e# ("il#ing[ g"i#elines G/ower o"r#esign.$omH) +reen +"i#e for ,ealth$are G++,CH C or) in some $ases) lo$al "tilit or $it g"i#elines Ga n"m%er of "tilities have rating s stems for resi#ential %"il#ingsH. S"$h %"il#ings m"st s$ore a minim"m n"m%er of /oints a%ove 5stan#ar# %"il#ing6 /erforman$e threshol#s to F"alif for a $ertiR$ation) or a rating as 5green6 or high8/erforman$e.
+R E E N (2 I * D I N + , I S T O R ! EE

Sin$e the intro#"$tion of *EED in >???) it has %e$ome essentiall the 2S national stan#ar# for $ommer$ial an# instit"tional %"il#ings. *EED is /rimaril a performan%e stan#ar#T in other wor#s) it generall allows a #e8 velo/er) ar$hite$t or %"il#ing owner to $hoose how to meet $ertain %en$h8 mar& n"m%ers ' saving >?L on energ "se vers"s $"rrent %"il#ing $o#es) for e0am/le ' witho"t /res$ri%ing s/e$iR$ meas"res. In this wa ) *EED is a Ue0i%le tool for new $onstr"$tion or ma;or renovations in al8 most all $ommer$ial an# instit"tional %"il#ings thro"gho"t the 2S. Cana#a has an almost i#enti$al version of *EED) @ whi$h has a$hieve# sig8 niR$ant /o/"larit . Sin$e its in$e/tion) *EED has /roven to %e a val"a%le #esign tool for ar$hite$t"ral teams tas&e# with $reating green %"il#ings) as well as a wa to eval"ate the Rnal res"lt. *EED /rovi#es for fo"r levels of $ertiR$ation) in as$en#ing or#er of a$hievement= CertiRe#) Silver) +ol# an# Platin"m. In >??K an# >??J three /ro;e$ts in so"thern California a$hieve# the Platin"m rating= one /ro;e$t for a lo$al "tilit ) another for a $o"nt /ar& Gin $oo/eration with the lo$al A"#"%on So$iet H an# another for the Nat"ral Reso"r$es Defense Co"n8 $il. ( earl >??@ the largest *EED Platin"m /ro;e$t was the Center for ,ealth an# ,ealing at Oregon ,ealth \ S$ien$e 2niversit ) in Portlan#) at JE>)??? sF"are feet. At the same time) more than D?? /ro;e$ts ha# $om8 /lete# the $ertiR$ation /ro$ess "n#er *EED for New Constr"$tion G*EED8NCH. Platin"m8see&ing /ro;e$ts that are "n#er $onstr"$tion in >??@ /romise to e0ten# the siOe of the to/8rate# %"il#ings to more than one million sF"are feet.

.ho Is 2sing *EEDN

( the en# of >??C) *EED8NC ha# $a/t"re# a%o"t JL to DL of the total new %"il#ing mar&et) with nearl J)??? registere# /ro;e$ts en$om/assing more than J@@ million sF"are feet of new an# renovate# s/a$e. At the %e8 ginning of >??@) more than E?? new /ro;e$ts ea$h month were registere# for eval"ation "n#er *EED8NC. Sin$e a /ro;e$t $an onl %e *EED8$er8 tiRe# after it is rea# for o$$"/an$ ) man /ro;e$ts are ;"st nearing $om8 /letion of their #o$"mentation to F"alif for a *EED rating. +iven that it often ta&es two ears or more for /ro;e$ts to move from #esign to $om/le8 tion Gan# $ertiR$ation $an onl ta&e /la$e after s"%stantial $om/letion of a /ro;e$tH) growth in the n"m%er of $ertiRe# /ro;e$ts will %e ra/i#. -an Fort"ne D?? Rrms) "niversities) government agen$ies an# non8/roRt or8 ganiOations are %eginning to /arti$i/ate signiR$antl in the #evelo/ment of *EED /ro;e$ts. J"st a%o"t ever $on$eiva%le /ro;e$t t /e has %een *EED8registere#) in$l"#ing a mostl "n#ergro"n# Oregon winema&ing G%arrel8agingH fa$il8
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it 9 For e0am/le) the Rrst ED? *EED +ol# /ro;e$t $ertiR$ations Gthro"gh the en# of >??CH in$l"#e# E? non82S /ro;e$ts G@ in Cana#aH an# s"$h var8 ie# %"il#ing t /es as= W Renovation of a E??8 ear8ol# wareho"se into a mo#ern oS$e %"il#8 ing in Portlan#) Oregon. W A #evelo/er8#riven te$hnolog /ar& $onversion of an ol# hos/ital in Vi$toria) (ritish Col"m%ia. W An oS$e8wareho"se %"il#ing for a ma;or a"to $om/an in +resham) Oregon. W An elementar s$hool in Statesville) North Carolina. W Two high8rise a/artment %"il#ings in New !or& Cit . W A new oS$e %"il#ing an# an oS$e %"il#ing renovation for ,erman -iller) In$.) in 1eelan#) -i$higan. GCommenting on this /ro;e$t) ar8 $hite$t .illiam -$Dono"gh o%serve# that moving from a win#ow8 less %"il#ing to a #a lit %"il#ing in$rease# ann"al reven"es J?L an# that the in$rease in /roRts /ai# for the %"il#ing in a%o"t fo"r months.H B WA/"%li$ oS$e %"il#ing lease# to the Commonwealth of Penns lvania. W An environmental learning $enter near Seattle) .ashington. W A $it hall in A"stin) Te0as. W An aMor#a%le ho"sing $om/le0 in Santa -oni$a) California. W A new $onvention $enter in Pitts%"rgh) Penns lvania.

+R E E N (2 I * D I N + , I S T O R !

EK

C&AP#'%)

.hat Is a +reen ("il#ingN

.e7ve %een tal&ing a%o"t green %"il#ings in general. Now let7s get a little more s/e$iR$ a%o"t what we a$t"all mean % the term 5green %"il#ing.6 2tiliOing the *EED s stem of the 2S +reen ("il#ing Co"n$il) intro#"$e# in the /revio"s $ha/ter) a green %"il#ing is one that is %"ilt $onsi#ering the following Rve fa$tors. ,owever) most green %"il#ings #o not in$or/orate all of these meas"res) %"t rather the /ro;e$t team /i$&s an# $hooses those that are a//ro/riate for a /ro;e$t7s %"#get an# goals.

E. Promote Sele$tion of A//ro/riate Sites an# Environmentall S"staina%le Site Develo/ment

W *o$ate /ro;e$ts on sites awa from wetlan#s) a%ove the E??8 ear Uoo# level) awa from /rime agri$"lt"ral lan# an# awa from en#angere# or threatene# s/e$ies ha%itat. W *o$ate /ro;e$ts on sites where there is alrea# "r%an infrastr"$t"re to serve them. W *o$ate /ro;e$ts on %rownRel# sites that have %een reme#iate# of $on8 taminationT these "s"all have infrastr"$t"re alrea# in /la$e. W Provi#e o//ort"nities an# %"il#ing infrastr"$t"re for /eo/le to $om8 m"te to wor& "sing /"%li$ transit an# %i$ $les. W -inimiOe /ar&ing to #is$o"rage e0$essive a"to "se. W Provi#e low8emission vehi$les an# $ar8sharing arrangements to re8 #"$e gasoline "se. W Prote$t o/en s/a$e in site #evelo/ment an# restore o/en s/a$e on al8 rea# im/a$te# sites. W -anage stormwater to re#"$e the rate an# F"antit of stormwater r"noM) an# "se %est /ra$ti$es to $lean stormwater %efore it leaves the site.
ED

W -anage lan#s$a/ing an# /ar&ing lots to re#"$e e0$essive areas of o/en /avement that $a"se heating of the area aro"n# a %"il#ing in s"mmer) lea#ing to more air8$on#itioning "se. W Control interior an# e0terior light from leaving the site) hel/ing to ma&e s&ies #ar&er at night.

>. Promote Effi$ient 2se of .ater Reso"r$es

W Control irrigation water "se for lan#s$a/ing) "sing as little as /ossi%le. Sele$t native lan#s$a/ing whi$h #eman#s little or no a##e# water. W *oo& for alternative wa s to re#"$e sewage Uows from the /ro;e$t) /ossi%l even treating the wastewater onsite. W 2se water8$onserving R0t"res insi#e the %"il#ing) to re#"$e overall water #eman#.

K. Conserve Energ ) 2se Renewa%le Energ an# Prote$t Atmos/heri$ Reso"r$es

W Re#"$e the energ "se Gan# environmental im/a$tH of %"il#ings >?L or more %elow the level of a stan#ar# %"il#ing. W 2se onsite renewa%le energ to s"//l a /ortion of the %"il#ing7s ele$8 tri$al an# gas Gthermal energ H nee#s) "sing solar /hotovoltai$ GPVH /anels or solar water heating. W Commission the %"il#ing % verif ing the f"n$tional /erforman$e of all energ 8"sing s stems after the are installe# %"t %efore the %"il#8 ing is o$$"/ie#. W Re#"$e the "se of oOone8harming an# glo%al8warming $hemi$als in %"il#ing refrigeration an# air8$on#itioning s stems. W Provi#e a means to tro"%leshoot the %"il#ing7s energ "se on a $on8 tin"ing %asis % installing meas"ring an# monitoring #evi$es. W S"//l KDL or more of the %"il#ing7s ele$tri$al s"//l with /"r$hase# green /ower from oMsite installations) t /i$all from win# farms.

J. Conserve ("il#ing -aterials) Re#"$e Constr"$ tion .aste an# Sensi%l 2se Nat"ral Reso"r$es
W Install /ermanent lo$ations for re$ $ling %ins to en$o"rage the /ra$8 ti$e in %"il#ing o/erations. W Re"se e0isting %"il#ings) in$l"#ing interior an# e0terior materials) to re#"$e the energ "se an# environmental im/a$ts asso$iate# with /ro#"$ing new %"il#ing materials. W Re#"$e $onstr"$tion waste #is/osal % D?L or more to $"t $osts an# re#"$e lan#Rll "se.

EC +

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TO

W 2se salvage# an# re$laime# %"il#ing materials s"$h as #e$orative %ri$& an# woo# tim%ers that are still str"$t"rall so"n#. W 2se re$ $le#8$ontent %"il#ing materials that are ma#e from 5#own8 $ $le#6 materials s"$h as re$ $le# $on$rete) #r wall) U ash from $oal8 Rre# /lants an# news/a/ers. W 2se materials that are harveste# an# /ro$esse# in the region) within D?? miles) to $"t the trans/ortation im/a$ts asso$iate# with %ringing them from far ther awa . W 2se ra/i#l renewa%le materials that have a ten8 ear regeneration time or less) s"$h as %am%oo) $or&) linole"m) wheat%oar# or straw8 %oar# $a%inetr . W P"r$hase D?L or more of the woo# /ro#"$ts in the %"il#ing from forests $ertiRe# for s"staina%le harvesting an# goo# management /ra$ti$es.

D. Prote$t an# Enhan$e In#oor Environmental P"alit

W Provi#e non8smo&ing %"il#ings) or se/arate ventilation s stems where smo&ing is allowe# Gs"$h as in high8rise ho"singH. W -onitor #eliver of o"tsi#e air ventilation so that it res/on#s to #e8 man# % "sing sensors for $ar%on #io0i#e levels to a#;"st air Uow.

The Center for Neigh%orhoo# Te$hnolog ) Chi$ago) Illinois) #esigne# % Farr Asso$iates) a *EED Platin"m $ertifie# /ro;e$t) shows some of theelements that ma&e "/ a green %"il#ing /ro;e$t. Energ "se is estimate# to %e D?L less than astan#ar# %"il#ing.

. , AT IS A + R E E N (2 I * D I N + N E@

W Provi#e for K?L in$rease# ventilation a%ove $o#e levels) or nat"ral ventilation of in#oor wor& areas) to in$rease the amo"nt of health air in the %"il#ing. W Con#"$t $onstr"$tion a$tivities so that there is $lean air at the start"/ of s stems an# no #"st or moist"re in materials s"$h as #"$twor& an# sheet ro$&. The i#ea is to get ri# of 5new8%"il#ing smell6 an# its asso8 $iate# to0i$it . W 2se low8emitting materials in the %"il#ing to re#"$e so"r$es of f"t"re $ontamination) in$l"#ing oM8gassing from /aints an# $oatings) a#he8 sives an# sealants) $ar/ets an# %a$&ing an# $om/osite Gor engineere#H woo# or agriR%er /ro#"$ts. W -a&e s"re that areas where $hemi$als are mi0e# or "se# Gs"$h as in8 ho"se /rinting /lants or large $o/ roomsH are se/aratel ventilate#) an# install wal&8oM mats or grilles at %"il#ing entran$es to $a/t"re $ontaminants %efore the enter the %"il#ing. W Provi#e for in#ivi#"al thermal $omfort of %"il#ing o$$"/ants) with res/e$t to tem/erat"re an# h"mi#it . W Provi#e for o$$"/ant $ontrol of %"il#ing lighting an# ventilation s s8 tems. W Provi#e for a#eF"ate #a lighting of interior wor& s/a$es) "sing %oth vision glaOing an# overhea# light so"r$es s"$h as s& lights an# roof monitors Gverti$al glaOingH. W Provi#e for views of the o"t#oors from at least A?L of all wor&s/a$es so that /eo/le $an $onne$t with the environment.

EB +

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C&AP#'%*

(e$oming a +reen ("il#ing A#vo$ate

In!o"r Offi$e or .or&/la$e

There are man things o" $an #o where o" wor& to /romote green %"il#ings an# s"staina%le #esign. ,ere are a few %rief s"ggestions o" $an im/lement right awa . Redu%ing +our &arbon Footprint In earl >??@ Swiss Re) a ma;or glo%al ins"ran$e $om/an ) anno"n$e# that it wo"l# %e s"//orting investments an# /"r$hases ma#e % em/lo ees that $ontri%"te to re#"$ing $ar%on #io0i#e emissions. The new 5CO!o"> re#"$e an# gain6 /rogram is /art of Swiss Re7s $ommitments s"//orting the Clinton +lo%al Initiative. In >??K Swiss Re #e$lare# that it wo"l# ma&e its own o/erations $ar%on ne"tral % >?EK. Now) as /art of the Clinton +lo%al Initiative) Swiss Re has #e$i#e# to s"//ort meas"res ta&en % its em/lo ees that $ontri%"te to the re#"$tion of CO emissions. > The 5CO!o"> re#"$e an# gain6 /rogram s"//orts em/lo ees7 invest8 ments in meas"res that $ontri%"te to re#"$ing greenho"se gas emissions) /arti$"larl in relation to mo%ilit ) heating an# ele$tri$al energ . S"$h meas"res) whi$h var a$$or#ing to regional $ir$"mstan$es an# /refer8 en$es) in$l"#e low8emission h %ri# $ars) "se of /"%li$ trans/ort an# the installation of solar /anels or heat /"m/s. From now "ntil the en# of >?EE) Swiss Re /lans to re%ate ea$h em/lo ee one8half of the amo"nts investe# in these meas"res) "/ to a ma0im"m /er em/lo ee of D)??? Swiss fran$s Ga%o"t ZJ)???H or the eF"ivalent in lo$al $"rren$ . A$$or#ing to Ivo -enOinger) ,ea# of S"staina%ilit \ Emerging Ris& -anagement) who is in $harge of the 5CO!o"> re#"$e an# gain6 /rogram)

EA

5Swiss Re is a$tivel engage# in mitigating $limate $hange an# its $onse8 F"en$es. This /rogram is an investment that will en$o"rage o"r em/lo 8 ees to ma&e a /ersonal $ontri%"tion an# f"rther raises awareness of the iss"e.6E Ta&e a$tion with o"r $om/an or %"siness. Some eas ste/s to ta&e in$l"#e= W If o" o/erate a Ueet of vehi$les) $onvert them all to h %ri#s an# $"t o"r normal gasoline $ons"m/tion % KDL to D?L. W S"%si#iOe em/lo ees7 "se of /"%li$ transit) at least D?L or more. W Dis$o"rage single o$$"/an$ vehi$le "se % not /a ing for /ar&ing. W Provi#e se$"re# %i$ $le storage in o"r %"il#ing with shower fa$ilities or near% health $l"% /asses to en$o"rage /eo/le to ri#e to wor& in goo# weather. GThis is also a great 5wellness6 initiative.H W (" +reen Tags or other 5$ar%on oMsets6 to $over E??L of o"r ann"al travel mileage % $ar) %"s) ferr an# air/lane. GThere are a large n"m8 %er of organiOations that $ater to this nee#.H W (" green /ower for the ele$tri$it $ons"m/tion of o"r wor&/la$eT win#8generate# /ower is wi#el availa%le from a large n"m%er of re/8 "ta%le organiOationsT ma&e s"re it is 5+reen8e6 $ertiRe# from the Cen8 ter for Reso"r$e Sol"tions. > W (egin the ;o"rne to s"staina%ilit % e0amining all of o"r o/era8 tions) to see how to re#"$e their environmental foot/rintT this a$tivit $an involve ever one in the organiOationT even sim/le ste/s li&e elimi8 nating waste%as&ets "n#er in#ivi#"al #es&s in favor of /a/er re$ $ling %o0es sen#s a sim/le message) as #oes having the IT #e/artment set all the /rinter #efa"lt setting to 5#"/le06 so /eo/le will sto/ /rinting on one si#e of the /a/er for internal "se. W 2n#erta&e a *EED8E( assessment of o"r e0isting %"il#ing o/era8 tionsT *EED for E0isting ("il#ings is a $om/rehensive eval"ation an# %en$hmar&ing s stem that will hel/ o" 5green6 o"r o/erations an# engage the entire wor&for$e in the eMort. W (" la/to/s an# Uat8/anel monitors for ever one to $"t energ "se from 5/l"g loa#s)6 often >?L or more of the total energ "se of an oS$e. W Re8lam/ an# install lighting $ontrols) so o" are "sing onl the most eS$ient R0t"res an# lights #on7t o/erate when /eo/le aren7t "sing a room or oS$e. W Join the 2S +reen ("il#ing Co"n$il as a $or/orate or agen$ mem%er an# %e$ome /art of the sol"tionT on$e o" ;oin) ever one in the $om8 /an or agen$ $an en;o the mem%ershi/ %eneRts.

>? +

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W St"# all of the other as/e$ts of o"r %"siness o/erations an# wor& to $hange ea$h as/e$t) over time) to more s"staina%le o/tions) then en8 $o"rage em/lo ees to ta&e those same /rin$i/les home.

In!o"r ,ome or A/artment

The most /owerf"l agent of $hange is o"r own /ersonal e0/erien$e. Thin& of what o" $an #o to /romote green %"il#ings an# green o/era8 tions where o" live. ,ere are a few e0am/les= W Start &ee/ing tra$& of o"r gas) ele$tri$it an# water "se) along with the n"m%er of gallons of gasoline /"r$hase# an# airline miles Uown. W Tr to $"t #own on energ an# water "se % E?L in the ne0t ear % e0amining all of o"r ha%its an# seeing where o" $an $om%ine tri/s or $"t #own on o/tional travel. W +o even %e on# E?L re#"$tion= $reate a 5 ear of living s"staina%l 6 that $ommits o" to #ramati$ $hanges in lifest le to meet s"staina%il8 it goalsT if o" have &i#s) enlist their hel/ an# $reativit . It will strongl s"//lement the e#"$ation the 7re t /i$all getting in s$hool. W If o" $an7t sto/ traveling) %e$a"se of o"r ;o% or famil nee#s) then start % /"r$hasing 5$ar%on oMsets6 or +reen Tags for all of o"r mileage) so that o"7re oMsetting their im/a$t with $lean /ower or tree /lantings somewhere else. W (" a h %ri# $ar or a more f"el8eS$ient vehi$leT o" $an Rn# the to/ ten green $ars ea$h ear liste# % the Ameri$an Co"n$il for an Energ 8 ES$ient E$onom . K W *oo& into state an# fe#eral in$entives for installing solar ele$tri$ an# thermal s stems on o"r homeT if o"7re a renter) #is$"ss the %eneRts of #oing this with o"r lan#lor# or management $om/an . W Call the lo$al gas or ele$tri$ "tilit $om/an an# as& for a home en8 erg a"#it to Rn# o"t what are the 5low8$ostQno8$ost6 things o" $an #o to $"t #own on energ $ons"m/tionT in some areas) the lo$al water $om/an will oMer te$hni$al assistan$e or free &its for $"tting water $ons"m/tion. W Install #"al8U"sh toilets to $"t water "se from toilet U"shing % half or moreT install other water8$onserving meas"res s"$h as #ri/ irrigation. W Form a neigh%orhoo# 5s"staina%le living6 gro"/ to engage the $re8 ativit of others in Rn#ing a##itional wa s to $"t energ an# water "se) re#"$e the "se of /oisons in lan#s$a/e maintenan$e an# enhan$e lo$al re$ $ling eMorts. W Consi#er o"r /"r$hasing /atterns an# their 5"/stream6 im/a$ts) in8 $l"#ing waste in /ro#"$tion) trans/ortation $osts Gif ma#e far from

(E C O - I N + A

+ R E E N (2 I * D I N+

AD V O C AT E

>E

where o" liveH an# em%e##e# energ of /ro#"$tion) #istri%"tion) "se an# #is/osal. W For home remo#eling) tr to s"//ort lo$al retail stores that s/e$ialiOe in s"staina%le /ro#"$ts) s"$h as health /aint an# $ar/et an# re8 $laime# or salvage# %"il#ing materials.

!o"r Town) Cit or State= The Power of *o$al Initiatives

J"st as 5all /oliti$s is lo$al)6 a statement famo"sl attri%"te# to former s/ea&er of the 2S ,o"se of Re/resentatives Ti/ O7Neill) all s"$$essf"l s"s8 taina%ilit eMorts have their roots in lo$al a$tion. .ith more than EC states an# C? $ities Gas of earl >??@H oMering lo$al initiatives to /romote green %"il#ings) there is am/le /re$e#ent for o" to engage o"r lo$al s$hool %oar#) $it $o"n$il) $o"ntr %oar# or $ommission an# even state re/resen8 tatives in this eMort. Drill #own into ea$h green %"il#ing s"$$ess stor an# o" will Rn# ;"st a few lo$al /eo/le) some in government) some in %"siness an# some /lain $itiOens) whose energ an# foresight have ma#e the #iMer8 en$e. Some of the initiatives alrea# ena$te#) on whi$h o" $an mo#el o"r eMorts) in$l"#e= W At the lo$al level) se$"re a $ommitment from a s$hool #istri$t) $it or $o"nt to %"il# all f"t"re %"il#ings an# s$hools to at least the *EED Silver levelT some $omm"nities have $ommitte# to %"il# *EED +ol# /ro;e$ts Gthe earliest on re$or# was the Cit of Van$o"ver) (ritish Co8 l"m%iaHT this ma ta&e some #oing %e$a"se o"7re going to hear the ol# familiar refrain 5it $osts too m"$h)6 an# o"7ll have to $onvin$e /eo/le otherwise % "sing the e0am/les in this %oo&T among the North Ameri$an $ities ma&ing this $ommitment are Seattle) Sa$ramento) Portlan# GORH) T"$son) San Fran$is$o) Calgar an# -a#ison G.IH. W Some $ities are ta&ing the ne0t ste/ after greening their own o/era8 tions) reF"iring larger /rivate8se$tor /ro;e$ts to meet *EED $ertiRe# or Silver8level $ertiR$ations within the ne0t few ears. G*arge $ities s"$h as (oston an# .ashington) DC) have #one this) an# more $ities will %e reF"iring s"$h a$hievements or in$or/orating *EED reF"ire8 ments an# Ar$hite$t"re >?K? milestones into the %"il#ing $o#e in the ne0t few ears.H W If o" have a m"ni$i/al ele$tri$ "tilit or /"%li$ "tilit #istri$t) $on8 vin$e it to oMer in$entives for energ $onservation an# solar energ s stemsT often the large $ash Uows of a "tilit /ermit it to oMer in$en8 tives that will) over time) allow it to oMset e0/ensive /"r$hases of a##i8 tional generating $a/a$it in the f"t"reT in Te0as) A"stin Energ ) a m"8 ni$i/al "tilit ) has %een /romoting green homes sin$e the earl EAA?s

>> +

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Designe# % -oore R"%le!"#ell Ar$hite$ts an# $om/lete# in >??C) the Santa -oni$a Cit *i%rar re$eive# *EED +ol# $ertifi$ation. This %"il#ing feat"res a $entral "r%an lo$a8 tion an# wel$omes the /"%li$ with lots of #a lighting an# a $entral $o"rt ar# with its own $offee sho/.

an# has one of the most s"$$essf"l green home rating s stems in the $o"ntr . W Convin$e o"r ma or or $it $o"n$il to sign onto the 2S -a ors7 Cli8 mate Prote$tion Agreement) whi$h $ommits $ities to %e$oming $ar8 %on ne"tral within the ne0t #e$a#e) or sooner) in their own o/era8 tionsT J at the glo%al level) former 2S Presi#ent Clinton7s Climate Change Initiative is engaging the J? largest $ities in the worl# to %e8 D GAlrea# ) *on#on $ome $ar%on ne"tral over the ne0t >? to K? ears. has signe# on to this initiative.H In Denver) -a or John ,i$&enloo/er has %een aggressivel /romoting the +reen/rint Denver /lan for s"staina%le #evelo/ment) C an# in Chi$ago) -a or Ri$har# Dale has vowe# to ma&e Chi$ago the 5greenest $it 6 in North Ameri$a % /ro8 moting green %"il#ings) green roofs an# street tree /lantings. W Convin$e o"r $it $o"n$il or $o"ntr $ommissionQ%oar# to oMer in8 $entives to /rivate se$tor /ro;e$ts that $ommit to %"il#ing greenT s"$8 $essf"l in$entives in$l"#e faster /ro$essing of %"il#ing /ermits an#

(E C O - I N + A

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>K

in$rease# 5#ensit %on"ses6 for high8rise oS$es) a/artments an# $on8 #omini"m #evelo/mentsT if o" &now a state legislator) tal& to them a%o"t s/onsoring state initiatives to /romote green %"il#ings an# re8 newa%le energ T s"$$essf"l initiatives have in$l"#e# /ersonal an#Qor $or/orate in$ome ta0 $re#its GOregon an# New !or&) along with >K other statesHT /ro/ert ta0 a%atements for *EED Silver or %etter $er8 tiR$ations GNeva#aHT sales ta0 elimination on solar s stems GAriOona) Flori#a) +eorgia) I#aho) Iowa) -assa$h"setts) -ar lan# an# E> other statesHT an# re%ates for /"r$hase of solar s stems GCalifornia) AriOona) Colora#o an# K? other statesH. @ W ,ave the governor or state legislat"re reF"ire the state "tilit $ommis8 sion to have all investor8owne# "tilities $olle$t a ta0 on "tilit %ills an# oMer 5/"%li$ /"r/ose6 f"n#s for investments in $onservation) onsite /ower an# renewa%le energ T in >??@ the California P"%li$ 2tilities Commission a#o/te# an in$entive /a ment s stem in the form of a $ons"mer re%ate) to en$o"rage /eo/le to install /hotovoltai$ s stems on their roofsT the goal is 5a million solar roofs6 within ten ears. B

!o"r College or 2niversit

A $ollege or "niversit is often the largest em/lo er in a town or $it T it has a h"ge im/a$t on energ "se) $ar%on foot/rint) water "se an# other m"8 ni$i/al servi$es. It also serves as an e0am/le to tho"san#s of st"#ents) fa$8 "lt an# staM. -a&e s"re that o"r $ollege or "niversit is #oing what it $an to /romote s"staina%le o/erations. A new organiOation forme# to /ro8 mote $am/"s s"staina%ilit eMorts) the Asso$iation for the A#van$ement of S"staina%ilit in ,igher E#"$ation GAAS,EH) attra$te# more than ED? A In $am/"ses as #"es8/a ing mem%ers in >??C) its Rrst ear of o/erations. O$to%er >??C AAS,E7s Rrst national $onferen$e attra$te# more than C?? /eo/le. ( earl >??@ #oOens of $am/"ses all over the $o"ntr ha# a/8 /ointe# s"staina%ilit #ire$tors or $oor#inators an# ha# %eg"n to im/le8 ment s"$$essf"l s"staina%ilit /rograms. One $am/"s that has ma#e s"staina%ilit a $ore /art of its mission is AriOona State 2niversit GAS2H) the $o"ntr 7s largest) with more than C?)??? enrolle# st"#ents) whi$h $reate#) f"n#e# an# staMe# an OS$e of S"staina%ilit Initiatives in >??D "n#er the enlightene# lea#ershi/ of Pres8 i#ent -i$hael Crow. E? In >??@ AS2 %egan oMering Rve #egree /rograms in s"staina%ilit st"#ies) the Rrst in the $o"ntr % a ma;or "niversit . ,ar var# 2niversit has em%ar&e# on a ma;or $am/aign of s"stain8 a%ilit initiatives in %"il#ings. The #ire$tor) *eith Shar/) has r"n this /ro8 gram sin$e >??E. She re/orts that the ann"al ret"rn on investment for ,ar8

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var#7s energ eS$ien$ an# green %"il#ing /rograms is a%o"t KCL) a%o"t EE In other wor#s) twi$e that of ,arvar#7s m"lti8%illion8#ollar en#owment. to im/rove their rate of ret"rn) ,ar var#7s en#owment managers wo"l# %e well a#vise# to /"t as m"$h mone as /ossi%le into the $am/"s7s s"stain8 a%ilit initiatives9 The same $o"l# %e sai# for most /rivate "niversities.

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+reen ("il#ing= A to 1

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+reen ("il#ingTerms

In this $ha/ter) we /resent the g"ts of the %oo&) a %rief e0/lanation of E?B of the most im/ortant Gan# "/8an#8$omingH terms "se# in green %"il#ing #is$"ssions. These terms are t /i$all "se# % ar$hite$ts) engineers) %"il#8 ers) #evelo/ers) lo$al oS$ials an# %"il#ing managers to #es$ri%e the green %"il#ing attri%"tes of a s/e$iR$ #evelo/ment. O"r intention here is not to /resent a $om/lete #es$ri/tion of ea$h to/i$)%"t to give o" a %rief) te$hni8 $all a$$"rate intro#"$tion) so that o"7ll have a %etter "n#erstan#ing of what /eo/le are tal&ing a%o"t when the s"%;e$t of green %"il#ings $omes "/. At the en# of the %oo&) there is a reso"r$e se$tion with a$$ess to f"rther information) so that o" $an investigate ea$h to/i$ as m"$h as o" /lease. Ar$hite$ts an# engineers often la/se into te$hno8s/ea&) "sing a$ro8 n ms an# terms that even the intelligent an# well8informe# non8/rofes8 sional $an7t "n#erstan#. Stri//e# of ;argon) most green %"il#ing $on$e/ts are "n#erstan#a%le to an one who /ai# attention in high8s$hool /h si$s an# $hemistr $lasses or has ever wor&e# aro"n# their own home. Certain terms have %een a//ro/riate# from general "se an# have a$F"ire# their own s/e$ialiOe# meanings) s"$h as 5%"il#ing envelo/e)6 a term "se# to #e8 note the e0terior of a %"il#ing) in$l"#ing the t /e an# amo"nt of glaOing GglassH an# ins"lation "se#. I have /ersonall traine# more than K)??? %"il#ing in#"str /rofes8 sionals thro"gh these wor&sho/s an# given man #oOens of s/ee$hes an# /resentations over the /ast Rve ears. From these) I have garnere# an i#ea of the terminolog an# $on$e/ts that I fo"n# initiall #iS$"lt to "n#er8 stan# an# that I7ve seen m a"#ien$es str"ggle with. I7ve also in$l"#e# some terms that are not in general "se %"t are at the lea#ing e#ge of s"s8 taina%ilit thin&ing an# /ra$ti$e. So) let7s get starte#9
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Architecture 20)0
Re$ent anal ses % New -e0i$o ar$hite$t E#war# -aOria showe# that %"il#ings are the so"r$e of almost half the glo%al greenho"se gas emis8 sions im/li$ate# in wi#es/rea# $limate $hange. The fig"re %elow shows the growth in s"$h emissions "/ to >???. -aOria7s wor& an# that of the Ar8 $hite$t"re >?K? organiOation shows that 5sta%iliOing emissions in this se$8 tor an# then reversing them to a$$e/ta%le levels is a &e to &ee/ing glo%al warming to a//ro0imatel E]C GE.B^FH a%ove to#a 7s level.6 E In >??D Ar$hite$t"re >?K? teame# with the Ameri$an Instit"te of Ar8 $hite$ts to a#o/t a /oli$ that5all new %"il#ings) #evelo/ments an# ma;or renovations Xsho"l# imme#iatel Y %e #esigne# to meet a fossil f"el energ $ons"m/tion /erforman$e stan#ar# of D?L re#"$tion in the >??D re8 gional Gor $o"ntr H average for that %"il#ing t /e.6 > In the winter of >??@) Ar$hite$t"re >?K? s/onsore# a ma;or tea$h8in at $ollege $am/"ses to #ramatiOe the iss"es involve# to a new generation of st"#ents.

Resi#entialan# $ommer$ial se$tor $ar%on #io0i#e emissions) EAD?_>???. .itho"t $hanges in /resent /ra$ti$es) emissions wo"l# in$reaseK@L % >?K?.

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The gro"/ f"rther targets a re#"$tion in fossil f"el "se in new %"il#8 ings to a$hieve re#"$tions Gagainst the >??D average energ "se of $om8 mer$ial %"il#ingsH of the following magnit"#e= W C?L in >?E? W @?L in >?ED W B?L in >?>? W A?L in >?>D A$$or#ing to this /ro/osal) % >?K? all new %"il#ings sho"l# o/erate as $ar%on ne"tral) that is) reF"iring no emission of greenho"se gases) either #ire$tl or in#ire$tl ) to o/erate. -ost ar$hite$ts wo"l# tell "s that) at little or no a##itional $ost) most %"il#ings $o"l# #ramati$all lower their en8 erg $ons"m/tion thro"gh /ro/er orientation) %"il#ing sha/e) sele$tion an# /la$ement of glaOing an# % in$or/orating nat"ral heating) $ooling) ventilation an# #a lighting strategies. A##itional energ nee#e# to ma&e a %"il#ing wor& $o"l# then %e s"//lie# % renewa%le energ so"r$es an# % %iof"els.

Access to #ransit
One of the great virt"es of the *EED green %"il#ing rating s stem Gan# similar s stemsH is that it en$o"rages /ro;e$ts to em/lo site sele$tion $ri8 teria earl in the /ro$ess that go %e on# e$onomi$ iss"es an# instea# #eal with %roa#er environmental $on$erns. Sin$e a"tomo%ile travel is one of the largest "sers of energ in the 2S an# one of the ma;or $ontri%"tors to "r%an smog formation) it ma&es sense that $ommer$ial /ro;e$ts sho"l# lo8 $ate near mass transit) so that wor&ers have the o/tion of "sing it) rather than %eing for$e# to #rive. In man $ities) s"$h as Portlan#) Oregon) the $ost of #owntown /ar&ing now e0$ee#s ZED? /er month) a strong in$entive not to #rive a $ar to wor&. In the *EED s stem) /ro;e$ts are en$o"rage# to lo$ate within a F"ar8 ter8mile of two or more /"%li$ or $am/"s %"s lines or within a half8mile of a f"n#e# or /lanne# $omm"ter rail) light8rail or s"%wa station. These are wal&a%le #istan$es in most $ities Geven in hot or $ol# or in$lement weatherH an# are feasi%le lo$ations in man ol#er s"%"r%s. In newer tran8 sit8oriente# #evelo/ments) a$$ess to transit is a &e mar&eting feat"re of

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The Swinerton In$. hea#F"arters in San Fran$is$o is a *EED8E( +ol#8$ertifie# %"il#ing that /rovi#es e0$ellent a$$ess to rail) %"s an# ferr transit servi$es for its em/lo ees.

oS$e %"il#ings. Com/anies are s"//orting transit "se % em/lo ees thro"gh s"%si#iOe# monthl %"s or rail /asses. A transit8oriente# #evelo/ment GTODH is a resi#ential or $ommer$ial area #esigne# to ma0imiOe a$$ess to /"%li$ trans/ort an# often in$or8 /orates feat"res to en$o"rage transit ri#ershi/. A TOD neigh%orhoo# t /i$all has a $enter with a train) light8rail or %"s station) s"rro"n#e# % relativel high8#ensit #evelo/ment) with /rogressivel lower8#ensit #e8 velo/ment s/rea#ing o"twar#s from the $enter. This t /e of arrangement $ontains s/e$iR$ feat"res that are #esigne# to en$o"rage /"%li$ trans/ort "se) in$l"#ing mi0e#8"se Gresi#ential) retail) oS$eH #evelo/ment that will "se transit at all times of #a ) high8F"alit /e#estrian $rossings) narrow streets an# ta/ering of %"il#ing heights as the %e$ome more #istant from the /"%li$ trans/ort no#e. Another &e feat"re of transit8oriente# #evel8 o/ment is the re#"$e# nee# for /ar&ing s/a$es or a##itional /ar&ing garages.

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"icycle Co,,uting
In a##ition to giving a$$ess to /"%li$ trans/ortation) green %"il#ings ver often /rovi#e a$$ommo#ations for %i$ $le $omm"ters) sin$e the $ost of #oing so is t /i$all small relative to overall /ro;e$t $osts. In man $ities that are %i$ $le8oriente#) in$reasing n"m%ers of /eo/le are $omm"ting to wor& in this health ) frien#l ) non8/oll"ting wa . K In m former home of Portlan#) %"ses an# light8rail $ars were o"tRtte# to hol# %i$ $les for the long tre& home) es/e$iall in #ar&ness Gevening $omm"tes in the winterH an# rain weather. -a#ison) .is$onsin) has the most mileage of %i&e trails for a $it of its siOe. Over the /ast K? ears) the $it has instit"te# more than K? miles of %i&e /aths an# EE? miles of on8roa# %i&e lanes. For tri/s "n#er Rve miles) it7s faster to /e#al than #rive in man $ases. In a##ition to the o%vio"s %eneRts of $"tting gasoline "se an# re#"$8 ing air /oll"tion from a"tomo%iles) %i$ $le $omm"ting $an Gover the long ha"lH re#"$e traS$ $ongestion) noise Ge0$e/t for %i$ $le ri#ers s$reaming $"rses at inattentive #riversH an# lower infrastr"$t"re investment for /ar&ing lots. +enerall ) %i$ $les are "se# for shor ter $omm"ting tri/s) whi$h hel/ $"t emissions from vehi$le start"/. There are $lear health %eneRts from %i$ $le $omm"ting that are im/ortant in this era of growing $on$ern over the nation7s e/i#emi$ of o%esit . To en$o"rage %i$ $le $omm"ting) the &e for %"il#ing #esigners is to /rovi#e showers Gone shower for ever ten "sersH) $hanging rooms an# safe %i$ $le storage. Showers are also a %"il#ing amenit ) sin$e the $an serve an one who r"ns or otherwise e0er$ises #"ring a l"n$h %rea& at wor&. The *EED stan#ar# reF"ires %i$ $le ra$&s or se$"re storage for DL of a %"il#ing7s f"ll8time /ea& o$$"/ants) either onsite or within >?? ar#s Gs"$h as a $am/"s environmentH. So) if a %"il#ing has J?? /eo/le) %i$ $le ra$&s or storage lo$&ers for >? /eo/le wo"l# %e reF"ire#) along with two showers Gthese $an %e "nise0) with lo$&ing #oors on %oth si#esH. Designing for %i$ $le $omm"ting is neither e0/ensive nor #iS$"lt) so it sho"l# %e stan#ar# in ever oS$e %"il#ing) sho//ing mall) $am/"s %"il#ing an# other "r%an instit"tional an# $ommer$ial "ses. It is also so8 $iall res/onsi%le) sin$e it #oesn7t for$e an one to own a $ar to get to wor&) as long as the are a%le to ri#e. Com%ine# with a $ar8sharing /rogram that allows /eo/le to rent a $ar % the ho"r for emergen$ies) s"staina%le #esign oMers eas sol"tions to enhan$e a gasoline8free lifest le. GFor resi#ential %"il#ings) the *EED stan#ar# reF"ires $overe# %i$ $le storage for EDL of

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%"il#ing o$$"/ants) in lie" of showers an# $hanging fa$ilities that are o%8 vio"sl not nee#e#.H

"ig Picture
As o"r #is$"ssion of the Ar$hite$t"re >?K? /rogram shows) there is a %ig /i$t"re of glo%al $limate $hange) s/e$ies loss) rainforest #estr"$tion) soil erosion an# a m ria# of other environmental iss"es on the ta%le) as h"man %eings attem/t to a$$ommo#ate an estimate# A.J %illion /eo/le on the /lanet % >?D? G"/ from a%o"t C.C %illion to#a H at reasona%le levels of health an# material well8%eing. J The %ig /i$t"re was #ramatiOe# to man of "s) in EACA % the Rrst /i$8 t"res of the entire Earth from o"ter s/a$e) ta&en #"ring moon or%it % NASA astrona"ts) showing one /lanet) %l"e an# alive) in a sea of em/ti8 ness) %la$& an# hostile to life. The /i$t"re of 5Earthrise)6 ta&en as a $ir$ling l"nar mo#"le emerge# from the #ar& si#e of the moon) was /arti$"larl #ramati$) ins/iring an# life8$hanging for man . .e #o have to go it alone on this /lanet) s$ien$e R$tion fantasies of f"t"re s/a$e $oloniOation not8 withstan#ing. As h"man a$tivit #iminishes the /ro#"$tivit an# #iversit of nat"ral s stems) a /ro$ess well "n#erwa all over the worl#) we in$reas8 ingl fa$e the /ros/e$t of $reating a new inha%ita%le Earth in o"r own image) witho"t the reF"isite &nowle#ge or h"milit . As an e0am/le of the %ig /i$t"re) $onsi#er the +aia , /othesis) a s$i8 entiR$ theor that /ro/oses that the living matter of /lanet Earth f"n$8 tions li&e a single organism. It was Rrst form"late# in the EAC?s % the in8 #e/en#ent resear$h s$ientist James *ovelo$&) as a $onseF"en$e of his wor& for NASA on metho#s of #ete$ting life on -ars. The +aia , /othesis) now &nown as 5earth s stem s$ien$e)6 has sin$e %een s"//orte# % a n"m%er of D s$ientiR$ e0/eriments an# /rovi#e# a n"m%er of "sef"l /re#i$tions. Another e0am/le of the %ig /i$t"re a##resse# % green %"il#ings) with their em/hasis on #ramati$ re#"$tions in energ "se an# glo%al green8 ho"se gas emissions) is the shrin&ing of the Ar$ti$ i$e $a/ % >?L sin$e EA@? an# the visi%le shrin&age of northern hemis/here gla$iers in E"ro/e an# Ameri$a from glo%al warming. C In Portlan#) $ontem/orar /hotos of the near% -t. ,oo# gla$ier show #ramati$ shrin&age sin$e the Rrst aerial /hotos ta&en in the EA>?s an# EAK?s. -an /eo/le have now seen /hotos

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an# #rawings showing the signiR$ant re#"$tion in Ar$ti$ i$e over the /ast K? ears. This re#"$tion lea#s to fewer i$e Uoes for /olar %ears) leaving them with a $hoi$e of ret"rning to lan# for m"$h of the ear or #rowning %e$a"se of the vast s/a$e %etween i$e Uoes. Some h /othesiOe that the melting of Ar$ti$ i$e $o"l# trigger a r"nawa $limate warming %e$a"se so m"$h of the s"n7s energ #"ring the s"mmer wo"l# %e a%sor%e# instea# of %eing reUe$te# %a$& into s/a$e. Fresh water wo"l# stream into the North Atlanti$) "/setting the $ir$"lation /attern of the +"lf Stream that $"r8 rentl ma&es high latit"#es in E"ro/e s"ita%le for agri$"lt"re an# high8 /o/"lation #ensities.

"iodiesel
(io#iesel is #iesel8eF"ivalent) /ro$esse# f"el #erive# from %iologi$al so"r$es Gs"$h as vegeta%le oils) even waste $oo&ing oil from resta"rants s"$h as fast8foo# esta%lishmentsH) that $an %e "se# "nmo#iRe# in #iesel engines. (io#iesel is %io#egra#a%le an# non8to0i$ an# /ro#"$es signiR8 $antl fewer emissions than /etrole"m8%ase# #iesel when %"rne#. A re8 $ent arti$le re/orte# that $hi$&en fat $o"l# %e "se#) /rom/ting ma;or $hi$&en /ro#"$ers s"$h as T son Foo#s) Per#"e Farms an# SmithRel# Foo#s to set "/ renewa%le energ #ivisions to sell the material mi0e# with so %ean oil. @ It7s /ossi%le that) sometime soon) the tag line for %io#iesel ma $hange from 5smells li&e Fren$h fries6 to 5smells li&e frie# $hi$&en.6 One %eneRt of "sing %io#iesel is sai# to %e lower engine wear. -ost man"fa$t"rers release lists of the $ars that will r"n on %io#iesel. For e0am8 /le) Vol&swagen #etermine# that #iesel f"el $ontaining "/ to DL %io#iesel G(D f"elH meets the te$hni$al s/e$iR$ations for its vehi$les eF"i//e# with B (io#iesel $an %e #istri%"te# "sing TDI engines in the 2nite# States. to#a 7s infrastr"$t"re. As a res"lt) its "se an# /ro#"$tion are in$reasing ra/i#l . For e0am/le) at the en# of >??C there were CKD %io#iesel f"eling stations in JC of the D? states) with So"th Carolina) -isso"ri) North Car8 olina an# Te0as having the most o"tlets. Earl in >??@ the Safewa gro$er $hain %egan selling %io#iesel at a store in Seattle) .ashington) with /lans A to e0/an# #istri%"tion if the mar&et test /roves s"$$essf"l. J"st as f"el stations %egin to ma&e %io#iesel availa%le to $ons"mers) a growing n"m%er of tr"$&ing Ueets "se it as an a##itive in their f"el. A$8 $or#ing to the National (io#iesel (oar#) 2S %io#iesel /ro#"$tion tri/le#
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in >??D to @D million gallons from >D million in >??J) with >??C n"m%ers e0/e$te# to in$rease to %etween ED? an# >>D million gallons. One e0/ert E? This is /re#i$te# that % >?E> it will e0$ee# one %illion gallons /er ear. o%vio"sl a small $ontri%"tion to re#"$ing /etrole"m #e/en#en$e for trans/ortation) %"t worth #oing in an $ase %e$a"se it $onver ts waste ma8 terial with high f"el val"e into a "sef"l /ro#"$t. For green %"il#ers) %io#iesel $an %e "se# in $onstr"$tion vehi$les an# in #iesel Ueets maintaine# % large retail an# man"fa$t"ring $om/a8 nies /rofessing s"staina%ilit as a val"e. Consi#er the val"e of greening o"r o/erations with a fo$"s on %io#iesel f"el. For e0am/le) $onstr"$tion Rrms self8/erforming $on$rete wor& $an $onvert their $on$rete tr"$&s to r"n on %io#iesel an# also "se it in their Ueets of /i$&"/ tr"$&s an# other vehi$les. .hat $an o" #oN Consi#er as&ing o"r Rrm) agen$ or instit"tion to s"%si#iOe %io#iesel $onversions or f"el /"r$hases to &i$&8start this new in8 #"str in o"r town or $it . In this wa o" will %e ta&ing a$tion to ass"re a more s"staina%le f"t"re) one less #e/en#ent im/orte# oil.

"iophilia
The (io/hilia , /othesis /ost"lates that h"man %eings have an instin$8 tive %on# with all other living things) a theor Rrst /ro/ose# in the EAB?s % %iologist E#war# O. .ilson. EE Designers are in$reasingl re$ogniOing the im/ortan$e of $onne$ting /eo/le with the o"t#oors thro"gh %"il#ing #esign) % %ringing nat"re into %"il#ings an# %"il#ings into nat"re. For e0am/le) in green %"il#ings) great im/ortan$e is /la$e# on /ro8 vi#ing views of the o"t#oors from all wor&stations. Resear$h in#i$ates that %eing a%le to see o"tsi#e #"ring the wor&#a is more $on#"$ive to /h si$al an# mental health than wor&ing in a win#owless environment. .e sho"l#n7t %e too s"r/rise# at s"$h a res"lt. After all) ;"st re$all that h"man %eings evolve# for the /ast two million ears in intimate $onne$8 tion to the nat"ral worl#) #e/en#ing on it for foo#) shelter) $lothing an# tools for s"rvival) as well as for /oeti$ an# artisti$ ins/iration. -ost in#ige8 no"s $"lt"res are intimatel relate# to their s/e$iR$ /la$e on the /lanetT the animals) %ir#s) vegetation) an# $reat"res of the sea an# rivers o$$"/ a s/e$ial /la$e in their $reation stories an# sense of well8%eing. Onl #"ring the /ast E?? to ED? ears have a large n"m%er of /eo/le s/ent most of their
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#a light ho"rs in#oorsT it seems that we are still har#8wire# to want to &now what7s going on aro"n# "s. Da lighting #esign is also a wa to %ring nat"re an# the nat"ral $ $le of the s"n to o"r attention. Resear$h on >E)??? elementar s$hool st"#ents in EAAA showe# that s$hools with #a lighting an# views of the o"t#oors /romote higher test s$ores among st"#entsT the more win#ows an# views) the higher the s$ore. E> St"#ies of oS$e wor&ers in California in >??K $on8 $l"#e# that 5%etter a$$ess to views $onsistentl /re#i$te# %etter /erform8 an$e.6 EK Da lighting has also %een fo"n# to in$rease retail sales at $hain stores % DL to J?L) with a /roRt val"e >? to D? times the val"e of ;"st the in$rease# energ savings from s& lights. EJ +reen %"il#ing #esigners have gone m"$h f"rther to e0/lore %io8 /hilia. For e0am/le) /ast st"#ies of healing in hos/itals have shown that /atients heal faster Gan# get o"t of the hos/ital fasterH when their win#ows fa$e onto nat"ral areas. -an hos/itals have ta&en this i#ea into the form of healing gar#ens where /atients re$overing from s"rger $an s/en# time ea$h #a . -an of "s have s/ent time in %"il#ings where there are waterfalls) winter gar#ens) even sim/le nat"ral elements s"$h as %o"l#ers an# san#) an# we7ve noti$e# how m"$h more rela0e# an# $omforta%le Gan# $om8 fortingH s"$h /la$es are. Isn7t it amaOing that we /"t so man /eo/le to wor& ea$h #a in sterile $"%i$le farms an# then e0/e$t them to %e /ro#"$8 tiveN ,owlittle &nowle#ge we reall have of h"man motivation) health an# /erforman$e in the worl# of $ommer$ial ar$hite$t"re an# #esign9 (io8 /hilia /romises to %e an interesting) e0$iting an# vital /art of green %"il#8 ing #esign over the ne0t #e$a#e.

"r o-n. ields

-ost "r%an areas have a large n"m%er of former man"fa$t"ring) ware8 ho"sing an# trans/ortation sites that have Gor have ha#H var ing #egrees of /oll"tion) ranging from /etrole"m8$ontaminate# soil to /la$es with signiR$ant /oll"tion from lea#) mer$"r an# vario"s heav metals. -ost of these sites $an %e reme#iate# an# restore# to /ro#"$tive "se. From a so8 $ial view/oint) the also t /i$all have roa#s) water s"//l ) sewerage an# storm #rains) val"a%le infrastr"$t"re that $an s"//ort e0tensive new #e8

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Atlanti$ Station) Atlanta) +eorgia.

velo/ment witho"t for$ing the /"%li$ Gor a #evelo/erH to %ear a lot of new investment. This sit"ation was %ro"ght home to me #"ring a visit to ,awaii in the s"mmer of >??C) when I atten#e# a $onferen$e at the new ,onol"l" Con8 vention Center near .ai&i&i. A%o"t ED ears earlier) I ha# #ire$te# an envi8 ronmental reme#iation /ro;e$t at the $onvention $enter site) ha"ling some K)??? tons of /etrole"m8$ontaminate# soil % %arge %a$& a$ross the Pa8 $iR$ O$ean to .ashington state) to %e #e/osite# in a new state8of8the8art lan#Rll east of the Cas$a#e Range. GThere ha# %een a $ar #ealershi/ an# some /"%li$ vehi$le maintenan$e fa$ilities on the site in earlier ears) the li&el so"r$e of $ontamination.H ,aving stoo# va$ant %e$a"se of in#"s8 trial $ontamination for man ears) the lan# was %a$& in /ro#"$tive "se as a high8/roRle "r%an area. In >??D I visite# Atlanti$ Station) a ZK %illion real estate #evelo/ment in the mi#8town area of Atlanta) on EKB a$res at the site of the former At8 lanti$ Steel man"fa$t"ring /lant. The resi#"al $ontamination ha# %een $leane# "/ an# in its /la$e was a thriving "r%an village of homes) sho/s an# oS$es. The #evelo/ers too& a green a//roa$h to the overall #evelo/8 ment) starting with site reme#iation) an# the val"e of the real estate was man times what it ha# %een. ED At this /ro;e$t) the E@E8E@th Street oS$e tower re$eive# a *EED for Core an# Shell $ertiR$ation at the Silver level) the Rrst s"$h #esignation for a high8rise %"il#ing in the $o"ntr . For the

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#evelo/ers) AI+ +lo%al Real Estate an# Ja$o% Develo/ment) the /"%li$it val"e was enormo"s. The Atlanti$ Station /ro;e$t $om%ines green %"il#8 ings with smart growth re#evelo/ment strategies) /"tting a mi0e#8"se #e8 velo/ment $lose to a light8rail station.

"uilding Codes
A frien# in T"$son) Davi# Eisen%erg) in a##ition to %eing a national e0/ert EC has %een heavil in8 on straw8%ale ho"sing $onstr"$tion te$hnolog ) volve# with %"il#ing $o#es an# %"il#ing $o#e oS$ials the /ast half8#e$a#e or more) as his wa to $hange the environment to favor s"staina%le #esign. Davi# sa s= I start with this /remise= ("il#ing $o#es are %ase# on a so$ietal #e$ision that it is im/ortant to /rote$t the health an# safet of /eo/le from the %"ilt environment. If) ina#vertentl ) the $o#es are a$t"all ;eo/ar#iOing the health an# safet of ever one on the /lanet % ignoring their im/a$ts on reso"r$es an# the environ8 ment) res"lting in the #estr"$tion of the e$os stems that s"stain "s) we are o%ligate# to reinvent the $o#es with that larger /er8 s/e$tive. E@ For %"il#ing #esigners) it7s often ne$essar to $hallenge the %"il#ing $o#es to ma&e a#van$es that %oth save energ an# save mone in $onstr"$tion. In #esigning a *EED Platin"m health$are %"il#ing) Interfa$e Engineering in Portlan# se$"re# EE s"$$essf"l $o#e a//eals) eMe$tivel saving the /ro;e$t h"n#re#s of tho"san#s of #ollars while im/roving the energ eS$ien$ an# rationalit of the overall #esign. EB As one e0am/le) the engineers Rg8 "re# o"t that the "n#ergro"n# garage ventilation reF"irements in the $o#e were %ase# on o"tmo#e# #ata on vehi$le emissions of $ar%on mono0i#e Gthe o#orless) $olorless) to0i$ gas that will &ill o" if there7s too m"$h of itH. ( Rn#ing an# s"%mitting "/8to8#ate information on a$t"al emissions of a t /i$al vehi$le Ueet) the engineers were a%le to re#"$e the fan siOe % C?L an# its energ "se % C?L for the life of the %"il#ing. In a#8 #ition) the set a /re$e#ent for all f"t"re /ro;e$ts in the $it ) there% saving mone for other /ro;e$ts with "n#ergro"n# garages an# saving all the en8 erg from oversiOe# fans moving too m"$h air for the life of ea$h %"il#ing.
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S$rat$h the s"rfa$e of most $o#es an# o"7ll Rn# similar mone 8 saving an# energ 8saving o//ort"nities. The tri$& is to $onvin$e ar$hi8 te$ts) engineers) /ro;e$t managers an# %"il#ing owners or #evelo/ers to /"sh the envelo/e in ea$h $o#e ;"ris#i$tion an# with ea$h /ro;e$t) so that lo$al %"il#ing oS$ials get $omforta%le with new te$hnologies. Some green te$hniF"es that ma reF"ire a//eals an# varian$es in$l"#e onsite gra wa8 ter "se) onsite sewage treatment an# re"se) water8free "rinals) "n#erUoor air #istri%"tion s stems) $onstr"$te# wetlan#s for stormwater manage8 ment an# wastewater treatment) nat"ral ventilation s stems an# innova8 tive a//roa$hes to Rre an# life8safet /rote$tion. Co#e oS$ials are generall li&e ever one else= the want to #o a goo# ;o%) the are ris&8averse an# the nee# to tr"st the /eo/le the 7re #ealing with. I have fo"n# that when lo$al engineers an# ar$hite$ts are esta%lishe# in a given town) it7s generall easier to get $o#e oS$ials to listen to new a/8 /roa$hes= the &now the $an rel on the /rofessional ;"#gment an# e0/e8 rien$e of the #esigners) an# the &now the 7ll %e aro"n# to R0 /ro%lems if something #oesn7t wor&.

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Carbon Dio/ide 0onitoring
Imagine o" are in a meeting room in the afternoon. After >? /eo/le are there for a while) the room gets st"M ) hot an# generall "n$omforta%le. So"n# familiarN It7s %e$a"se the meeting room has a $onstant8vol"me air s"//l ) rather than a varia%le8vol"me s"//l that wo"l# in$rease ventila8 tion when the room is o$$"/ie# % lots of /eo/le. So"n# sim/leN It is) an# that7s wh most green %"il#ing /ro;e$ts "se $ar%on #io0i#e monitors to reg"late ventilation levels in wor&s/a$es) with fee#%a$& to the %"il#ing a"8 tomation s stem that $ontrols the fans an# fresh8air inta&e. In most %"il#ings) $ar%on #io0i#e levels %"il# "/ #"ring the #a ) $a"s8 ing "s to %e$ome slee/ after l"n$h in man $ases. This ham/ers /ro#"$8 tivit an# re#"$es $omfort. It7s li&e %eing on a warm) h"mi# tro/i$al %ea$h) F"ite en;o a%le #"ring a va$ation %"t not reall $on#"$ive to reg"8 lar oS$e tas&s. T /i$all ) #is$omfort is triggere# % $ar%on #io0i#e levels that are a few h"n#re# /arts /er million a%ove nat"rall o$$"rring levels in the atmos/here. Car%on #io0i#e monitors wor& on a sim/le /re$e/t= we %reathe o"t $ar%on #io0i#e an# ta&e in o0 genT % monitoring $ar%on #io0i#e levels an# "sing &nown levels of ventilation) we in#ire$tl &now how man /eo8 /le are in a room. Then we $an a#;"st ventilation so that there are alwa s a $ertain n"m%er of $"%i$ feet /er min"te of fresh air /er /erson. The mon8 itors are relativel $hea/ an# sho"l# %e "se# in ever /ro;e$t. The onl iss"e is for engineers to s/e$if goo#8F"alit monitors that hol# their $ali8 %rations for several ears) so that the ventilation levels remain a//ro/riate for o$$"/an$ levels. The $ali%ration nee#s to referen$e the %aseline levels of $ar%on #io0i#e an# to set limits for in#oor air) so that there is alwa s s"S$ient ventilation to &ee/ the %"il#ing air fresh. The *EED stan#ar# for new $onstr"$tion han#les this iss"e % reF"ir8 ing $ar%on #io0i#e monitors for #ensel o$$"/ie# s/a$es Gless than J? sF"are feet /er /ersonH an# #ire$t o"t#oor airUow meas"rements for reg8 "lar oS$e s/a$es) to a$hieve at least #esign8minim"m ventilation. For nat8 "rall ventilate# s/a$es) *EED reF"ires $ar%on #io0i#e monitors %etween three an# si0 feet a%ove the Uoor. Sin$e most nat"rall ventilate# s/a$es are t /i$all 5mi0e# mo#e6 with some fan assist for stagnant air #a s) the monitors $an %e "se# to trigger the fans to /"ll o"tsi#e air into the %"il#ing. In %"il#ings with no fans %"t with o/era%le win#ows) a goo# green %"il#ing #esign wo"l# have an alarm or signal to tell /eo/le to o/en the win#ows to let in more o"tsi#e air.
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Carbon 1eutral
-ost organiOations intereste# in s"staina%ilit are %eginning to /"t to8 gether /rograms to %e $ar%on ne"tral in their a$tivities. A .est Coast %"il#ing engineering Rrm Gan# a former em/lo er of mineH with a%o"t >?? em/lo ees sent o"t a >??@ New !ear7s greeting with a $ar%on ne"tral anno"n$ement= In >??C) with the hel/ of o"r s"staina%ilit /artners Ameri$an Forests) +l"ma$ has a$hieve# its New!ear7s resol"tion of %e$om8 ing a Car%on Ne"tral $om/an . In the last ear) as /art of o"r on8 going $ommitment to the environment) ED)??? trees were /lante# in forests thro"gho"t Oregon an# California. These trees will oMset the entire amo"nt of $ar%on #io0i#e emissions generate# EA % all of o"r oS$es) o"r /ro;e$ts an# em/lo ees. In a##ition) to f"rther its $ommitment to %eing $ar%on ne"tral) the $om8 /an sa s that it will= W P"r$hase an# o/erate h %ri# vehi$les for $om/an $ars. W S"%si#iOe /"%li$ trans/ortation for all em/lo ees. W 2se Fle0 Cars Grentals % the ho"rH for lo$al meetings an# short tri/s. W +reen the $om/an 7s oS$es in Portlan# an# San Fran$is$o with Silver *EED CertiR$ation. W ("il# a new oS$e in California to a$hieve Platin"m *EED CertiR$a8 tion. Ever $om/an ) non8/roRt an# government agen$ $an ta&e similar ste/s to %e$ome $ar%on ne"tral in their o/erations) as $an #esign Rrms in their /ro;e$ts7 environmental foot/rints. *arger organiOations $an %" $ar%on oMsets for their a$tivities from a variet of free8mar&et $ar%on e0$hanges) % Rnan$ing a$tivities that re#"$e the /ro#"$tion of $ar%on #io0i#e an# other greenho"se gases s"$h as ,FC8>K) a % 8/ro#"$t of ,FC8>> refriger8 ant /ro#"$tion. A$$or#ing to the .orl# (an&) the $ar%on8$re#it mar&et was val"e# at Z>E.D %illion for the Rrst three F"arters of >??C) a%o"t #o"%le the val"e for all of >??D. >? The %iggest so"r$e of $ar%on $re#its at /resent is China) the se$on#8largest energ "ser on the /lanet) with a lot of ineS8 $ient ol#er /ower an# $hemi$al /lants. 2n#er the $"rrent r"les) onl $hemi$al fa$tories o/erating /rior to >??E F"alif to sell $ar%on $re#its for the #estr"$tion of ,FC8>K.
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+oing $ar%on ne"tral ma still %e /ro%lemati$ for some) owing to e08 /resse# $on$erns over whether all the mone %eing s/ent a$t"all goes to a "sef"l /"r/ose) %"t it is gaining $"rren$ as the ne0t logi$al ste/ for in#i8 vi#"als an# $om/anies to ta&e a$tion against glo%al warming % oMsetting their $ar%on #io0i#e emissions. >E

Carpet
Ever one &nows new $ar/et smell) %e$a"se it lingers for wee&s or even months after $ar/eting is installe#. I ha# that e0/erien$e re$entl in re$ar8 /eting /art of m home in T"$son. Des/ite m eMorts to Rn# lo!,$-& Gvolatile organi$ $om/o"n#sH $ar/ets from lo$al retailers) I was "ns"$$ess8 f"l) an# I ;"st ha# to live with the smell "ntil it #issi/ate#. This #rove m wife n"ts %e$a"se she has m"lti/le $hemi$al sensitivities an# is $onse8 F"entl ver allergi$ to an $hemi$al o#ors. So we ;"st o/ene# the win8 #ows an# aire# o"t the ho"se for a long time. In the $ommer$ial arena) however) the sit"ation is F"ite #iMerent. -ost ma;or man"fa$t"rers of $ommer$ial $ar/eting have agree# to meet the *EED stan#ar# for +reen *a%el Pl"s) as #eRne# % the testing an# /ro#"$t reF"irements of the Car/et an# R"g Instit"te. Car/et %a$&ing has to meet the +reen *a%el stan#ar#. .hat #oes this meanN Te$hni$all ) it means that the oM8gassing of VOCs from $ar/et a#hesive) for e0am/le) is limite# to less than D? grams /er liter) "n#er stan#ar# test $on#itions. Pra$ti$all ) it means an en# to the new $ar/et smell that %others a signiR8 $ant minorit of /eo/le in oS$es) li%raries) /"%li$ fa$ilities an# s$hools.

Shaw Contra$t +ro"/7s new E$o.or0 Performan$e (roa#loom Car/et.

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The goo# news is that most of the ma;or $ar/et man"fa$t"rers s"/8 /ort these stan#ar#s) at least for the $ommer$ial mar&et. The are F"ite $om/etitiveT no one wants to have another $om/an get an e#ge in the mar&et/la$e. In this sit"ation the /rivate se$tor is wor&ing as it sho"l# ' innovation is ra/i#) new /ro#"$ts are rolle# o"t ever ear an# the e$olog8 i$al foot/rint of the in#"str is lower than it wo"l# %e otherwise. (roa#loom $ar/et ma&es "/ a%o"t @?L of the $ommer$ial Uooring mar&et. In >??@ Shaw Contra$t +ro"/ la"n$he# *%o)or. Performan%e Broadloom ) $laime# to %e the $ommer$ial $ar/et in#"str 7s Rrst f"ll s"staina%le $ra#le8to8$ra#le $ar/et %a$&ing for %roa#loom. The /ro#"$t in$or/orates $om/onents #esigne# to ma0imiOe /erforman$e an# re$ 8 $la%ilit . (e$a"se of this a//roa$h) the $ar/et $an %e easil generate#) #e8 >> $onstr"$te# an# regenerate# thro"gh a Rve8ste/ #issol"tion /ro$ess.

Certi.ication
One of the most $ommon F"estions I hear as&e# a%o"t green %"il#ings is= If we7re alrea# #oing the 5right thing)6 wh sho"l# we %other to $ertif a /ro;e$t an# in$"r e0tra $ostsN The %asi$ answer is= If o" #on7t go thro"gh the #o$"mentation an# $ertiR$ation /ro$ess) how #o o" &now what o" a$t"all #i#N CertiR$ation /rovi#es a re$ogniOe# thir#8/art veriR$ation of a$hievement. It ma s"r/rise /eo/le o"tsi#e the #esign an# $onstr"$8 tion in#"str ) %"t when a %"il#ing is Rnishe# an# o$$"/ie#) almost no one has a #eRnitive i#ea of what went into the %"il#ing an# if all the s stems are a$t"all going to wor&9 Imagine a ZK? million movie /ro#"$tion going forwar# witho"t someone Rnall res/onsi%le for what goes on the s$reen. The /ro$ess of $ertiR$ation starts with the initial #esign meetings) where the goals of a /ro;e$t are reviewe# an# ma//e# against the *EED eval"ation s stem. .hen #esign is Rnishe# an# a /ro;e$t goes o"t for $on8 tra$tor %i#) then the #esign as/e$ts of the /ro;e$t $an %e reviewe# % the 2S+(C) an# the $ertiR$ation /ro$ess %egins in earnest) as the ar$hite$ts an# engineers %egin Rlling o"t the *EED information tem/lates. CertiR$ation has m"lti/le val"es %"t is essentiall a F"alit ass"ran$e an# /erforman$e veriR$ation /ro$ess. Re$entl someone $alle# me a%o"t a /"%li$ /ro;e$t in Alas&a. Their %"il#ing $ommittee $hair sai# he was s"re that the ha# #one a goo# ;o% of s"staina%le #esign an# #i#n7t see wh s/en#ing the mone for a formal $er tiR$ation was ne$essar . .hen I hear#
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this) m res/onse was= S"staina%le #esign) o" sa ) %"t against whi$h met8 ri$sN ,ow #o o" &now it7s a green %"il#ing if it #oesn7t meas"re "/ to an a$$e/te# stan#ar# s"$h as *EEDN ,ow will o" /rove to a s&e/ti$al /"%li$ it7s a green %"il#ing if no one has a $lear #eRnition of what this term means) or a res/onsi%le thir#8/art attests to the a$hievementN If o"7re a /"%li$ agen$ ) $or/oration) #evelo/er or non8/roRt) o" li&el have sta&ehol#ers who $are #ee/l a%o"t o"r $ommitment to s"s8 taina%ilit an# re#"$ing the $ar%on foot/rint of o"r %"il#ings. The want to &now that o"7re #oing the right thing) an# o%taining *EED $ertiR$a8 tion of o"r new %"il#ing is one wa to $onvin$e them of it. Otherwise) o"r $laims are s"s/e$t. The li&elihoo# of %eing a$$"se# of greenwashing is m"$h smaller) an# the $re#i%ilit of the $laims for greenness is m"$h more %elieva%le if a /ro;e$t is $er tiRe#. From a mar&eting an# /"%li$ rela8 tions /oint of view) thir#8/art $ertiR$ation % a re$ogniOe# organiOation s"$h as the 2S+(C has enormo"s $re#i%ilit with the /"%li$ an# the /ress. CertiR$ations $an also trigger ta0 %eneRts in a n"m%er of states) an# the *EED8reF"ire# energ 8"se mo#eling an# %"il#ing $ommissioning have imme#iate /a oMs in eval"ating #esign #e$isions an# in ens"ring that all energ 8"sing s stems a$t"all tal& to ea$h other when the %"il#ing is o/erating. CertiR$ation has a $ost) t /i$all ZD?)??? to ZE??)??? or more) if o" $o"nt energ mo#eling an# %"il#ing $ommissioning) whi$h sho"l# %e #one for an F"alit %"il#ing. For a reall small %"il#ing) that $ost $an %e %"r#ensome) %"t for larger /ro;e$ts it7s well within the $ontin8 gen$ %"#get.

Certi.ied 2ood Pr oducts

CertiRe# woo# /ro#"$ts are those ma#e from l"m%er harveste# in a s"s8 taina%le manner an# $ertiRe# % a relia%le thir# /art . The $ertif ing gro"/s most a$tive at this time are the Forest Stewar#shi/ Co"n$il GFSCH) S"staina%le Forestr Initiative GSFIH an# the Cana#ian Stan#ar#s Asso$ia8 tion GCSAH. The *EED rating s stem onl awar#s /oints for FSC8$ertiRe# woo#) /artl for histori$al reasons an# /artl %e$a"se it is the most rigor8 o"s thir#8/art rating s stem. ,owever) +reen +lo%es an# the National Asso$iation of ,ome%"il#ers GNA,(H +reen ,ome ("il#ing +"i#elines also re$ogniOe the SFI an# CSA s stems. As a /ra$ti$al matter) most of the tim%er harveste# in the 2S $omes from /"%li$ lan#s an# is not $ertiRe# to
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(ain%ri#geIslan#) .ashington) Cit ,all) feat"res FSC8$ertifie# Collins.oo# hem8fir an# /on#erosa /ine from Collins Pine Com8 /an 7s forest in Chester) California.

an stan#ar#. Among $ertiR$ations) t /i$all from /rivate woo#lan#s) FSC has a%o"t >DL of the mar&et Gat the %eginning of >??@H an# SFI a%o"t @DL.>K CertiRe# woo# /ro#"$ts all $arr a 5$hain of $"sto# 6 $ertiR$ate that tra$&s the l"m%er from the forest to the en#8"ser. *EED8$ertiRe# /ro;e$ts m"st "se $ertiRe# woo# /ro#"$ts for D?L of the val"e of all /ermanent woo#8%ase# materials in a %"il#ing) in$l"#ing Uooring) #imensional l"m8 %er G>8% 8Js an# the li&eH) s"%Uooring) roof #e$&s) /aneling) #oor $ores an# $a%inetr . Softwoo#) t /i$all "se# for str"$t"ral /"r/oses) $arries lit8 tle $ost /remi"m) while har#woo#) "sing in Rnishe# $ar/entr s"$h as $a%inets an# f"rnit"re) still $arries some $ost /remi"m) often #e/en#ing on whether the seller is verti$all integrate# Gowns their own woo#lan#s) mills) et$.H or not.
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One ver interesting #evelo/ment in the /ast few ears has %een the growth of "n#erwater salvage logging from tho"san#s of reservoirs aro"n# the worl# that have #ea# %"t "sa%le trees. Thin& of a reservoir as a #rowne# valle ) an# o"7ll a//re$iate the %ea"t of the $on$e/t. A Cana8 #ian $om/an ) Triton *ogging) has #evelo/e# a "niF"e) remote8$ontrolle# s"%mersi%le logging ma$hine G#"%%e# the SawRsh[H to #o the tri$& an# to Uoat the logs to the s"rfa$e. Triton *ogging e0/e$ts its Smar t.oo# Re8 #is$overe# $ertiRe# G% the Rainforest Allian$eH salvage l"m%er to %e wi#el "se# in green %"il#ing /ro;e$ts) sin$e it $an %e harveste# a%o"t >?L $hea/er) with a m"$h smaller environmental foot/rint) than stan#ing tim8 %er in a forest.

Charrettes and 'co3charrettes

&harrette is Fren$h for a 5small $art6T a $harrette was "se# to trans/ort /eo/le to the g"illotine #"ring the Fren$h Revol"tionT later in the EA th $en8 t"r ) ar$hite$t"re st"#ents at fame# *7:$ole #es (ea"08Arts in Paris ro#e in horse8#rawn $harrettes to their Rnal e0aminations) $l"t$hing their #rawings) all Rnishe# at the last min"te. From this ina"s/i$io"s %eginning) ar$hite$ts %egan to treat a $harrette as an intensive #esign e0er$ise) in whi$h /ro;e$t /arti$i/ants wor& together for a #a or more "ntil a #esign has %een wor&e# o"t or at least "ntil areas for f"rther st"# are $learl as8 signe# to ea$h /arti$i/ant. To m &nowle#ge) the so8$alle# e$o8$harrette was Rrst name# in the late EAA?s % Nathan +oo#) an ar$hite$t in Salem) Oregon) to #enote a fo$"s on the s"staina%le #esign as/e$ts of a /ro;e$t. Charrettes are fa$ili8 tate# sessions that "tiliOe the s&ills of all /arti$i/ants to arrive F"i$&l at ma;or #esign #e$isions) with f"ll re$ognition of all the /otential intera$8 tions of green %"il#ing meas"res with %"il#ing reF"irements. The /"r8 /ose of an e$o8$harrette is to e0/lore the &e green %"il#ing an# green #e8 velo/ment as/e$ts of a /ro;e$t before an im/ortant #esign #e$isions are set in stone. T /i$all it o$$"rs earl in the s$hemati$ #esign /ro$ess Gsee the se$tion on Integrate# DesignH. In m own e0/erien$e) e$o8$harrettes $an hel/ #is$over "ne0/e$te# s nergies %etween #is/arate #esign items. In one /ro;e$t) the engineers #e8 $i#e# to as& if the $o"l# /"t a ra#iant heating s stem in the $on$rete Uoor sla% of a large atri"m. As a res"lt) the were a%le to /rovi#e %oth s"//le8
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Cons"ltant Ral/h Dinola of +reen ("il#ing Servi$es) Portlan#) Oregon) $on#"$ts an e$o8$harrette.

mental heating an# $ooling from the t"%ing /la$e# in the Uoor near the to/ of the $on$rete. The a##itional $ost of a##e# $on$rete an# t"%ing was minor) far less than the mone save# % re#"$ing the ,VAC s stem siOe. Along with an e$o8$harrette) whi$h often involves fairl #etaile# an# te$hni$al #is$"ssions of #esign alternatives) I have often fo"n# it "sef"l to have a visioning or goal8setting session with &e #e$ision8ma&ers who will not %e involve# with the more te$hni$al as/e$ts of the /ro;e$t. These ses8 sions sho"l# involve re/resentatives from the o$$"/ants of the %"il#ing) along with 5C8level6 e0e$"tives GCEO) COO an# CFOH who will have to a//rove the e0/en#it"res for the green %"il#ing $ertiR$ation.

Co,.ort
,"man $omfort /la s a ma;or role in /ro#"$tivit . If /eo/le are too hot or too $ol#) some of the mental energ that sho"l# go to /ro#"$tive wor& gets #iverte# into Rg"ring o"t how to $ool oM or warm "/. The /rimar
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environmental #eterminants of h"man $omfort in$l"#e air tem/erat"re) ra#iant s"rfa$e tem/erat"re) air velo$it an# relative h"mi#it . 2ltimatel ) $omfort is #eRne# % *EED as 5a $on#ition of min# e0/erien$e# % %"il#8 >J ing o$$"/ants e0/ressing satisfa$tion with the thermal environment.6 From an engineer7s /ers/e$tive) the t /e of $lothing worn also in8 U"en$es $omfort. .ear a wool s"it on a s"mmer #a ) an# o" ;"st won7t feel as $omforta%le in the air8$on#itione# oS$e as o" wo"l# with a short8 sleeve# shirt. An#) of $o"rse) men an# women) o"ng an# ol#) thin an# fat) all feel #iMerentl in terms of $omfort. ,ow m"$h o" move aro"n# on the ;o% also /la s a roleT sitting in front of a $om/"ter all #a will li&el ma&e o" more sensitive to tem/erat"re swings. Stan#ar#s of $omfort as s/e$iRe# % the Ameri$an So$iet for ,eat8 ing) Refrigeration an# Air8$on#itioning Engineers GAS,RAEH in$l"#e $onsi#eration of %oth tem/erat"re an# relative h"mi#it . -ost me$hani8 $al engineers learn how to #esign ventilation an# s/a$e8$on#itioning s s8 tems "sing AS,RAE metho#s an# g"i#elines. Sin$e >??D AS,RAE) AIA an# the 2S+(C have teame# "/ to %egin integrating their stan#ar#s to re8 #"$e energ "se an# im/rove $omfort in %"il#ings. The *EED rating s stem re$ogniOes that h"man $omfort /la s a sig8 niR$ant role in /ro#"$tivit an# health in %"il#ings) so it gives a /oint for maintaining esta%lishe# $omfort stan#ar#s thro"gho"t the ear. In some $ol#er northern $limates) %"il#ings nee# to a## h"mi#it #"ring winter to gain $omfort) sin$e o"t#oor $ol# air ten#s to %e ver #r . In hot) h"mi# $limates s"$h as the So"theast 2S) moist"re nee#s to %e ta&en o"t of the air almost ear8ro"n# sin$e high h"mi#it even in mil# weather $an %e "n$omforta%le in $lose# s/a$es. .arm s"mmer afternoons $an %e /arti$8 "larl $hallenging for air $on#itioning if the ar$hite$t"ral #esign #oesn7t /rovi#e e0ternal sha#ing on so"th8 an# west8fa$ing walls an# win#ows. Then it7s almost im/ossi%le to /revent a %"il#ing from overheating in the late afternoon. Nat"ral ventilation s stems are another a//roa$h to /rovi#ing $om8 fort an# fresh air. If a %"il#ing is #esigne# to $ir$"late air nat"rall from o"t#oors to in#oors) an# then to /rovi#e a 5sta$&8eMe$t6 e0iting /ath) where the heate# air) rising nat"rall ) e0its the %"il#ing near the roof) sometimes thro"gh an atri"m or stairwell) it $an %e $omforta%le even if tem/erat"res are a %it $ooler or hotter than normal. Thin& of o"r own e0/erien$e on a warm s/ring #a when o" $an feel the o"t#oor air mov8 ing thro"gh the %"il#ing. The sensor e0/erien$e of the slowl moving air) fresh from o"t#oors) overwhelms an feelings of #is$omfort %e$a"se of slightl higher or lower tem/erat"re than normal.

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Co,,issioning
("il#ing $ommissioning is a high8val"e8a##e# a$tivit that is "n&nown o"tsi#e the %"il#ing in#"str . Thin& of a shi/T when $onstr"$tion is Rn8 ishe#) it7s time for sea trials. *ong %efore a vessel sets o"t on a mission or vo age) all &e s stems are teste# in $almer waters to ma&e s"re ever thing is wor&ing as #esigne#. This in$l"#es /ro/"lsion) navigation an# safet eF"i/ment. Now $onsi#er a mo#ern high8rise %"il#ing) whi$h is ever %it as $om8 /le0 as a shi/. It7s e0/e$te# to /erform well for #e$a#es) s"//orting all t /es of o$$"/an$ an# en#"ring %oth normal an# e0treme weather events) in$l"#ing torrential rains) high win#s) torna#oes) Uoo#s an# h"rri8 $anes) an# to %e safe for its o$$"/ants in the event of Rre or earthF"a&e. Sho"l#n7t this %"il#ing %e $ommissione# ;"st as a shi/ wo"l# %eN Pose# this wa ) the answer is o%vio"s. In the /ast #e$a#e) the /ra$ti$e of $ommissioning for larger %"il#ings has %e$ome an a$$e/te# /ra$ti$e. The *EED s stem reF"ires that ever /ro;e$t %e $ommissione# a$$or#ing to $ertain stan#ar# /ro$e#"res. The goal is to test all energ 8"sing an# life8 safet s stems in a$t"al %"il#ing o/eration an# to wor& o"t all the &in&s %efore o$$"/an$ . -ore than E>? resear$h st"#ies have shown that energ savings in$rease E?L to EDL when a %"il#ing is $ommissione#. > D In energ savings alone) $ommissioning /a s for itself in less than Rve earsT when other non8monetar G%"t realH %eneRts are in$l"#e#) the ret"rn is t /i$all less than one ear. The $ost of $ommissioning is relativel minor $om/are# with the %eneRts. In larger /ro;e$ts) the $ost might range from Z?.J? to ZE.?? /er sF"are foot) less than EL of %"il#ing $osts. The &e to the /ro$ess is to get e0/erien$e# $ommissioning agents on %oar# #"ring the #esign /hase so that the $an "n#erstan# an# hel/ $larif the owner7s /ro;e$t reF"ire8 ments an# the engineer7s %asis of #esign. In this wa the $ommissioning agent "n#erstan#s the /ro;e$t7s goals) s stems an# /erforman$e reF"ire8 ments %efore testing %egins. A t /i$al $ommissioning a$tivit involves $reating a /lanT writing $ommissioning reF"irements into the /ro;e$t s/e$iR$ationsT engaging the s"%$ontra$tors #"ring $onstr"$tion ' es/e$iall me$hani$al) ele$tri$al an# $ontrols $ontra$tors ' to assist with testingT R0ing an /ro%lems en8 $o"ntere# with s stem o/erationsT an# $onRrming that o/erators have %een traine# to &ee/ the %"il#ing r"nning o/timall .

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Some /ro;e$ts also /rovi#e enhan$e# $ommissioning) in$l"#ing hav8 ing a $om/letel in#e/en#ent $ommissioning agent re/orting #ire$tl to the %"il#ing owner Gsome /eo/le thin& this /rovi#es a more o%;e$tive loo& at the /ro;e$t f"n$tioningH) e0amining #esign #o$"ments well %efore $on8 str"$tion starts) an# $oming %a$& near the en# of the warrant /erio# Gt /i$all a earH to e0amine the %"il#ing /erforman$e an# $orre$t an #eR$ien$ies. Enhan$e# $ommissioning also reF"ires someone to /re/are a re8$ommissioning man"al for later "se) sin$e $ommissioning is %est re8 gar#e# as a $ontin"o"s a$tivit over the lifetime of a %"il#ing.

Controllability o. 4yste,s
Another as/e$t of $omfort is the #egree of $ontrol o" have over o"r s"r8 ro"n#ings) /arti$"larl lighting) air Uow an# tem/erat"re. 2n#erUoor air s stems $om%ine# with tas& lighting ten# to /rovi#e the highest levels of $ontrol) an# there are even s stems that ta&e a#vantage of this fa$t to $raft /ersonal environments that allow "sers to $ontrol am%ient noise levels) along with these three varia%les. ("il#ings with o/era%le win#ows $an also /rovi#e "ser $ontrol) whi$h heightens /er$eive# $omfort. -e$hani$al engineers ten# to strongl #is8 li&e o/era%le win#ows) %e$a"se the ma&e it #iS$"lt to $ontrol air /res8 s"res an# reF"ire more Oones on ea$h Uoor. Of $o"rse) %"il#ing ,VAC s s8 tems nee# to %e sh"t oM in Oones where the win#ows are o/en. In tall %"il#ings) a strong win# $an $ome in the "//er8Uoor win#ows) so o$$"8 /ants m"st &ee/ /a/ers an# other %elongings from %lowing aro"n#. In North Ameri$a we are ;"st %eginning to see o/era%le win#ows. In man E"ro/ean $o"ntries a$$"stome# to letting nat"re /rovi#e the $omfort) the are $ommon/la$e. In >??> I visite# a new green %"il#ing) the Telenor hea#F"arters in Oslo) owne# % Norwa 7s state8owne# tele/hone $om/an . There em/lo 8 ees wor& in K?8/erson tas& gro"/s "n#er one manager. .hen I as&e# who #etermines when to o/en the win#ows) the to"r lea#er answere#) 5The manager.6 In the 2S I7# wager it wo"l# %e easier an# less $ontentio"s to have these #e$isions ma#e im/ersonall % the %"il#ing a"tomation) in8 stea# of % a manager. An earl *EED Platin"m8rate# %"il#ing) the Chesa/ea&e (a Fo"n#a8 tion oS$es in Anna/olis) -ar lan#) /rovi#e# one wa to solve this /ro%8
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Johnson Controls Personal Environments allow"ser $ontrol of &e $omfort varia%les.

lem. .hen I visite# this %"il#ing in >??E) I was $"rio"s a%o"t the o/era%le win#ows. I fo"n# that the #esigners ha# ma#e the #e$ision im/ersonal= whenever tem/erat"re an# h"mi#it $on#itions were favora%le) a green light $ame on) an# the J? or so o$$"/ants r"she# to the win#ows to o/en them. The Fo"n#ation was an environmental non /roRt) so o" might thin& that the wante# to %e more involve# with the %"il#ing an# more in to"$h with the o"t#oors) %"t I #on7t thin& the are at all "niF"e. A #e8 velo/er in Portlan# tol# me that a /rime selling /oint for a new *EED8 $ertiRe# oS$e s/a$e) lease# to a ma;or law Rrm) was that it ha# o/era%le win#ows.

Construction Practices
.ith all the fo$"s on the role of ar$hite$ts an# engineers in $reating s"s8 taina%le #esigns) it7s eas to overloo& the vital role /la e# % the $onstr"$8 tion team in green %"il#ing a$hievements. Contra$tors have the e0/ertise
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to translate #esigns into Rnishe# %"il#ingsT often) the are instr"mental in s"ggesting %etter wa s to a$$om/lish a goal that the #esign team #i#n7t $onsi#er. Earl involvement of general $ontra$tors is vital to integrate# #e8 sign eMortsT the $an oMer earl /ri$ing of #esign alternatives an# $ons"lt on the $onstr"$ta%ilit of new a//roa$hes. In green %"il#ing) $ontra$tors are s/e$iR$all tas&e# with /oll"tion /revention) eliminating r"noM of se#iment from $onstr"$tion sites thro"gh s"$h /ra$ti$es as silt fen$ing Gthe %la$& /lasti$ or $loth mesh o" see at most well8r"n $onstr"$tion sitesH) see#ing an# m"l$hing) se#iment tra/s an# %asins) along with earthen #i&es. *EED awar#s /oints for Rve ma;or inU"en$es of $onstr"$tion on environmental F"alit = W Re#"$tion of site im/a$ts from $onstr"$tion staging % &ee/ing all eF"i/ment an# soil #ist"r%an$e within s/e$iRe# limits to avoi# soil $om/a$tion. W Constr"$tion waste re$ $ling of at least D?L of materials) with e0tra /oints awar#e# for @DL an# ADL waste #iversion. This not onl &ee/s materials o"t of lan#Rlls %"t re$overs val"a%le /ro#"$ts for re$ $ling. In most "r%an areas) $ontra$tors are #is$overing the $an re$ $le or re$over more than A?L of $onstr"$tion waste an# that this is e$o8 nomi$all %eneR$ial for them) given the high $osts of lan#Rlling. Re$ $ling s"$h items as $ar#%oar#) metal) %ri$&) a$o"sti$ $eiling tile) $on$rete) /lasti$) $lean woo#) glass) g /s"m wall%oar# Gsheet ro$&H) $ar/et an# ins"lation is s"r/risingl sim/le. On tight $onstr"$tion sites) in some $ities) wastes $an %e $o8mingle# in a single #"m/ster an# sorte# oMsite at a lo$al re$ $ling $enter. W In#oor air8F"alit maintenan$e #"ring $onstr"$tion thro"gh %est /ra$ti$es s"$h as &ee/ing #"$twor&) $ar/ets an# other a%sor/tive s"r8 fa$es $overe# an# o"t of the weather an# #"st8free. W In#oor air8F"alit ass"ran$e %efore o$$"/an$ % $on#"$ting a two8 wee& %"il#ing U"sh8o"t with E??L o"tsi#e air an# $hanging all Rlters %efore o$$"/an$ ) or % $on#"$ting a test of &e in#oor air8F"alit $ontaminants to ma&e s"re the are %elow threshol# levels for health eMe$ts. W -onitoring the a$tivities of s"%$ontra$tors to ma&e s"re that s/e$i8 Re# low8VOC /aints an# $oatings) a#hesives an# sealants are a$t"all "se# on the /ro;e$t witho"t s"%stit"tion. Contra$tors #o$"ment their %est /ra$ti$es as /art of the *EED $ertiR$a8 tion /ro$ess. .itho"t their a$tive an# often $reative $oo/eration) *EED /ro;e$ts wo"l# not %e s"$$essf"l. T"rner Constr"$tion) the largest $om8 mer$ial %"il#er in the 2S) e0/e$ts to a$hieve a goal of D?L waste #iversion
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in E??L of their /ro;e$ts % the en# of >??@) #es/ite the #iS$"lties of wor&ing in man $ities witho"t a$tive re$ $ling /rograms or Rnan$ial in8 $entives s"$h as high lan#Rll fees. >C

Cool %oo.s
A//ro0imatel ZJ? %illion is s/ent ann"all in the 2nite# States to $ool %"il#ings) one8si0th of all energ $ons"me# ann"all . (la$& an# #ar&8 $olore# rooRng materials $an #ramati$all in$rease a %"il#ing7s $ooling loa#. Energ 8eS$ient rooRng s stems) also $alle# $ool roofs) $an re#"$e roof tem/erat"re % as m"$h as E??]F #"ring the s"mmer) an# there% re8 #"$e the %"il#ing7s energ reF"irements for air $on#itioning. Cool roofs reUe$t the s"n7s ra#iant energ %efore it /enetrates the interior of the %"il#ing. >@ In fa$t) &ee/ing the %"il#ing roof $ool hel/s re#"$e the "r%an heat8islan# eMe$t) in whi$h $ities are mar&e#l GJ^F to B^FH warmer than the s"rro"n#ing $o"ntr si#e) lea#ing to greater "se of energ for s"mmer8 time air $on#itioning. Cool roofs /rovi#e a n"m%er of /otential imme#iate an# long8term %eneRts to %"il#ing owners) in$l"#ing lower "tilit %ills for air $on#ition8

Cooling energ savings% $ool roofs. Savings range from JL to a%o"t B?L in a variet of st"#ies an# environments.

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ing) smaller air $on#itioning s stems) lower roof maintenan$e $osts an# longer roof life. Cool roofs hel/ to meet energ 8eS$ien$ goals in %"il#ing $o#es an# hel/ a##ress a $omm"nit 7s heat8islan# eMe$ts. Cool roofs are >B Designers) %"il#ers) $ertiRe# % the Cool Roof Rating Co"n$il GCRRCH. $ons"ltants an# owners are showing in$reasing awareness of how the ra8 #iative /ro/erties of roofs $ontri%"te to %"il#ings7 thermal /erforman$e. The CRRC re$ogniOes onl rooRng8/ro#"$t ra#iative8/ro/ert tests /er8 forme# % in#e/en#ent la%oratories. The *EED rating s stem gives one $re#it /oint to $ool roofs that $over at least @DL of a roof s"rfa$e an# have a Solar ReUe$tan$e In#e0 GSRIH of at least @B for a low8slo/e# roof an# >A for a stee/8slo/e# roof. The SRI meas8 "res the roof s"rfa$e7s a%ilit to reUe$t solar heat. A stan#ar# white roof GB?L reUe$tiveH has an SRI of E??) while a stan#ar# %la$& roof has an SRI of ?. These $riteria $losel mirror that for an ENER+! STAR8rate# roof. ENER+! STAR8F"aliRe# reUe$tive roof /ro#"$ts $an re#"$e /ea& $ooling #eman# % E?L to EDL an# $an re#"$e %"il#ing energ "se % "/ to D?L. >A

Costs o. !reen "uildings

As we showe# earlier) a main %arrier to im/lementing green %"il#ings has %een the /er$eive# $ost in$reases for green meas"res. It is tr"e that man of the earlier green /ro;e$ts in the >??? to >??D /erio# were more $ostl . This is largel %e$a"se the transition to new metho#s of #esign an# $on8 str"$tion involves a lot of so$ial learning that is a$$om/anie# % $onstr"$8 tion mista&es) /oor #esigns) "n/roven new /ro#"$ts an# a m ria# of rea8 sons lea#ing to e0tra $osts. ( >??D an# es/e$iall in >??C) however) man #esign an# $onstr"$tion teams ha# #one eno"gh green /ro;e$ts to start lowering $osts to more $onventional levels. In >??C the #evelo/er of a large *EED Platin"m /ro;e$t in Portlan# ' a ver $om/le0) JE>)???8sF"are8foot) mi0e#8"se me#i$al fa$ilit ' re8 /orte# a $ost /remi"m Gnet of lo$al) state an# fe#eral in$entivesH of a%o"t EL on a ZEJD million /ro;e$t. K? Now) this #evelo/er ha# #esigne# an# %"ilt K? /rior *EED /ro;e$ts an# "se# a ver e0/erien$e# ar$hite$t an# engi8 neering team) alrea# well8verse# in green %"il#ing metho#s. ("t their s"$$ess #oes /oint to the fa$t that f"t"re green %"il#ings $an %e %"ilt with8 o"t an initial $ost /remi"m) on$e #esign an# $onstr"$tion teams garner eno"gh e0/erien$e.
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.hat #etermines the $ost of a green %"il#ingN W First an# foremost) it #e/en#s on what the #esign team an# owner are tr ing to a$hieve. If it7s a *EED Platin"m %"il#ing) the most li&el will "se green roofs an# /hotovoltai$s) two e0/ensive a##itions to a /ro;e$t that ma not %e in$l"#e# in a *EED Silver or /ossi%l even a *EED +ol# /ro;e$t. W Se$on#) it #e/en#s how earl in the /ro$ess the /ro;e$t #e$i#es to /"r8 s"e s"staina%le #esign an# $onstr"$tion. As we show in the se$tion on integrate# #esign) it7s %est if that #e$ision is ma#e as earl as /ossi%le) even #"ring the site sele$tion /ro$ess) so that a %"il#ing $an %e /ro/8 erl oriente#) with a re$tang"lar sha/e that allows for goo# #a light8 ing an# eS$ient /assive solar #esign meas"res. W Thir#) it #e/en#s still on the e0/erien$e of the #esign an# $onstr"$8 tion team with green %"il#ingsT the more e0/erien$e) the less the $ost /remi"m %ase# on %oth fear of the "n&nown an# la$& of &nowle#ge a%o"t so"r$ing green /ro#"$ts) for e0am/le. *ess8e0/erien$e# teams often "se green %"il#ing $ons"ltants to hel/ them o"t with their Rrst /ro;e$t) to a$$elerate the learning $"rve. Integrate# #esign often lea#s to $reative sol"tions that allow teams to 5t"nnel thro"gh the $ost %arrier6 an# #esign a more energ 8eS$ient %"il#ing at a lower initial $ost. KE T /i$all ) this is #one % having the ar$hi8 te$t"re #o some of the wor& of $"tting energ "se) as well as heating an# $ooling a %"il#ing with #a lighting) sha#ing #evi$es) highl eS$ient win8 #ows) orientation an# heav mass $onstr"$tion. +reen %"il#ings $an also $"t other /ro;e$t $osts % saving on infrastr"$t"re investments an# $on8 ne$tion $harges for storm #rainage an# sewage $onne$tions thro"gh total water s stem management. Often) % thin&ing strategi$all in the Rrst K? #a s of a /ro;e$t) o" $an inU"en$e CDL of total $osts % assessing a %roa#er range of o/tions) ma&ing $hoi$es among &e $ost #rivers an# hav8 ing a $lear vision of res"lts. This /"ts a /remi"m on thin&ing Gvs. #oingH) a $on$e/t that man Ameri$ans ma Rn# $hallenging. One of the most wi#el $ite# st"#ies of the $osts of green %"il#ings was #one % the international $ost8$ons"lting Rrm Davis *ang#on in >??J an# "/#ate# earl in >??@. 2sing their own /ro/rietar #ata%ase of a$t"al %"il#ing $osts) an# $om/aring JD *EED /ro;e$ts with AK other non8*EED /ro;e$ts) Davis *ang#on #is$overe# that green %"il#ing $osts Gfor three t /es of $ommon /ro;e$ts ' li%raries) a$a#emi$ $lassrooms an# la%orato8 riesH were statisti$all no #iMerent than $onventional %"il#ing $osts when normaliOe# for ear of $om/letion Gta&ing $ost inUation o"t of the anal 8 sisH an# lo$ation GreUe$ting the variation of %"il#ing $osts % lo$alit H.
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Their wor& showe# that the ma;or $ost #river is the %"il#ing /rogram) that is) what the %"il#ing is #esigne# to a$hieve. A sim/le %ran$h li%rar in the s"%"r%s might %e fairl $hea/ to $onstr"$t) %"t a #owntown main li%rar will li&el %e m"$h more $ostl ) on a #ollars8/er8sF"are8foot %asis.!o" $an Rn# a large %ig8$it #owntown li%rar % a name ar$hite$t that $osts ZD?? /er sF"are foot) as well as one that serves the same f"n$tion an# $osts onl Z>K? /er sF"are foot. The Rg"re %elow shows the res"lts of the most re$ent Davis *ang#on st"# for am%"lator $are fa$ilities Gone of Rve $ategories with eno"gh K> The >??@ "/#ate in$l"#e# #ata from whi$h to #raw Rrm $on$l"sionsH. a##itional /ro;e$t t /es an# more $ost #ata) all stan#ar#iOe# to Sa$ra8 mento) California) mi#8>??C $osts. The $on$l"sions of the st"# were "n8 $hange#= $ertiRe# green %"il#ings #on7t $ost an more than $onventional %"il#ings) on a /er8sF"are8foot %asis. .hat matters most= the %"il#ing7s #esign o%;e$tives.

Cost of am%"lator $are fa$ilities.) green vs. non8green.

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Cr adle3to3cradle Design
5Cra#le8to8$ra#le6 #esign was intro#"$e# in >??> % ar$hite$t .illiam -$Dono"gh an# $hemist Dr. -i$hael (ra"ngart as a metho# for eval"at8 ing /ro#"$ts that $o"l# %e safel "se# witho"t an harm to /eo/le or the environment) %ase# on &nown #ata. The eval"ation $riteria for /ro#"$ts in$l"#e material /ro/erties) s/e$iR$all to0i$it an# $ar$inogeni$it ) /er8 sisten$e an# to0i$it in the environment) an# "se of heav metalsT material re"se /otential) either in re$ $ling or $om/ostingT eS$ient or renewa%le energ "se) in$l"#ing "se of E??L solar in$ome in man"fa$t"ringT water "se) stormwater an# wastewater #is$harge in man"fa$t"ringT an# instit"t8 ing strategies for so$ial res/onsi%ilit as evi#en$e# % thir#8/art assess8 ments an# $ertiR$ations. KK (ase# on a %asi$ e$ologi$al $on$e/t that5waste is foo#6 an# the so"n# environmental /re$e/t that we sho"l# not %e $reating to0i$ materials that event"all win# "/ in the environment an# in o"r %o#ies) the $ra#le8to8 $ra#le i#ea see&s to get awa from the i#ea that we $an live in a throwawa so$iet forever) $reating tho"san#s of new single8/"r/ose $hemi$als with "n&nown health an# environmental eMe$ts. One of the earl s"$$esses of this eMor t was $reating a fa%ri$ for a $hair man"fa$t"rer that was #"ra%le an# attra$tive %"t that $o"l# %e $om/oste# at the en# of its "sef"l life. Another /ro#"$t #evelo/e# from this /oint of view is a $ommer$ial $ar/et s stem #esigne# not onl for s"staina%ilit in man"fa$t"ring an# "se) %"t also for re$ $ling all of its $om/onents. Another large $ar/et an# Uooring man"fa$t"rer) Interfa$e In$.) a m"lti8 %illion #ollar Greven"esH $om/an ) has %een on a ;o"rne to s"staina%ilit sin$e EAAD an# has $ommitte# to have Oero im/a$t on the environment % >?>?.KD *ea#ershi/ in reg"lating $hemi$als to re#"$e environmental an# h"man im/a$ts is generall fo"n# to#a in the E"ro/ean 2nion GE2H) re/resenting nearl D?? million $itiOens. At the %eginning of >??@) a new reg"lation title# REAC, Gregistration) eval"ation an# a"thoriOation of $hemi$alsH was a#o/te#) reF"iring registration an# sele$tive eval"ation of more than K?)??? e0isting $hemi$al s"%stan$es) as well as new ones. In terms of ele$troni$ wastes s"$h as $om/"ters) two #ire$tives a#o/te# in >??K reF"ire man"fa$t"rers to #is/ose of $ons"mers7 "se# ele$troni$ eF"i/ment free of $harge an# /rohi%it the e0/ort of haOar#o"s waste to #evelo/ing $o"ntries for #is/osal. KC

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In >??C two s$ientists arg"e#= In the EA@?s an# 7B?s) the 2nite# States eMe$tivel set man glo%al /ro#"$t stan#ar#s for $ons"mer an# environmental /rote$tion. To#a ) E"ro/e is /la ing this role) while 2S government an# in8 #"str o//ose the res"lting stan#ar#s in E"ro/e an# in interna8 tional arenas. Criti$s of the E"ro/ean 2nion7s /oli$ies estimate $osts in %illions of #ollars) while #efen#ers arg"e that an in8 $rease# $osts in$"rre# % man"fa$t"rers have /revio"sl %een %orne % $ons"mers) the environment an# waste $ontra$tors han#ling tho"san#s of to0i$ s"%stan$es. K@

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Daylighting
Da lighting is an as/e$t of green %"il#ing #esign that sho"l# %e "%iF"i8 to"sT witho"t a#eF"ate #a lighting) /eo/le will not /erform well an# will not %e health . For %"il#ing /lans) this im/lies a #esign that is no more than CC feet wi#e) front to %a$&) or a%o"t KK feet to a win#ow from an wor&station. This is a stan#ar# #esign reF"irement in man /la$es in E"8 ro/e) where /eo/le7s health is /la$e# %efore e$onomi$ eS$ien$ . *oo&e# at another wa ) a %"il#ing sho"l# %e oriente# so that the long a0is is east8 westT this allows for ma0im"m #a lighting) from %oth so"th8 an# north8 fa$ing win#ows. Da lighting7s %eneRts are imme#iatel a//arentT /eo/le see %etter an# feel %etter whenever there is nat"ral light for rea#ing an# wor&ing. +oo# #a lighting #esign $an em/lo s& lights) north8fa$ing win#ows on the roof) a $entral atri"m) light shelves to %o"n$e light into a s/a$e while sha#8 ing win#ows from the s"mmer s"n) an# other te$hniF"es. +oo# #a light8

Da lighting at 2niversit of Oregon) *illis ("siness S$hool) E"gene) Oregon) #esigne# % SR+ Ar$hite$ts.

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ing is alwa s in#ire$t) witho"t glare. Da lighting is "s"all $om%ine# with ele$tri$ lighting) so that there is a $onstant lighting level) t /i$all K? foot8 $an#les at the #es&to/) or there is tas& lighting /rovi#e# for ea$h wor&8 station. A$$or#ing to a re/ort from Carnegie -ellon 2niversit anal Oing #a lighting resear$h)5Eleven $ase st"#ies have shown that innovative #a 8 lighting s stems $an /a for themselves in less than one ear #"e to energ an# /ro#"$tivit %eneRts`the ROI Xret"rn on investmentY for #a light8 ing is over EBDL.6KB A California st"# of the im/a$t of #a lighting e0amine# @K stores of a $hain retailer) of whi$h >J ha# #a lighting. The res"lts= The val"e of the energ savings from #a lighting is far oversha#8 owe# % the val"e of the /re#i$te# in$rease in sales #"e to #a 8 lighting. The /roRt from in$rease# sales asso$iate# with #a light is worth at least EA times the energ savings.6 KA

Density
Re$entl I visite# the largest green home #evelo/ment in the $o"ntr ) Civano) in T"$son) AriOona. Starte# in the late EAA?s) it $onsists now of some C?? homesT #evelo/ers e0/e$t to event"all $onstr"$t E)D?? homes. The Civano #evelo/ment o/erates % a stri$t energ an# water $onser8 vation $o#e that $"ts ann"al %ills for ele$tri$it Gthin& hot) #r ) #esert8 $limate air $on#itioningH % D?L an# ann"al water "se % C?L) $om/are# J? Civano is also #enser with similar s"%"r%an #evelo/ments in the area. than most s"%"r%an #evelo/ments. It has a $omm"nit feel to it) res"lting from two /"%li$ swimming /ools) a $omm"nit $enter) several small %"si8 nesses Gin$l"#ing a won#erf"l n"rser H an# narrow streets that &ee/ #own the heat in s"mmer an# serve as traS$8$alming #evi$es. Densit as a s"s8 taina%le #esign virt"e re#"$es energ "se from a"tomo%iles an# allows for a more wal&a%le $omm"nit . Certain environmental %eneRts of #ensit are "nF"estiona%le. Some have even arg"e# that New !or&) es/e$iall -anhattan) is the greenest $it in the $o"ntr G$ertainl for /er $a/ita "se of energ an# gasolineH %e$a"se so man /eo/le ta&e /"%li$ transit) not onl to wor&) %"t for ever #a er8 ran#s) sho//ing an# leis"re a$tivities. - late father8in8law live# his entire
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a#"lt life in New !or& Cit . .ell into his A?s) after a $ar a$$i#ent for$e# him to give "/ #riving) he got along ;"st Rne % wal&ing) ta&ing the %"s or s"%wa ) o$$asionall hailing a $a% for $it travel or hiring a limo"sine for #a tri/s. *ots of New !or&ers #on7t own a $ar at all %e$a"se of all the $osts an# tro"%le of ownershi/. ,aving lots of high8rise resi#ential an# $ommer$ial %"il#ings is also energ eS$ient) %e$a"se the ratio of e0terior walls to total o$$"/ie# s/a$e is lower) re#"$ing the /otential for gaining or losing energ . On the %asis of ann"al energ 8"se /er sF"are foot of Uoor s/a$e) s"$h %"il#ings $an %e m"$h more energ eS$ient than a single8famil home or a low8rise oS$e or a/artment. The $an also s"//ort a F"aliRe# o/erations an# mainte8 nan$e staM) hel/ing to &ee/ eF"i/ment in goo# sha/e. The #raw%a$& to $ities is) of $o"rse) that the are largel #evoi# of na8 t"re. Imagine a New !or& Cit witho"t Central Par&) or an large $it witho"t /ar&s an# street trees. A##itionall ) $ities ten# to have lots of s"n8 a%sor%ing as/halt) %ri$& an# $on$rete s"rfa$es) whi$h heat "/ #"ring the #a an# #on7t $ool oM ra/i#l at night. This means air $on#itioning is re8 F"ire# on s"mmer afternoons an# evenings) even when air tem/erat"res sho"l# %e #ro//ing an# %reeOes in$reasing. -an $ities are now B^F to E?^F hotter on s"mmer evenings than the were K? or J? ears ago) $a"sing "r%an energ "se to rise. ("t $ities ma also %e healthier than s"%"r%s %e$a"se /eo/le ten# to wal& more. One of the $lassi$ $ome#i$ movie s$enes I re$all is in Steve -artin7s '.A. Story . It o/ens with him /"lling his $ar o"t of the #rivewa one morning an# #riving to the ho"se ne0t #oor) getting o"t an# going in for a $"/ of $oMee. ,aving grown "/ in *os Angeles) with its #ominant 5a"to8eroti$6 $ar $"lt"re) I $an tell o" this imagine# s$ene isn7t too far from the tr"th9 .e are all m"$h less health these #a s %e$a"se of e0$essive #riving an# infreF"ent wal&ing.

Design
Design is the mantra of o"r times. In ar$hite$t"re) $ele%rit #esigners s"$h as Fran& +ehr ) RenOo Piano an# Santiago Calatrava are international i$ons. -anagement g"r" Tom Peters %egan tal&ing a%o"t the 5#esign #e$a#e6 several ears agoT he sa s) 5Design is the seat of the so"l.6 J E In his view) ever %"siness nee#s to in$or/orate the essen$e of #esign thin&ing=
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elegan$e with e$onom . .ith note# ar$hite$t -i$hael +raves #esigning for Target an# -artha Stewart for 48-art) an# stores s"$h as Design .ithin Rea$h /o//ing "/ ever where) e$onomi$al et elegant #esign is in. +reen #esign wor&s in the same wa . +etting high /erforman$e against a green rating s stem s"$h as *EED #oesn7t have to %e "gl or %rea& the %an&. One #eRnition of s"/erior #esign is 5goo#ness of Rt6= how well #oes the Rnal /ro#"$t f"n$tion to meet its reF"irementsN Another #eRnition from the EA@?s that still wor&s for goo# %"il#ing #esign is 5long life) low energ ) loose Rt.6In his %oo&) #o! Buildings 'earn: )hat #appens After They Are Built ) $iting man histori$al e0am/les) Stew8 art (ran# arg"es eloF"entl that most %"il#ings will go thro"gh man #iMerent "ses Gho"sing) oS$e) retail) resta"rant) et$.H #"ring their life8 time. J> Therefore) #esigners sho"l# re$ogniOe that Ue0i%ilit an# #"ra%il8 it are /rime #esign virt"es for green %"il#ings. In Oslo in >??>) #"ring an international green %"il#ing $onferen$e) I fo"n# that man Norwegian %"il#ings) es/e$iall low8rise) were %"ilt with no internal loa#8%earing walls) meaning that it was eas to re$onRg"re an oS$e %"il#ing into a/art8 ments an# vi$e versa) %e$a"se one #i#n7t have to worr a%o"t the str"$8 t"ral eMe$ts of moving walls aro"n#. -o#ern oS$e %"il#ings) %"ilt essentiall as 5see8thro"gh6 %"il#ings with onl a $ore an# shell) when o"tRtte# with #a lighting #esign) "n#er8 Uoor air s stems an# sim/le mova%le wall /artitions) also meet this $riteria of loose Rt. The $an %e re$onRg"re# in a few #a s for new "sers an#) over time) $o"l# %e$ome a/artments) $on#os or hotels on vario"s Uoors. The reverse is ha//ening to ol# hotels in goo# %"siness lo$ations that are transforme# into oS$es for start8"/ Rrms. .hat7s nee#e# now is for green %"il#ing #esign to em%ra$e other virt"es s"$h as long life an# low energ . +oo# #esign also im/lies an 5e$onom of means)6 or "sing fewer re8 so"r$es to #o the ;o% % em/lo ing more elegant strategies. In this res/e$t) /assive solar #esign) nat"ral ventilation) #a lighting an# other green #e8 sign meas"res e/itomiOe goo# #esign. 2sing nat"ral energies s"$h as s"n) win# an# rain) %efore im/orting reso"r$es from h"n#re#s or tho"san#s of miles awa ) is also the essen$e of goo# #esign. The $on$e/t of 5Design for Environment6 GDfEH is %eginning to /er8 meate the #esign $omm"nit . In DfE) $om/anies e0amine the long8term environmental eMe$ts of so"r$ing) /ro$essing) #istri%"tion an# event"all re$ $ling their /ro#"$ts. *oo&ing forwar# to the #a when all man"fa$t"r8 ers will %e for$e# to ta&e %a$& their /ro#"$ts for re$ $ling) DfE in$or/o8 rates 5#esign for #isassem%l 6 an# re$ $ling of all $om/onents into new /ro#"$ts.

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Displace,ent 5entilation
Dis/la$ement ventilation is the name given to a n"m%er of te$hniF"es for letting nat"ral for$es #istri%"te air in s/a$es % having $ooler air #is/la$e warmer air in a s/a$e) m"$h as Rlling a %atht"% with $ol# water will even8 t"all #is/la$e hot water Uowing o"t the #rain. Dis/la$ement ventilation has a n"m%er of virt"es for the o/en8/lan oS$e environment) or $"%i$le farm. It "ses far less energ than fan8for$e# ventilation Gthe "%iF"ito"s overhea# air #iM"sers that /"t a $ol# #raft right on to/ of o"H) it moves $ontaminants o"t of s/a$es %e$a"se air is not re$ir$"late# in s/a$es) an# it allows /eo/le to a#;"st their own tem/erat"re an# airUows insi#e of $"%i8 $les from low8velo$it air #iM"sers lo$ate# in Uoor tiles. Dis/la$ement ventilation is one name given to "n#erUoor air #istri8 %"tion G2FADH s stems that are %eginning to see wi#es/rea# "se in the 2S. An "/#ate of the ol#er $om/"ter8room Uoor) 2FAD s stems also a$8 $ommo#ate ele$tri$al wiring an# #ata $a%ling) ena%ling wor&stations to %e easil move# as $om/anies an# agen$ies re#istri%"te /eo/le in an of8 R$e. The #iMeren$e is that the movea%le Uoor) a $on$rete tile a%o"t two8feet

This nine8/anel mo$&8"/ shows the$om/onents of an a$$ess flooring s stem= the a$8 $ess floor with mo#"lar wiring) %oth a varia%le8air8vol"me s stem GVAVH an# a swirl #if8 f"ser for "n#erfloor air) an# one8to8one8fit mo#"lar $ar/et tile.

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sF"are weighing J? /o"n#s) is t /i$all EJ in$hes to EC in$hes a%ove the %ase Uoor) vers"s the ol#er8st le Uooring at C in$hes) to allow for easier air8 Uow "n#er the Uoor. Dis/la$ement ventilation wor&s on the /rin$i/le that more8#ense $ooler air falls an# less8#ense warmer air rises) something we all &now %"t sel#om a//re$iate. T /i$all ) #is/la$ement air is intro#"$e# into a s/a$e at C>^F or CK^F) @^F or B^F warmer than the tra#itional DD^F of overhea# #iM"sers) whi$h saves energ in s"mmer %e$a"se the o"tsi#e air #oesn7t nee# as m"$h $ooling to %e "sa%le. In some $limates s"$h as the maritime Pa$iR$ Northwest) for most of the ear) air is $ooler than C>^F #"ring the #a ) so there is no nee# for me$hani$al air $on#itioning to get $ool air into a s/a$e. Engineers "se what7s $alle# an 5e$onomiOer $ $le6 to %ring in $ool o"tsi#e air whenever /ossi%le. Sin$e most oS$e %"il#ings reF"ire $ooling ear8ro"n#) owing to the #ensit of /eo/le an# all the ele$tri$al eF"i/8 ment "se#) this is an eMe$tive strateg . As the warmer air rises) it e0its at re8 t"rn8air grilles t /i$all lo$ate# high on a wall. In eMe$t) with a A8foot or E?8foot $eiling) #is/la$ement ventilation allows $ooling onl of the 5o$$"8 /ie# Oone)6 i.e.) "/ to a%o"t C.D feet) saving energ on $ooling the entire vol"me of a room) as a tra#itional overhea# ventilation s stem wo"l# #o.

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'co3e..iciency and 'co3e..ectiveness
Ar$hite$t an# s"staina%le #esign e0/ert .illiam -$Dono"gh e0horts green %"il#ing #esigners not to %e $ontent with ;"st 5#oing less8%a#6 #e8 signs that /"t oM the #a of re$&oning for e0$essive energ an# water "se) %"t to #esign %"il#ings an# $ities that are 5/ositivel goo#.6 .hen o"r fo$"s is /rimaril on 5e$o8eS$ien$ )6 that is) re#"$ing o"r negative im8 /a$ts) we are not li&el to a$hieve #esign %rea&thro"ghs. For e0am/le) sav8 ing >?L of the energ of a stan#ar# %"il#ing is a virt"e) %"t energ "se still $reates lots of $ar%on #io0i#e emissions an# /oll"tion from ele$tri$ /ower /ro#"$tion. If we save K?L of the water "se of a stan#ar# %"il#ing) we are still "sing far more water than the %"il#ing re$eives as rainfall. Some e0/erts tell "s that o"r environmental im/a$ts have to %e re8 #"$e# A?L or more to %egin to reverse the #e$line in the Earth7s s"//ort8 ive e$os stems an# to relieve the stress on energ an# water reso"r$es. S"$h a 5Fa$tor E?6 %"il#ing is a long wa from o"r $"rrent fo$"s on 5Fa$tor E.D6 %"il#ings that might re#"$e im/a$ts of %"il#ing $onstr"$tion an# o/8 erations % KKL on average. GAt this time) a goo# *EED8$er tiRe# %"il#ing re#"$es water "se % a%o"t K?L an# energ "se % K?L to D?L) $om/are# with the average of all %"il#ings.H

E$o8effe$tiveness $onsi#erations for$e "s to in$l"#e allthe vario"s environmental an# so$ial effe$ts of o"r #esign) $onstr"$tion) o/erations an# #evelo/ment #e$isions.

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E$onomists have long anal Oe# the 5e0ternalities6 of mo#ern life) wherein a fa$tor ) for e0am/le) is more /roRta%le when it is a%le to "nloa# its /oll"tion an# reso"r$e #e/letion on the environment) witho"t having to /a for all the $onseF"en$es. One $an thin& of the /ast K? ears of /oll"8 tion $ontrol reg"lations as an attem/t to ma&e %"siness an# government 5internaliOe6 the f"ll e0ternal $osts of their /oll"tion) so that the wo"l# #e$i#e not to $reate it in the Rrst /la$e. In an 5e$o8eMe$tive6 anal sis) one wo"l# 5internaliOe the e0ternalities)6 for e0am/le) % /erforming a life8$ $le anal sis of all materials /ro#"$e#) in$l"#ing their "/stream G$ost of materials) $ost of trans/ortation) t /e of la%orH an# #ownstream Gre$ $la%ilit ) re"sa%ilit H environmental an# so8 $ial $osts. The Rg"re a%ove shows how this a//roa$h might loo& $on$e/8 t"all . S"staina%ilit im/lies that) together) we have to agree to live /rima8 ril on 5nat"ral $a/ital6 Grenewa%le reso"r$es an# %io#iversit H for a long /erio# of time) "sing non8renewa%le reso"r$es at a m"$h slower rate) /er8 ha/s event"all not at all.

'cological 6ootprint
The $on$e/t of the5e$ologi$al foot/rint6 was intro#"$e# in the earl EAA?s % a Cana#ian resear$her) .illiam Rees) an# /o/"lariOe# % his Swiss $ol8 leag"e) -athis .a$&ernagel. JK In an elegant $on$e/t"al lea/) the loo&e# at all h"man a$tivit an# as&e# the sim/le F"estion= ,ow man Planet Earths wo"l# it ta&e to s"//or t h"man a$tivit at $"rrent levels of $on8 s"m/tion) /oll"tion an# reso"r$e #e/letionN The answer for >??K was E.>D Earths. That $reate# an imme#iate $on$e/t"al /ro%lem) %e$a"se we onl have one Earth to wor& with for the foreseea%le f"t"re. The e$ologi$al foot/rint of the average Ameri$an wo"l# o$$"/ the reso"r$es of a%o"t JJ Rve to ten Earths) the average Cana#ian a%o"t fo"r to eight Earths. A$$or#ing to the +lo%al Foot/rint Networ&= ,"manit 7s *%ologi%al Footprint is over >KL larger than what the /lanet $an regenerate. In other wor#s) it now ta&es more than one ear an# two months for the Earth to regenerate what we "se in a single ear. .e maintain this overshoot % liF"i#ating the /lanet7s e$ologi$al reso"r$es. JD

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2sing the $al$"lator s"//lie# % the +lo%al Foot/rint Networ&) o" $an eval"ate o"r own $ons"m/tion /atterns to #etermine how o"r lifest le sta$&s "/ against s"staina%ilit $riteria. +reen %"il#ings are one wa to re#"$e the e$ologi$al foot/rint of h"man a$tivit ) /arti$"larl at higher levels of *EED $ertiR$ation. *iving %"il#ings that /ro#"$e all of their own energ onsite) re$ $le all of their waste /ro#"$ts) s"%sist entirel on nat"ral rainfall an# last h"n#re#s of ears %egin to mimi$ nat"ral s stems. Another a//roa$h to the e$ologi$al foot/rint $omes from a s stem $alle# The Nat"ral Ste/) originall #evelo/e# in Swe#en in the EAB?s an# now in "se in EE $o"ntries. JC ("il#ings that "se The Nat"ral Ste/ assess8 ment framewor& go %e on# *EED to $onsi#er the f"ll range of im/a$ts from /ro#"$t man"fa$t"re) trans/ortation) %"il#ing $onstr"$tion an# $ontin"ing o/erations. A mo#iRe# version of this framewor& might as& s"$h F"estions as= W Can the Earth re/la$e what I ta&eN G2se no /ro#"$ts faster than nat"re $an /ro#"$e them) either % "sing re$ $le#8$ontent materials or rel 8 ing on renewa%le energ an# nat"ral rainfall.H W Am I /oisoning the Earth) water or air GAre m a$tivities $a"sing /ol8 l"tion either "/stream or #ownstream of the %"il#ing a$tivit NH W Do I res/e$t the %io#iversit of Uora an# fa"na GDoes this /ro;e$t re8 s"lt) #ire$tl or in#ire$tl ) in e$os stem #egra#ationNH W Are the $hoi$es I ma&e fair an# eF"ita%leN GDo the %eneRts of green %"il#ings a$$r"e to all o$$"/antsNH J@ These stan#ar#s are #eman#ing an# not li&el to %e met % most of to#a 7s green %"il#ings) %"t the /oint "s towar# the #evelo/ment of restorative %"il#ings an# oMer a $lear #ire$tion for f"t"re green %"il#ing #esign.

'ducation
5.e sha/e o"r %"il#ingsT thereafter the sha/e "s)6 attri%"te# to Sir .in8 ston Ch"r$hill) a/tl #es$ri%es one of the more im/ortant as/e$ts of green %"il#ings ' what the tea$h the o$$"/ants an# the /"%li$ a%o"t how %"il#ings sho"l# %e #esigne#) %"ilt) renovate# an# o/erate#. Pro/erl #one) green %"il#ings reUe$t #esigners7 an# %"il#ers7 e0/e$tations a%o"t

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high8/erforman$e #esign an# $an tea$h the /"%li$ what to as& for in their own homes an# wor&/la$es. The /eo/le who live an# wor& in them $an easil ta&e on the val"es of the %"il#ings the inha%it. P"%li$ e#"$ation is seen as a $r"$ial $om/onent of the green %"il#ing revol"tion) so m"$h so that *EED gives an innovation /oint for /ro;e$ts that in$l"#e signiR$ant /"%li$ e#"$ation. !o"r ne0t green %"il#ing /ro;e$t $an foster an "n#erstan#ing of s"staina%le #esign thro"gh s"$h meas"res as= W E#"$ational signage thro"gho"t the %"il#ing) even in the restrooms) #es$ri%ing the vario"s meas"res ta&en for energ $onservation) water $onser vation an# re$ $ling. W 2ser han#%oo&s an# training sessions that inform %"il#ing o$$"8 /ants) es/e$iall for %"il#ings with at /i$al s stems. W .e%sites) intranets an# other ele$troni$ means that e#"$ate "sers thro"gho"t the #esign an# $onstr"$tion /ro$ess an# also ser ve as a re/ositor for information a%o"t %"il#ing s stems. W P"%li$ to"rs not onl e#"$ate an# ins/ire general a"#ien$es a%o"t green %"il#ings %"t $an serve to reinfor$e for o$$"/ants the s/e$ial meas"res ta&en to ens"re their well8%eing. W 2sing see8thro"gh /anels $an ta&e some of the m ster o"t of %"il#8 ing s stems) % e0/osing them to /"%li$ view. W Visi%le monitors that tra$& energ "se) /hotovoltai$ /ower /ro#"$8 tion an# water "se $an give o$$"/ants satisfa$tion the are #oing something /ositive for the environment.

-ith"n ar$hite$ts #esigne# theIslan#woo# Environmental E#"$ation Center on (ain8 %ri#ge Islan#) .ashington) a *EED +ol#8$ertifie# /ro;e$t) to tea$h s"staina%ilit with its %"il#ing s stems.

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'nergy Conservation
This is a vast to/i$) so here we7re ;"st going to intro#"$e a few &e $on$e/ts. The %asi$ notion is that energ $onservation is the $hea/est /ower we $an %" ) or to "se Amor *ovins7 term) it generates 5negawatts)6 negative #e8 man# on the /ower gri# an# f"el s"//l . A >??@ re/ort from the Ameri$an Solar Energ So$iet $on$l"#e# that energ eS$ien$ G$onservationH an# renewa%les $o"l# $ontri%"te an average of a%o"t E)>?? million metri$ tons /er ear of $ar%on re#"$tions % >?K?) /"tting the 2S on a /ath to a$hieve the $o"ntr 7s goals "n#er the 4 oto Treat . Energ eS$ien$ $o"l# $on8 tri%"te D@L of the total) renewa%les JKL. JB For the %"il#ing se$tor alone) the /otential re#"$tion is >?? million metri$ tons /er ear) a%o"t one8 si0th of the total re#"$tions nee#e# in $ar%on #io0i#e emissions. That7s how im/ortant %"il#ing energ $onservation te$hnologies) #esigns an# te$hniF"es are to o"r f"t"re. .hat are some of the most im/ortant energ $onservation meas"res that sho"l# %e #esigne# into o"r $ommer$ial an# resi#ential %"il#ingsN ,ere7s a list of the more $ost8eMe$tive meas"res. W (etter ins"lation of %"il#ings an# homes) in$l"#ing Uoor) win#ow an# $eiling ins"lation. W Pl"gging the lea&s) es/e$iall in homes) so that heate# or $oole# air #oesn7t es$a/e %efore it7s "se#. W (etter glaOing) in$l"#ing #o"%le8/ane) 5low8e6 $oate# glass for all %"il#ings. W -ore eS$ient air8$on#itioning s stems) with higher SEER GSeasonal Energ ES$ien$ RatioH ratings) along with ra#iant $ooling s stems. W .aste8heat re$over s stems from e0ha"st air. W Nat"ral ventilation an# o/era%le win#ows to allow nat"re to /rovi#e heating an# $ooling. W Im/rove# lighting te$hnologies an# greater "se of #a lighting an# *EDs. W ,igher8eS$ien$ %oilers an# ra#iant heating s stems) in$l"#ing tan&8 less water heaters. W (etter metho#s to $ontrol moist"re in %"il#ings) to allow $omfort with less $ooling energ . W Re#"$ing losses of $on#itione# air with %etter #"$t sealing te$hniF"es. W +ro"n#8$o"/le# heat /"m/s Ggeothermal heating s stemsH that re8 #"$e whole8%"il#ing energ $ons"m/tion % K?L.

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W RightsiOing G#ownsiOingH of ,VAC s stems so that the o/erate more eS$ientl . W ,igh8eS$ien$ $on#ensing %oilers for water heating an# tan&less water heaters that s"//l hot water at /oint of "se) onl on #eman#) re#"$ing losses thro"gh gas U"es. W Distri%"te# energ s stems that allow for far greater total energ 8"se eS$ien$ies. W Changes in %"il#ing $o#es to reF"ire more stringent minim"m energ 8eS$ien$ levels. W Re#"$ing the reF"ire# siOe of %"il#ing ventilation fans thro"gh a vari8 et of te$hniF"es. W Premi"m8eS$ien$ motors with varia%le8s/ee# #rives to %etter mat$h in/"t energ with loa#s. W .ater $onser vation meas"res to re#"$e energ "se for water heating. W Car%on #io0i#e sensors to $ontrol ventilation levels %ase# on o$$"8 /an$ avoi# wasting energ . W O$$"/an$ sensors to t"rn oM lights an# ,VAC s stems when s/a$es are not in "se.

'ngineering 7a 4ustainable 2orld8

("il#ing #esign fo$"ses so m"$h on ar$hite$t"re that man /eo/le forget that it7s the engineers who ma&e all the %"il#ing s stems wor&) from str"$8 t"ral s stems to heating) ventilating an# air $on#itioning G,VACH to /l"m%ing) lighting) ele$tri$it ) te$hnolog s stems) e0ternal water s"//l an# waste #is/osal) Rre /rote$tion an# life8safet s stems. A%o"t EDL to >?L of the $onstr"$tion $ost of a t /i$al $ommer$ial %"il#ing is ta&en "/ % engineere# s stems) not % the %"il#ing str"$t"re or f"rnishings) while an a##itional EDL to >?L $omes from the $ivil $onstr"$tion o"tsi#e the %"il#ing. JA It7s eas to see that the engineer7s role is $riti$al to a$hieving high8/erforman$e %"il#ing #esign with e$onom . Engineering is all a%o"t e$onom of reso"r$es. Someone on$e tol# me that a goo# engineer is someone who $an #o for ZE what a me#io$re engi8 neer $an #o for Z>. .hat wo"l# a more s"%stantial green %"il#ing #esign role for the engineers loo& li&e) an# how wo"l# that lea# to e$onom of means to a$hieve high8/erforman$e res"ltsN .e #is$"ss this in several se$8 tions) in$l"#ing RightsiOing) Integrate# Design an# Energ Conservation)
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4ustainable engineering vs. 9post3,odern:engineering
Category 9Post3,odern:; Conventional'ngineering 4ustainable;&igh3per.or,ance 'ngineering 2r%an infillT A#a/tive re"se of %"il#ing sto$& E0$ee# $o#e % D?LT Re#"$e a%sol"te energ "seT Develo/ new s stems an# metho#sT 2se on site /ower s"$h as $o8generation *ife8$ $le $ost anal sisT Tri/le8 %ottom8line thin&ing Nat"ralventilationT O/era%le win#owsT *ow8/ress"re #istri%"te# ventilation Design wholes stemsT E0/an#e# tem/erat"re %an#T *oo& at health an# /ro#"$tivit of the wor&for$e ("il#ings S"%"r%an greenfiel#sT New %"il#8 ings /referre# Energ 2se -eet energ $o#eT Re#"$e energ "se vs. $o#eT -a&e in$remental im/rovementsT (" /ower from lo$al "tilit E$onomi$s First $ost is ma;or #riverT *oo& onl at /ro;e$t e$onomi$s Ventilation For$e# ventilationT Seale# win#owsT ,igh8/ress"re $entrals stems Climate $ontrol Design with $om/onentsT Narrow tem/erat"re %an#T Consi#er onl ,VAC s stem e$onomi$s

.ater "se S/e$if effi$ient fi0t"res Re$laim an# re"se rainwaterQ gra water Stormwater Conve off site to rivers an# o$ean Detain) retain) re$harge) re8"se on site .astewater Conve off site to treatment /lant Treat an# re$laim for on site "se -aterials sele$tion Environmentaleffe$ts not $onsi#ere# *ife8$ $le assessment of materialsT 2se re$ $le# materials s"$h as fl ash for $on$rete

%"t $onsi#er the a%ove ta%le that ill"strates how engineering nee#s to $hange to /romote s"staina%le #esign. I $ontrast s"staina%le or high /er8 forman$e engineering against the $onventional state of engineering #esign for 5/ost8mo#ern6 ar$hite$t"re.

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6eng 4hui
Feng Sh"i is an an$ient Chinese s stem for the harmonio"s /la$ement of %"il#ings on a site an# for the /la$ement of rooms an# o%;e$ts within a %"il#ing or oS$e. The goal is to allow the free movement of a s"%tle en8 erg $alle# 5$hi6 that /ermeates the worl#. G-ost martial arts s stems are %ase# /hiloso/hi$all on the movement of this s"%tle energ .H In Feng Sh"i) $ities an# homes are seen as intimatel lin&e# with %oth the lan#8 s$a/e an# the $osmos. A$$or#ing to one e0/ert) in China) 5Ever a$tivit involve# in ma&ing the $it ) living in it an# /arti$i/ating in its life re8 min#e# a /erson of the for$es that a$te# "/on their worl#. The %e$ame D? aligne# with those for$es an# gaine# no"rishment from them.6 C"rrentl ) I #o"%t that man 2S ar$hite$ts &now a%o"t Feng Sh"i) %"t it sho"l# %e$ome a ma;or /art of green %"il#ing #esign in this $o"ntr ) /arti$"larl at the resi#ential level) over the ne0t #e$a#e. In China to#a ) har#l an %"il#ing is %"ilt or oS$e #esigne# witho"t $ons"lting with a Feng Sh"i e0/ert. The Chinese s stem em/lo s the Rve elements of win#) water) Rre) metal an# woo# to harmoniOe s"rro"n#ings with the energies of the Earth. +ro"n#e# in tra#itional Chinese $osmolog an# religion) it7s %ase# in a $o"ntr Gwith a geogra/h li&e the 2nite# StatesH where the $ol# win8 ter win#s %ear #own from the north an# the warm s/ring an# s"mmer %reeOes %low in from the so"thT therefore) it $o"l# $ertainl %e "se# in this $o"ntr . .e Rn# elements of Feng Sh"i here in the /o/"larit of ta%le fo"ntains for home an# oS$e an# in the "se of Rsh tan&s at the entran$e to most Asian resta"rants. In some wa s) we alrea# "se these $on$e/ts witho"t &nowing it. The nee# for #a light an# fresh air) nat"ral ventilation) views to the o"t#oors) /la$es to see long #istan$es G/ros/e$tH an# /la$es for retreat Gref"geH) the "se of /lants an# water feat"res in %"il#ings) fo"ntains an# &oi8Rlle# /on#s ' all these s/ea& of im/li$it &nowle#ge an# "se of Feng Sh"i #e8 sign /re$e/ts. In m own home in Portlan#) I saw Rrst8han# the %eneRts of "sing Feng Sh"i g"i#an$e. .e ha# an ol#er home with a large woo#en s"//ort %eam r"nning a$ross the living room an# %e#room $eiling. This gave a ver heav feeling to the rooms) as if there were a weight on o"r hea#. So we h"ng a feather from the %eam in %oth rooms) an# almost imme#iatel the o//ressive feeling was relieve#. At m home in T"$son) where a $"l8#e8 sa$ sometimes res"lts in vehi$les fa$ing #ire$tl at the ho"se) I installe# a
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mirror % the front #oor to #eUe$t the harmf"l 5$hi6 for$e emanating from them. Feng Sh"i also instr"$ts "s where to /la$e water feat"res in the ho"se an# how to avoi# #esigns that let /ositive energ es$a/e) s"$h as a front #oor that has a #ire$t line of sight to a %a$& #oor. Feng Sh"i instr"$ts the #esign of an entire ho"se) in$l"#ing the /la$ement of ea$h room) an# also informs site sele$tion an# lot la o"t. -ost ar$hite$ts in the 2S are rationalists an# materialists an# #on7t et &now how to in$or/orate a Feng Sh"i a//roa$h into their %"il#ings. I $onten#) however) that we are ;"st %eginning to learn how %"il#ings aMe$t /eo/le on a #ee/er /s $hologi$al an# s/irit"al level. If we are serio"s a%o"t %"il#ing health %"il#ings Gfor health /eo/leH) in whi$h we $an live) learn) /la an# wor& /ro#"$tivel ) ar$hite$ts an# %"il#ers nee# to learn more a%o"t Feng Sh"i #esign /rin$i/les.

6urniture and 6inishes

F"rnit"re /la s a signiR$ant role in green oS$es an# homes. The life8$ $le im/a$ts of the materials "se# in $hairs) ta%les) #es&s) /artitions an# similar s stems) the so"r$e of the woo# /ro#"$ts an# the e$ologi$al foot/rint of fa%ri$s are all $onsi#erations in green interior #esign. One of the easiest wa s in whi$h $om/anies $an start on the ;o"rne to s"staina%ilit is to eval"ate their f"rnit"re an# f"rnishings /"r$hases an# to in$or/orate s"$h $riteria. The *EED for E0isting ("il#ings s stem e0/li$itl in$or/orates 5environmentall /refera%le /"r$hasing6 /oli$ies into the rating s stem. *EED for New Constr"$tion also rewar#s f"rnit"re ma#e from salvage# an# re$laime# materialsT re$ $le#8$ontent materials) ra/i#l renewa%le materials) $ertiRe# woo# /ro#"$ts an# $om/osite ma8 terials that are free of "rea8formal#eh #e resins. Consi#er the new Steel8 $ase Thin& $hair) whi$h is "/ to AAL re$ $la%le % weight. Disassem%l for re$ $ling ta&es a%o"t Rve min"tes "sing $ommon han# tools. The $hair has "/ to JJL re$ $le# $ontent. It hol#s the 5NF Environnement6 la%el in Fran$e for environmental F"alit an# is +reeng"ar# In#oor Air P"alit $ertiRe# in the 2S. 6or,aldehyde3.ree 0aterials
DE .hen it7s 2rea8formal#eh #e G2FH is a s"s/e$te# h"man $ar$inogen. /resent in the air at levels of at least ?.E /arts /er million G//mH) a$"te

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health eMe$ts $an o$$"r in$l"#ing water e esT %"rning sensations in the e es) nose an# throatT na"seaT $o"ghingT $hest tightnessT wheeOing an# s&in rashes. DE It is also a "%iF"ito"s resin "se# in most $om/osite woo# an# agriR%er /ro#"$ts) to hol# the /ie$es of woo# or /arti$le %oar# to8 gether. Tro"%le is) 2F stin&s) $a"ses irritations an# is almost im/ossi%le to get ri# of) even after airing it o"t for a $onsi#era%le /erio#. If o" tr to %" an $onventional f"rnit"re that7s not ma#e of soli# woo#) o"7ll e0/e8 rien$e the 2F smell. Re$entl ) I ma#e a tri/ to a ver large) well8&nown in8 ternational f"rnit"re retailer in the Phoeni0 area an# was F"ite #istresse# to Rn# almost no woo# f"rnit"re that #i#n7t smell of 2F. There are s"%stit"tes) in$l"#ing /henol8formal#eh #e) that emit far less formal#eh #e gas. So wh #on7t man"fa$t"rers an# #esigners "se themN It7s almost alwa s relate# to $ost an# /erforman$e of the resin %in#er. In a *EED %"il#ing) there is a $re#it for the "se of $om/osite woo# an# agri$"lt"ral R%er%oar# /ro#"$ts) in$l"#ing gl"lam %eams) that #on7t "se 2F resins. In $ommer$ial %"il#ings) where #esigners are s/e$if ing /ro#"$ts that will inU"en$e the air F"alit for others) sho"l#n7t the "se f"rnit"re an# other woo# /ro#"$ts that are o#or8free) witho"t to0i$ f"mesN

TheThin& $hair % Steel$ase is the first /ro#"$t to ever re$eive Cra#le8to8Cra#le "$t Certifi$ation from -$Dono"gh (ra"ngart Design Chemistr G-(DCH.

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!lobal 2ar,ing
As /art of $limate $hange $a"se# % h"man a$tivit ) glo%al warming seems to %e well "n#erwa . Average tem/erat"res have risen G?.D^FH over the /ast E?? ears an# seem #estine# to rise E^F to >^F or more % >?D?) witho"t #ramati$ $hanges in $"rrent /atterns of energ "se an# $ontin"e# glo%al /o/"lation an# e$onomi$ growth. A n"m%er of gases $ontri%"te to glo%al warming) in$l"#ing $ar%on #io0i#e from fossil f"el %"rning Gfrom homes) $ars) %"il#ings an# in#"s8 tr H an# methane from %ovine Uat"len$e G%elieve it or not) this is ma;or $ontri%"torH. ,owever) other gases also have glo%al warming /otential) in8 $l"#ing $hemi$als in $ommon "se s"$h as $hlorinate# h #ro$ar%ons "se# in refrigerants) nitro"s o0i#e Gla"ghing gasH) tri$hloroethane Ga solventH an# other halogenate# $om/o"n#s Gthose $ontaining $hlorine) U"orine an# %romine atomsH. The >??@ Fo"rth Re/ort of the Intergovernmental Panel on Climate Change GIPCCH /"t the o##s that h"man a$tivit is $a"sing glo%al $limate $hange at more than A?L. That re/ort) along with Al +ore7s movie) An /n, %onvenient Truth ) an# the (ritish +overnment7s 5Stern6re/ort) have move# /"%li$ o/inion in the a#van$e# e$onomies towar# f"ll re$ogniOing the threat of glo%al warming an# /ressing their governments to ta&e imme#i8 ate a$tion. +lo%al warming $o"l# $a"se the Ar$ti$ i$e $a/ to melt) releasing h"ge amo"nts of fresh water into the North Atlanti$) the ra/i# s/litting oM of /arts of the Antar$ti$ i$e sheet an# melting of gla$iers worl#wi#e. The lat8 ter $o"l# greatl in$rease #ro"ghts %e$a"se there is less winter rain hel# as snow an#) therefore) re#"$e# river Uows #"ring the s"mmer. Vast /ortions of So"theast Asia #e/en#ing on the -e&ong River for s"stenan$e) in t"rn fe# % ,imala an gla$iers) $o"l# %e aMe$te#. *ow8l ing areas s"$h as -iami an# New Orleans $o"l# %e$ome li&e Veni$e) Ital ) in"n#ate# a goo# /art of the ear an# %asi$all "ninha%ita%le. Islan# nations $o"l# see their ha%ita%ilit #e$rease #ramati$all in the ne0t few #e$a#es. .armer seas $o"l# in$rease the severit of h"rri$anes in the +"lf of -e0i$o in ears ahea#) even if their freF"en$ #oes not in$rease. +lo%al warming is o%serva%le) an# the $onseF"en$es /re#i$ta%le an# #ire. The $onne$tion with fossil f"el %"rning is getting more /rova%le s$i8 entiR$all ea$h /assing ear. +reen %"il#ing a#vo$ates strongl favor 5Oero8net8energ 6 %"il#ings as one wa to $o/e with this #ramati$ $hal8

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lenge to $"rrent $iviliOation. +lo%aliOation is not onl an e$onomi$ /he8 nomenon) it7s also an e$ologi$al /henomenon. .e are one inter$onne$te# worl#) at levels we #on7t reall fathom or $an7t a$$e/t. +reen %"il#ings /rovi#e a wa to ens"re s"staina%ilit of $"rrent e$onomi$) $"lt"ral an# /oliti$al instit"tions.

!reen !lobes
+reen +lo%es is a green %"il#ing rating s stem originall #evelo/e# in Cana#a. Its 2S s/onsor) the +reen ("il#ing Initiative) intro#"$e# it into the 2S in >??J= +reen +lo%es for new $onstr"$tion was a#a/te# from a s stem that is wi#el "se# in Cana#a) where it is one of onl two green %"il#ing rating s stems re$ogniOe# % the Cana#ian fe#eral gov8 ernment. 2n#er the tra#e name Go Green &omprehensive ) it is also the %asis of the ("il#ing Owners an# -anagers Asso$iation of Cana#a7s national energ an# environmental /rogram for e08 isting %"il#ings. D> +reen +lo%es has fo"n# some mar&et interest) /artl in answer to $om8 /laints that *EED $ertiR$ation $osts too m"$h an# is too $om/le0. In re8 s/onse) +reen +lo%es $reate# a .e%8%ase# /ro;e$t information s stem. In the %eginning) +reen +lo%es was s"//orte# heavil % the forest /ro#"$ts in#"str ) %e$a"se it gave $re#it to woo# /ro#"$ts $ertiRe# % an alterna8 DK At the en# tive $ertiR$ation /rogram) the S"staina%le Forestr Initiative. of >??C) +reen +lo%es ha# registere# a%o"t E?? $ommer$ial /ro;e$ts for $ertiR$ation) ro"ghl KL of the mar&et) an# ha# $ertiRe# a%o"t E?) a/8 /ro0imatel >L of the n"m%er of *EED $ertiR$ations. In the resi#ential se$tor) % $ontrast) +reen +lo%es has teame# "/ with the National Asso$i8 ation of ,ome ("il#ers an# lo$al home %"il#er asso$iations to oMer its rating s stem to the new home mar&et. At the %eginning of >??@) EE lo$al home %"il#er asso$iations /rovi#e# the +reen +lo%es assessment s stem for "se in their mem%ers7 /ro;e$ts. D J +reen +lo%es has its a#herents) of $o"rse) who $laim that the .e%8 %ase# s stem is easier to "se than *EED Gwhi$h is also $"rrentl .e%8 %ase#H. A >??C st"# % the 2niversit of -innesota fo"n# that *EED an#
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D D The st"# also +reen +lo%es overla/ in more than B?L of their $re#its. $on$l"#e# that 5+reen +lo%es em/lo s a rating $riterion that reUe$ts life8 $ $le thin&ing an# $overs the entire life $ $le of %"il#ing materials)6 %"t that neither *EED nor +reen +lo%es 5s"$$essf"ll a##resses f"n$tional relevan$e with regar# to materials sele$tion.6 The +reen +lo%es rating s stem $onsists of seven $ategories with the following weights on a s$ale of E??? /oints. It ta&es KD? /oints to get one +reen +lo%e) DD? /oints to get two) @?? /oints to get three an# BD? /oints to get fo"r. DC Pro;e$t -anagement D? /oints Site EED /oints Energ KC? /oints .ater E?? /oints Reso"r$es an# -aterials E?? /oints EmissionsQother im/a$ts @D /oints In#oor Environment >?? /oints

!reen !uide .or &ealthcare

The +reen +"i#e for ,ealth$are G++,CH is a %est8/ra$ti$es g"i#e for health an# s"staina%le %"il#ing #esign) $onstr"$tion an# o/erations for the health$are in#"str . It is %ase# on the *EED rating s stem Gan# li8 $ense# from 2S+(CH an# has %een strongl s"//orte# % ar$hite$ts #e8 signing health$are /ro;e$ts as well as % the in#"str . 2nli&e *EED for New Constr"$tion) ++,C is #ivi#e# into se/arate se$tions for $onstr"$8 tion an# ongoing o/erations. The version >.E /ilot /rogram has more than EED health$are fa$ilities /arti$i/ating) as of earl >??@) re/resenting more than K? million sF"are feet of new $onstr"$tion /ro;e$ts. ++,C version >.> was release# earl in >??@. In the fall of >??@) *EED for ,ealthCare will %e release#) to $om/lement ++,C version >.>. The ++,C /roto$ol has J> $ore $re#its Gvs. K> in *EEDH an# AC total $ore /oints Gvs. CJ in *EEDH. The green o/erations se$tion of ++,C has also %een "se# as a stan#8 alone %est8/ra$ti$es g"i#e for health$are fa$ilities. The %"siness $ase for greening health$are fa$ilities is %est s"mme# "/ with a few items= W A ZE??)??? ann"al savings in o/erating $osts for energ an# water is eF"ivalent to the /roRt from generating Z>.@ million in new reven"e
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%e$a"se hos/itals are $onstantl fa$ing /ress"res on in$reasing rev8 en"es) $osts savings from green %"il#ings ma&e Rs$al sense. D@ W +reening health$are fa$ilities is $om/letel in line with the $ore val"es of health an# healing. This $ommitment to %"il#ing an# o/erating health fa$ilities f"lRlls the /h si$ian7s Rrst #i$t"m= 5First) #o no harm.6 +reener fa$ilities resonate with staM val"es at all levels. W +reening health$are fa$ilities /rovi#es %etter o"t$omes for /atients. +etting them home faster is %eneR$ial for them an# e$onomi$all a#8 vantageo"s for the hos/ital or $lini$. W +reener fa$ilities also hel/ with re$r"itment an# retention of &e staM) s"$h as n"rses) % /rovi#ing green relief from a hos/ital7s stressf"l en8 vironment. W +reener hos/itals are great for /"%li$ relations) showing the $omm"8 nit that the instit"tion $ares for more than its imme#iate s"rro"n#8 ings. This is im/ortant) sin$e almost A?L of hos/itals are non/roRts an# $om/ete Rer$el for /"%li$ s"//ort in man arenas. In terms of the $ost of im/lementing green %"il#ing $riteria in hos/itals) ar$hite$t an# $ost management s/e$ialist *isa -atthiessen sa s= The $ost sit"ation is going to %e a%o"t the %"il#ing management /ro$ess. !o" have to %e $ommitte# to green %"il#ing) an# o" have to share that vision with all the sta&ehol#ers. !o" have to %e $lear a%o"t its goals an# e0/e$tations`an# o" have to write an integrative #esign /ro$ess /lan. DB Interior #esigner Jan Stenslan# with 4aiser Permanente) one of the ol#est an# largest health$are organiOations in the $o"ntr ) sa s)5There is a learn8 ing $"rve to all this) %"t the %ottom line is the /eo/le fa$tor. .e are in this %"siness to serve /eo/le. The %est) most heartwarming res"lt of these DA $hanges is the staM7s a//re$iation of o"r eMorts.6

!reen &o,e "uilding !uidelines

-ost green home /rograms follow the 5+reen ,ome ("il#ing +"i#elines6 C? Develo/e# ear8 of the National Asso$iation of ,ome%"il#ers GNA,(H. lier in this #e$a#e) the NA,(7s green g"i#elines form the %asis for #oOens
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of lo$al $ertiR$ation /rograms r"n % lo$al home %"il#er asso$iations. GThere are also esta%lishe# green home $ertiR$ation /rograms r"n % lo$al "tilities) s"$h as A"stin Energ in Te0as) the ol#est /rogram in the $o"n8 tr .H The NA,(7s g"i#elines #ivi#e# the green home assessment /rogram into seven g"i#ing /rin$i/les) "sing a /oint8%ase# rating s stem. W *ot #esign) /re/aration an# #evelo/ment. W Reso"r$e an# materials eS$ien$ . W Energ eS$ien$ . W .ater eS$ien$ . W In#oor environmental F"alit . W O/eration) maintenan$e an# homeowner e#"$ation. W +lo%al im/a$t of /ro#"$ts "se#) in$l"#ing low8VOC /aints an# seal8 ants. For $ertiR$ation at the (ronOe) Silver an# +ol# levels) the NA,( g"i#e8 lines reF"ire minim"m /oint totals in ea$h of the seven areas of $on$ern) /l"s E?? a##itional /oints from se$tions of a %"il#er7s $hoi$e. As e0/e$te#) minim"m energ 8eS$ien$ /oints are % far the largest single $om/onent of the s stem.

Civano $omm"nit in T"$son) AriOona) is an earl GEAA?sH e0am/le of aNew 2r%anist wal&a%le) green home #evelo/ment with $lear energ 8effi$ien$ an# water8$onservation g"i#elines) narrow streets an# lo$al %"sinesses near the town $enter. In#ivi#"alhomes were $onstr"$te# an# sol# % fo"r lo$al %"il#ers. Ase$on# C??8home /haseis "n#erwa in >??@) "sing the same g"i#elines.

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!reen Po-er
+reen %"il#ings Gas well as o" an# IH have the o/tion of %" ing some or all of their ele$tri$it from a green /ower /rovi#er. In this $onte0t) green /ower is renewa%le energ /ro#"$e# somewhere else an# then transmitte# to the /ro;e$t site GRg"rativel H. There are #oOens of s"$h s"//liers in the 2S) most of whi$h are wholesalers of win# /ower) some solar /ower an# some %iomass) geothermal or low8im/a$t h #ro fa$ilities. - own lo$al "tilit ) T"$son Ele$tri$ Power) sells two /a$&ages of +reen.atts /ower) one AA L win# an# EL solar) the other A?L win# an# E?L solar Gat a >?L /re8 mi"mH. T"$son Ele$tri$ Power o/erates one of the largest /hotovoltai$ Gsolar ele$tri$H /ower /lants in the $o"ntr ) a D.E8megawatt arra $a/a%le of /ro#"$ing @.D million &ilowatt8ho"rs /er ear of ele$tri$it ) eno"gh to /ower D?? AriOona homes. CE I /"r$hase >)J?? &ilowatt8ho"rs /er ear of this /ower) a%o"t >?L of m ann"al "se) for an ann"al /remi"m of ZEBC) or a%o"t @.@D $ents /er &ilowatt8ho"r. For $ommer$ial "sers) t /i$al re8 newa%le energ /remi"ms are lower) a%o"t > $ents /er &ilowatt8ho"r. In *EED /ro;e$ts) one energ 8eS$ien$ /oint is allowe# for /"r$has8 ing two ears7 worth of green /ower from a re$ogniOe# s"//lier) /rovi#e# that the /"r$hase oMsets at least KDL of the ann"al ele$tri$it "se. The

-ost of the green /ower in the 2S $omes fromwin# /ower.

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Center for Reso"r$e Sol"tions7 GCRSH +reen8e /rogram is "se# to $ertif C> In >??D renewa%le energ so"r$es for the /"r/oses of the *EED $re#it. the CRS veriRe# that green /ower /ro#"$tion grew JKL over >??J) to a total of D.> million megawatt8ho"rs GD)>?? million &ilowatt8ho"rsH of re8 newa%le energ generation. A$$or#ing to the Center)5+reen8e $ertiRe# re8 newa%le ele$tri$it /ro#"$ts were sol# in JB o"t of D? 2S states) an# >ED)??? -.h Ga%o"t JLH was /"r$hase# % $om/anies who $ontra$te# to "se the +reen8e logo to /romote their $ommitment to $ertiRe# renewa%le energ .6CK In a##ition to +reen8e $ertiRe# /rovi#ers) other so"r$es of green /ower s"$h as +reen Tags) CJ renewa%le energ $ertiR$ates GRECsH an# tra#a%le renewa%le $ertiR$ates GTRCsH are eligi%le for *EED /ro;e$t $re#its if the satisf the +reen8e /rogram te$hni$al reF"irements.

!reen Products
+reen /ro#"$ts an# green %"il#ing materials have some or all of the fol8 lowing $hara$teristi$s= W *ow em%o#ie# energ Gtotal energ to ma&e) #istri%"te an# "se the /ro#"$tH. W Re$ $le#8$ontent an#Qor $an %e easil re$ $le# after "se. W 2ses renewa%le reso"r$es from forests an# agri$"lt"re. W ,ar veste#) e0tra$te# an# /ro$esse# within K?? to D?? miles) s"//ort8 ing regional e$onomies an# re#"$ing trans/ortation. W Energ eS$ient in o/eration) s"$h as high8R8val"e glaOing /ro#"$ts. W *ow or no environmental im/a$t in man"fa$t"ring as well as in "se an# #is/osal. W D"ra%le Gthis is an often overloo&e# attri%"te of green /ro#"$ts) %"t F"ite im/ortantH. W -inimiOe waste in man"fa$t"re an# "se) in$l"#ing engineere# woo# /ro#"$ts from s$ra/. W Positive so$ial im/a$t) $ontri%"ting to health an# well8%eing. W AMor#a%le) /refera%l lower $ost than $onventional alternatives with fewer green $hara$teristi$s. CD .hat ma&es a /ro#"$t greenN That7s a F"estion that a#mits no $lear an8 swer) /arti$"larl as green /ro#"$ts %e$ome more mainstream Gi.e.) when o" $an %" them at ,ome De/ot) *owe7s or A$e ,ar#ware) rather than
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from s/e$ialt #istri%"tors or retailersH. Some e0am/les of green /ro#"$ts are= W Innovative lighting $ontrols an# new "ses for "ltra8high8eS$ien$ *EDs Glight8emitting #io#esH. W Renewa%le energ s stems) or /ro$esses /romoting the "se of renew8 a%le energ . W New forms of %"il#ing glaOing that save energ % re#"$ing heat gainQ loss. W Smart irrigation $ontrols that save water % onl a//l ing it when the soil is #r . W *ow8Uow showerhea#s) low8Uow sin&s) water8free "rinals or #"al8 U"sh toilets. W Permea%le /aving /ro#"$ts that allow water inRltration onsite. W -o#"lar green roof te$hnologies that allow lower $osts an# ease of in8 stallation. W Engineere# woo# /ro#"$ts for #e$&ing) sheathing an# framing l"m8 %er that "se far fewer materials than $onventional /ro#"$ts) or "se materials that wo"l# formerl have %een $onsi#ere# waste . W New /ro#"$ts "sing $ertiRe# woo# in f"rnishings) engineere# woo# an# f"rnit"re. W Polishe# $on$rete Uoors that re#"$e the nee# for Rnishe# Uoors in a %"il#ing. The *EED rating s stem is $ertainl #riving the #evelo/ment an# /ro#"$8 tion of green /ro#"$ts) even tho"gh it #oesn7t rewar# s/e$iR$ /ro#"$ts with an in#ivi#"al /oints in the rating s stem. Rather) in man $ases) it is the $"m"lative total of all /ro#"$ts with a $ertain green feat"re that gar8 ners the /arti$"lar /oint. In res/onse to growing mar&et #eman#) man new green /ro#"$ts are intro#"$e# ea$h ear. CC

!reen %oo.s
+reen roofs are one of the most o%vio"s an# visi%le $ommitments that a green %"il#ing $an ma&e. In a##ition to /rovi#ing ha%itat for /lants an# animals) a green roof $an assist with stormwater management an# $an /rovi#e some a##itional %"Mering of the environment) to re#"$e heating #eman# in winter an# $ooling #eman# in s"mmer. +reen roofs are fo"n#
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ever where in North Ameri$a) from $ol#) wet northern /la$es li&e Toronto an# Chi$ago to hot) #r so"thern /la$es li&e Phoeni0. The Cit of Chi$ago has more than >?? green roof /ro;e$ts "n#erwa ) in$l"#ing one on the Cit ,all. +reen roofs $ome in two varieties) intensive an# e0tensive. An inten8 sive green roof is thi$&er an# $an s"//ort a wi#er variet of /lantsT for e08 am/le) a *EED +ol# a/artment /ro;e$t) the >@8stor Solaire in (atter Par& Cit ) is home to a rose gar#en on the roof of the EA th Uoor. ,owever) intensive green roofs a## more weight an# reF"ire more irrigation an# maintenan$e) so most of the /ro;e$ts "se e0tensive treatments) in whi$h the soil la er is thinner Gless than fo"r in$hesH an# t /i$all $om/ose# of lightweight materials s"$h as /erlite. +reen roofs $an also %e #esigne# as a se$on#8Uoor amenit over a gro"n#8Uoor retail /o#i"m in oS$e %"il#ings or resi#ential high8rises in the $ities. Availa%le to oS$e wor&ers or resi#ents) the green roof /rovi#es a /ar&8li&e s/a$e in the mi#st of a $it . +reen roofs are not $hea/. T /i$al $osts range from ZE? to Z>? /er sF"are foot. For a ED)???8sF"are8foot green roof) that wo"l# %e ZED?)??? to Z>??)???. ,owever) for a large /ro;e$t with m"lti/le stories) a green roof might re/resent a signiR$ant amenit at a $ost of EL or less of the total /ro;e$t $ost. In a /ro;e$t with high8level *EED goals) a green roof $an hel/

For# -otor Com/an River Ro"ge Plant +reen Roof. The roof /rovi#es %ir# ha%itat as well as stormwater management %enefits.

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with o/en8s/a$e goals) thermal $omfort) stormwater management an# re#"$ing the "r%an heat8islan# eMe$t) $"tting air8$on#itioning $osts in s"mmer an# hol#ing water from small to me#i"m8siOe# storms for later release. +reen roofs are "se# in man a//li$ations) in$l"#ing $ommer$ial) in8 #"strial) government an# resi#ential %"il#ings. In E"ro/e the are wi#el "se# for their stormwater management an# energ savings) as well as their aestheti$ %eneRts. +reen roof s stems ma %e mo#"lar) with #rainage la 8 ers) Rlter $loth) growing me#ia an# /lants alrea# /re/are# in mova%le) in8 terlo$&ing gri#s) or ea$h $om/onent of the s stem ma %e installe# se/a8 ratel in la ers. A goo# e0am/le is the For# -otor Com/an 7s River Ro"ge /lant. * ing at the $enter of the revitaliOation /ro;e$t) this new assem%l /lant re/resents For#7s eMorts to rethin& the e$ologi$al foot/rint of a large man8 "fa$t"ring fa$ilit . The #esign em/hasiOes a safe an# health wor&/la$e with an a//roa$h that re#"$es the im/a$t of the /lant on the e0ternal en8 vironment. The &e stone of the site7s stormwater management s stem is the /lant7s E?8a$re GJDJ)???8sF"are8footH living roof) the largest in the worl#. This green roof is e0/e$te# to retain half the ann"al rainfall that falls on its s"rfa$e. It will also /rovi#e ha%itat) #e$rease the %"il#ing7s energ $osts an# /rote$t the roof mem%rane from thermal sho$& an# 2V #egra#ation) e0ten#ing its life. Ver F"i$&l ) lo$al %ir#s #is$overe# a safe /la$e to la eggs9 In #es$ri%ing the /ro;e$t7s strong e$onomi$ ;"stiR$ation) ar$hite$t .illiam -$Dono"gh #is$overe# that For# was /re/are# to s/en# ZJB mil8 lion on a $onventional stormwater management s stem to han#le the r"noM from the roof an# /ar&ing lots of the fa$ilit . ,is #esign $ost a%o"t ZEK million GZ>A /er sF"are foot of roofH) in$l"#ing the green roof an# a /ar&ing lot with gravel Rlters an# %ioswales G/lante# #rainage #it$hesH) followe# % $onstr"$te# wetlan#s treating stormwater r"noM) saving For# ZKD million along the wa . ,e sai#) 5It ta&es three #a s for water to Uow from the /lant to the river) an# it7s /"riRe# nat"rall along the wa a It C@ too& XFor#7sY %oar# a%o"t a min"te an# a half to a//rove the /ro;e$t.6

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&igh3per.or,ance "uildings
-an /eo/le have %eg"n "sing the term 5high8/erforman$e %"il#ings6 in8 stea# of 5green %"il#ings6 or 5s"staina%le %"il#ings6 %e$a"se the want to em/hasiOe what is gaine# from these /ro;e$ts) not what is given "/. ,igh8/erforman$e also a//eals to Ameri$ansT we want ever thing t"r%o8 $harge# an# s"/er8siOe#. A high8/erforman$e %"il#ing is one in whi$h en8 erg an# water eS$ien$ies are high) in#oor air F"alit is high) re$ $ling rates are high) et$. This is a m"$h easier $on$e/t to e0/lain to most e0e$"8 tives than a green %"il#ing) whi$h still so"n#s vag"el li&e a tree8h"gger term. In m view) high8/erforman$e %"il#ings are those that save at least D?L of the energ "se of a stan#ar# %"il#ing) $om/are# with a #ata%ase $alle# the Commer$ial ("il#ings Energ Cons"m/tion Data%ase) last "/8 #ate# in >??K. CA GThe ne0t s"r ve will %e $on#"$te# in >??@.H The ta%le %elow shows an e0am/le of the information that7s availa%le from this #ata8 %ase. From this ta%le) o" $an see that the energ 8"se intensit of %"il#ings varies % /rimar a$tivit T it also varies % #ate $onstr"$te# Gtho"gh not as m"$h as o" might thin&H) geogra/hi$ lo$ation GheatingQ$ooling $limateH) height GstoriesH) o/erating ho"rs an# /"%li$Q/rivate ownershi/ t /e. Average 'nergy Consu,ption o. "uildings
Principal "uilding Activity Offi$e AK P"%li$ Assem%l AJ E#"$ation BK ,ealth Care Gin/atientH >JA ,ealth Care Go"t/atientH AD Foo# Sales Ggro$er storeH >?? Foo# Servi$e >DB *o#ging E?? RetailGnon8mallH @J 'nergy Consu,ption 7thousands o. "#< per s=..t. per year8

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There are so man fa$tors entering into %"il#ing energ "se that engi8 neers have to em/lo ela%orate $om/"ter mo#els ;"st to $om/are a high8 /erforman$e %"il#ing with a stan#ar# or t /i$al %"il#ing. Ne0t time o" /lan to have a %"il#ing $onstr"$te# or renovate#) insist that #esigners #e8 liver a high8/erforman$e %"il#ing9

&istor ic Preservation
,istori$ /reservation an# green %"il#ings go together ni$el . If green %"il#ings are all a%o"t s"staina%ilit ) what $o"l# e0em/lif this val"e %et8 ter that re"sing an ol#er %"il#ing) ma&ing it s"ita%le for another D? to E?? ears of a$tive "seN In Portlan#) the Jean Voll"m Nat"ral Ca/ital Center is a great e0am/le of %"il#ing renovation. 2n#er the lea#ershi/ of E$otr"st) a regional non8 /roRt) the E??8 ear8ol# two8stor wareho"se was transforme# into a mo#8 ern oS$e %"il#ing. A /artial thir# stor was a##e# onto the original %"il#8

Jean Voll"m Nat"ral Ca/ital Center) se$on# *EED8NC +ol# %"il#ing in the 2S) Portlan#) Oregon) #esigne# % ,olst Ar$hite$ts.

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ing) an# a green roof $overs D?L of the roof area. An o"t#oor #e$& was a##e# to host lo$al re$e/tions. The Rrst Uoor $ontains a retail store) a lo$al $oMee ho"se) a /harma$ an# a /iOOeria. Partl as a res"lt of this /ro;e$t) the s"rro"n#ing neigh%orhoo#s %egan to s/ro"t high8#ensit resi#ential) retail an# resta"rant "ses. In re$ognition of its im/rove# energ eS$ien$ ) "se of re$ $le# $ontent) fo$"s on lo$all so"r$e# materials an# e0tensive "se of $ertiRe# woo# /ro#"$ts) the Center %e$ame the se$on# *EED +ol#8 $ertiRe# /ro;e$t in the 2S when it was $om/lete# in >??E. As a $enter for environmental e#"$ation) E$otr"st7s $onferen$e room is the most fre8 F"entl %oo&e# meeting /la$e of its t /e in the entire $it ) hosting h"n8 #re#s of events ea$h ear. Ever one who visits the $enter $an see the val"e an# %ea"t of %"il#ing renovation Rrst8han#. ("il#ings on the National Register of ,istori$ Pla$es are often goo# $an#i#ates for green %"il#ing renovations. S"$h %"il#ings ma F"alif for >?L fe#eral ta0 $re#its) %"t the $ome with signiR$ant restri$tions on ren8 ovation a$tivit T while an %"il#ing more than @? ears ol# Ge.g.) %"ilt %e8 fore EAK@H $an F"alif for a ta0 $re#it of E?L of e0/en#it"res) witho"t s"$h signiR$ant restri$tions. The Rrst renovate# %"il#ing on the National Reg8 ister to re$eive a *EED8NC Platin"m rating was the +er#ing Theater) also in Portlan#) whi$h involve# the renovation of an EBAE armor %"il#ing into a /erforming arts theater.

&o,es> !reen
.hat7s a green homeN If o"7re in the mar&et for a new home) o" sho"l# %e as&ing for a green home) one that) at a minim"m) saves at least K?L of the energ of a $onventional new home) has water8$onserving R0t"res an# "ses non8to0i$ Rnishes. In$reasingl ) regional an# national home%"il#ers are oMering s"$h /ro;e$ts. A re$entl $om/lete# Northern California /ro;8 e$t % *ennar) one of the ten ma;or 2S home%"il#ers that #eliver a%o"t KDL of all new single8famil homes) shows this /otential. The /ro;e$t in Roseville will integrate /hotovoltai$ s stems an# "/gra#e# energ 8 eS$ien$ meas"res into JD? new homes slate# to %e %"ilt over the ne0t two ears in $oo/eration with Roseville Ele$tri$) a $it 8owne# "tilit . The Power*ight S"nTile3 solar ele$tri$ s stem) @? a roof8integrate# te$hnolog ) will %e installe# as a stan#ar# feat"re on ea$h home) res"lting in signiR8 $ant "tilit %ill re#"$tions for the homeowners) an# the generation of
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Cannon (ea$h home) NA,( +reen C"stom ,ome of the!ear) >??D) is also aOero8net8 energ home) %"ilt in a$$or#an$e with a#van$e# e$ologi$al #esign /rin$i/les. Design % Nathan +oo# Ar$hite$t.

$om/letel emissions8free ele$tri$it . In a##ition) % rea$hing $ertain en8 erg 8eS$ien$ goals) the *ennar8%"ilt homes ma F"alif Gthro"gh >??BH for a Z>)??? fe#eral ta0 $re#it. @E Another /ro;e$t % a well8esta%lishe# regional %"il#er is Carsten Crossings in Ro$&lin) California Gnear Sa$ramentoH) %"ilt % The +r"/e Com/an . This /ro;e$t was *EED8$ertiRe# % the *EED for ,omes /ilot /rogram. The homes are more energ eS$ient than the e0a$ting Califor8 nia state reF"irements an# also in$l"#e onsite solar ele$tri$it that $an re8 #"$e ele$tri$al %ills % "/ to @?L. Stan#ar# energ 8saving feat"res also in8 $l"#e tan&less water heaters) 5low8e6 win#ows) enhan$e# atti$ ins"lation an# foam8wra//e# %"il#ing envelo/es. @>
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.hat ma&es a home greenN W It sho"l# save at least K?L of the heating an# $ooling energ of a $on8 ventional home thro"gh a##itional ins"lation) %etter glaOing) %etter $onstr"$tion metho#s) e0ha"st8air heat re$over Gin $ol# $limatesH an# more8eS$ient ,VAC s stems. W It sho"l# %e %"ilt a$$or#ing to an esta%lishe# rating s stem s"$h as the NA,( mo#el +reen ,ome ("il#ing +"i#elines Gor their lo$al home8 %"il#er asso$iation or "tilit eF"ivalentH) Energ Star or *EED for ,omes. W It sho"l# %e $ertiRe# % an in#e/en#ent thir# /art "sing the $hosen rating s stem. W It sho"l# s"//l some of its energ from renewa%le so"r$es) either solar hot water or /hotovoltai$s. W It sho"l# save water with water8$onserving R0t"res s"$h as #"al8U"sh toilets. W All a//lian$es sho"l# %e Energ Star rate#. There are $"stom homes that ta&e the $on$e/t of a green home even f"rther) % having a green roof) E??L of energ s"//lie# % /hoto8 voltai$s an# solar thermal s stemsT "sing onl FSC8$ertiRe# woo# /ro#"$tsT "sing re$ $le#8$ontent) salvage# an# lo$all so"r$e# mate8 rials thro"gho"tT in essen$e tr ing to get as high "/ on the *EED for ,omes rating s$ale as /ossi%le. S"$h homes in$l"#e homeowner e#"$ation to ma0imiOe the eMe$8 tiveness of the energ $onservation an# water $onservation s stems. Shown at left is a $"stom home in Cannon (ea$h) Oregon) that re8 $eive# the NA,( C"stom +reen ,ome of the !ear awar# in >??D. Its #esign also in$or/orate# The Nat"8 ral Ste/ /rin$i/les Gsee se$tion on the E$ologi$al Foot/rintH) whi$h was ver im/ortant to the home8 owners.

The ,elenaa/artments) New!or& Cit ) #esigne# % FIFO.*E ARC,ITECTS) PC

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Elsewhere) we have #es$ri%e# /ro;e$ts % #evelo/ers that in$l"#e mi#8 rise an# high8rise $on#omini"ms an# a/artments. For an %"il#ing a%ove three stories) the *EED for New Constr"$tion G*EED8NCH rating s stem $an %e "se# to assess a green resi#en$e. Several #oOen s"$h resi#ential /ro;8 e$ts have alrea# %een $ertiRe# "n#er the *EED8NC rating s stem) in$l"#8 ing a Portlan# a/artment %"il#ing that re$eive# a *EED +ol# $ertiR$ation in >??@. The ni$est feat"re of this a/artment) in whi$h m wife an# I were among the Rrst tenants) was the health in#oor air F"alit ) in$l"#ing the fa$t that this was a non8smo&ing %"il#ing.

&ybrid 5ehicles
, %ri# vehi$les an# green %"il#ings might seem an o## mat$h ' one goes #own the roa#) the other sta s in one /la$e forever ' %"t a fo$"s on re#"$e# energ $ons"m/tion "nites them. , %ri# $ar sales in the 2S in >??C rea$he# >??)???) a%o"t EL of the overall vehi$le sales. ,owever) an earl >??@ s"rve of a"to in#"str e0e$"tives reveale# that @EL %elieve h 8 %ri#s will %e$ome more im/ortant as a 2S mar&et for$e) with %etween >??)??? an# D??)??? $ars selling in >??@. ,owever) it7s $lear that h %ri# sales are also tie# to f"el /ri$es. For e08 am/le) %etween A"g"st >??C an# De$em%er >??C) gasoline /ri$es #e$line# >JL an# h %ri# sales #e$line# KEL. @ K Fe#eral ta0 $re#its for h %ri#s also sweeten the Rnan$ial %eneRt of re#"$e# gas "se. In >??@ the ta0 $re#it for h %ri#s ranges from ZCD? to ZK)ED?) #e/en#ing on the ma&e an# mo#el an# the total n"m%er of h %ri#s sol# sin$e the $re#it %egan. The $re#it /hases o"t in >??A. @J -an $om/anies in the green %"il#ing in#"str that want to #istin8 g"ish themselves in terms of their $ommitment to s"staina%ilit are em8 %ra$ing h %ri#s for their own Ueets an# sometimes even s"%si#iOing em8 /lo ees to /"r$hase h %ri#s for their own "se. Certainl ) among $ertain 5e$o8elites)6 having a To ota Pri"s has %e$ome a stat"s s m%ol) a visi%le sign that the owner $ares a%o"t lowering gasoline $ons"m/tion an# is willing to s/en# a little more to #o so. ("t) %" ing an# o/erating h %ri# an# highl f"el8eS$ient $ars an# tr"$&s is more than a stat"s s m%ol or a wa to get a *EED /oint in a new /ro;e$tT it is also a $om/onent of a more s"staina%le f"t"re for an %"siness. .h not %e$ome more $om/etitive % lowering o"r $ost of o/erations thro"gh re#"$e# f"el "seN
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In the *EED for New Constr"$tion rating s stem) a $re#it /oint is grante# "n#er Alternative Trans/ortation for /rovi#ing low8emitting an# f"el8eS$ient vehi$les for KL of the f"ll8time eF"ivalent GFTEH o$$"/ants an# /rovi#ing /referre# /ar&ing for those vehi$les. If a %"il#ing has >?? f"ll8time o$$"/ants) for e0am/le) an owner $o"l# F"alif for this $re#it % /rovi#ing si0 of these vehi$les for "se) /erha/s for $ar/ools. GTo F"alif ) $ars have to %e 1ero Emission Vehi$les or s$ore J? or more on a green s$ore. For >??C) ,on#a an# To ota h %ri#s F"aliRe#.H @D .ith more than C?L of Ameri$a7s oil $oming from foreign so"r$es) ranging from the sta%le Sa"#i Ara%ia to the ver "nsta%le IraF an# Iran) to the /oliti$all F"estiona%le so"r$es in *atin Ameri$a) wh sho"l#n7t we vote for greater national se$"rit thro"gh re#"$e# f"el /"r$hasesN C"tting gasoline $ons"m/tion is one of the few things o" $an #o on a #ail %asis that has s"$h a #ramati$ an# imme#iate im/a$t on national se$"rit . Don7t forget we live in a worl# where /ea& oil /ro#"$tion is li&el to $ome not onl in o"r lifetime) %"t within o"r wor&ing life. .orl#wi#e) we $ontin"e to e0tra$t far more oil ea$h ear than we #is$over) meaning that we are #rawing #own the availa%le reso"r$e faster than it7s %eing re/len8 ishe#. One in#"str e0/ert $laims that the last time we fo"n# as m"$h new oil as we /"m/e# was EABB) nearl >? ears ago. The im%alan$e wi#ens ea$h ear. In >??D) a$$or#ing to this anal st) we onl re/la$e# >?L of the oil that was /"m/e# with /roven new s"//lies. @C

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ncentives
+iven a $hoi$e) most /eo/le /refer the $arrot to the sti$&T at this /oint in the #evelo/ment of green %"il#ing metho#s) te$hniF"es an# te$hnologies) in$entive s stems seem a %etter a//roa$h than man#ates. In$entives allow the /rivate se$tor to e0/eriment with a vast arra of metho#s for a$hieving vario"s levels of energ 8eS$ien$ an# *EED $ertiR$ation. ( $om%ining all of a %"il#ing7s environmental attri%"tes into a /oint s stem) *EED ma&es it eas to tra#e oM among vario"s $om/onents of a %"il#ing while still a$hieving a s/e$iRe# res"lt s"$h as Silver) +ol# or Platin"m. ,owever) green %"il#ing a#vo$ates an# lo$al an# state government lea#ers are not going to wait aro"n# for the /rivate se$tor to $onstr"$t high8/erforman$e %"il#ings. ( >?E?) if not sooner) we are going to see in$entives $o"/le# with man#ates) as green %"il#ings an# green homes move into the mainstream. The iss"es of $om%ating $limate $hange are too "rgent an# too /oliti$al to wait a generation for the /rivate se$tor to start $onstr"$ting an# o/erating %"il#ings in a s"staina%le manner. ("t for now) in$entives are the /referre# metho# for a$$elerating the growth of green %"il#ings. '/a,ples o. 4tate and ?ocal !reen "uildings and %ene-able 'nergy ncentives
#ype o. ncentive 4o,e '/a,ples In$ome ta0 $re#it for green %"il#ings Oregon an# New!or& In$ome ta0 $re#it for solar energ s s8 tems Pro/ert ta0 a%atement for *EED Silver or higher ratings AriOona) New !or&) New-e0i$o) 2tah an# Oregon Neva#a) -i$higan) -innesota an# -as8 sa$h"setts

Sales ta0 relief for solar "nits AriOona) Flori#a) +eorgia) I#aho) Iowa) -ar lan# an# Ohio Priorit /ro$essing of %"il#ing /ermits Chi$ago an# *os Angeles Densit %on"ses for *EED /ro;e$ts Seattle an# Arlington VA 2tilit s"%si#ies for /hotovoltai$ s stems California) AriOona) Ala%ama) Colora#o) Te0as) ,awaii an# Flori#a +rants an# loans for renewa%leenerg s stems Ala%ama) Conne$ti$"t) -assa$h"setts) -innesota) New!or&) Ohio an# Tennessee

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State an# lo$al governments oMer man in$entives for green %"il#ings an# renewa%le energ s stems. As o" $an see) there are a lot of /"%li$ /ol8 i$ o/tions an# in$entive o//ort"nities for /romoting green %"il#ings at an level of government.

ntegrated Design
Integrate# #esign is the main metho# "se# % green %"il#ers to #esign high8/erforman$e %"il#ings on $onventional %"#gets. ,ow is this /ossi8 %leN If I ma&e a /ie$e of eF"i/ment more eS$ient) isn7t it going to $ost moreN !es) it is. ("t if I ma&e it more eS$ient and #esign the %"il#ing to "se less energ overall) then that eF"i/ment is going to %e %oth more eS$ient and smaller) there% saving $ost. ,ere7s a /ra$ti$al e0am/le. -ost oS$e %"il#ings #on7t "se sha#ing #e8 vi$es e0ternal to the %"il#ingT instea# the rel on tinte# glass to re#"$e glare. ("t the s"n still enters the %"il#ing) lea#ing to e0$ess heating in s"mmer) reF"iring more $ooling. -ost oS$e %"il#ing air8$on#itioning

Integrate# #esign nee#s to %e front8loa#e# in the #esign /ro$ess to i#entif an# $a/8 t"re o//ort"nities.

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s stems are siOe# for the a%sol"te /ea& s"mmer afternoon $ooling #e8 man#. .hat if o" $o"l# re#"$e that #eman# % sha#ing the so"th8fa$ing an# west8fa$ing Gan# in some so"thern $limates) east8fa$ingH glass) so that the s"n never enters the %"il#ing #"ring the s"mmer) at least from E? am to J /mN That wo"l# reF"ire a lot less $ooling. ("t it wo"l# $ost more for the e0ternal sha#ing #evi$es G/l"s mess "/ the $lean /ost8mo#ern faba#e of the %"il#ingH. ("t wo"l# it $ost more than o" wo"l# save % #ownsiO8 ing the air8$on#itioning s stemN In general) the answer is no. So the %asi$ /rin$i/le of integrate# #esign is that we have to loo& at the whole %"il#ing7s energ an# water "se) not ;"st fo$"s on in#ivi#"al s stems in isolation from ea$h other. Easier sai# than #one) however) with8 o"t a strong $ommitment to an integrate# #esign pro%ess % the %"il#ing owner) ar$hite$t) engineers an# other &e mem%ers of the #esign an# $on8 str"$tion team. The %asi$ elements of integrate# #esign in$l"#e the following a$tivi8 ties) all &nitte# together % e0$ellent fa$ilitation an# $omm"ni$ations s&ills= W Sele$t the Team= Team mem%ers nee# to &now not onl a lot a%o"t their own Rel# of e0/ertise) %"t also how their #e$isions might aMe$t all of the %"il#ing7s s stems an# $om/onents. T /i$all ) the owner7s re/resentative or /ro;e$t manager an# the &e $ontra$tor team mem8 %ers are /art of the #esign eMort) m"$h more so than in $onventional %"il#ing. W Set the +oals= It7s a tr"ism in %"siness Gan# lifeH that teams $an /er8 form at ver high levels if the are as&e# to. It7s also tr"e that 5what gets meas"re#) gets manage#)6 so that meas"ring /erforman$e Gs"$h as a$hieving a *EED rating of a $ertain levelH is a $riti$al fa$tor in #riv8 ing #esign teams to innovative) $ost8$ons$io"s #e$isions. W Assign Cham/ions= It7s also a tr"ism in %"siness that someone has to 5own6 the res"lts. If an ar$hite$t tells a me$hani$al engineer to $"t %"il#ing energ "se from the norm % D?L) that engineer has to agree to ma&e this ha//en) witho"t overs/en#ing her %"#get. ,igh8/er8 forman$e %"il#ings have a $ham/ion for ea$h area of #esign) $on8 str"$tion an# o/erations. W O/timiOe the Design= No one /ro;e$t is ;"st li&e anotherT ea$h #esign has "niF"e reF"irements) t /i$all #riven % the /"r/ose of the %"il#8 ing) the owner7s or #evelo/er7s e0/e$tations) %"#gets an# s$he#"les. Therefore) ea$h #esign nee#s to %e o/timiOe# for the s/e$iR$ $ir$"m8 stan$es. This often reF"ires m"lti/le iterations of the #esign) tra#e8 oMs %etween vario"s %"il#ing elements) %est #one in the earl stages %efore m"$h of the #etaile# #esign $ost has %een in$"rre#.
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W Follow Thro"gh= The %est /la ers in s/orts never ta&e their e e oM the %all) an# the %est %"il#ing /ro;e$ts have a ver strong follow8thro"gh) to ma&e s"re that all of the great i#eas from the earl stages of #esign get in$or/orate# into the /ro;e$t. This $an %e #iS$"lt) %e$a"se often the %"il#ing7s $on$e/t"al #esigner han#s oM the #etaile# #esign to an8 other ar$hite$t or engineer) or is o$$"/ie# with several other /ro;e$ts ha//ening sim"ltaneo"sl . W Commission the Pro;e$t= As #is$"sse# /revio"sl ) $ommissioning ma&es s"re that the #esign intent is a$t"all translate# into the %"il#8 ing s stems all the wa thro"gh $onstr"$tion an# start"/) so that all energ 8"sing s stems wor& the wa the were #esigne#. In$re#i%le as it ma seem) no one e0$e/t /erha/s the %"il#ing owner or #evelo/er is reall in $harge of a %"il#ing7s Rnal energ /erforman$e. Commis8 sioning hel/s to %ri#ge the ga/ %etween goo# intentions an# a$t"al /erforman$e. W -aintain an# -onitor= No goo# /ro;e$t goes witho"t maintenan$e for long. Training of o/erating /ersonnel in the %"il#ing7s s stems Ges/e$iall if the are "n$onventionalH is $riti$al) as is monitoring the /erforman$e of the %"il#ing an# Rn#ing o"t wh /erforman$e isn7t meeting e0/e$tations.

nterior Design
+reen interior #esign is a vast to/i$T #esigning health wor&/la$es) "sing green materials) #a lighting an# goo# lighting $ontrols) low8to0i$ Rnishes) low8emitting $ar/et) $a%inetr an# f"rnit"re from s"staina%l harveste# woo#) lower8water8"sing R0t"res ' the list goes on. The *EED for Com8 mer$ial Interiors G*EED8CIH stan#ar# F"antiRes these meas"res in a /oint s stem. ( earl >??@) KJ /ro;e$ts ha# %een $ertiRe# "n#er the *EED8CI version >.?) in$l"#ing J Platin"m8rate# /ro;e$ts) an# DA "n#er the *EED8 CI version E.? G/ilotH /rogram) in$l"#ing E Platin"m8rate# /ro;e$t. ,ere we highlight the &e elements of three of the Platin"m /ro;e$ts an# one +ol# /ro;e$t. Interfa$eF*OR7s showroom in Atlanta has shown its $ommitment to s"staina%ilit with the Rrst Platin"m8$ertiRe# *EED8CI /ro;e$t. O/ene# in >??J in an e0isting %"il#ing) the /ro;e$t #iverte# A>L of $onstr"$tion waste from lan#Rlls) installe# low8Uow R0t"res in restrooms) installe#
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The Interfa$eF*OR showroom in Atlanta) #esigne# % TVS Ar$hite$ts) was one of the first *EED8CI Platin"m /ro;e$ts.

energ 8eS$ient lighting an# lighting $ontrols) re"se# K?L of f"rnit"re an# R0t"res) minimiOe# VOCs "se# #"ring $onstr"$tion an# installe# low8VOC $ar/ets an# f"rnit"re. @@ In >??C the ar$hite$t"ral Rrm Coo&<Fo0 relo$ate# its oS$es in New !or& Cit an# so"ght to re#eRne the Rrm an# $onve its vision for the f"8 t"re with a *EED8CI Platin"m8rate# interior remo#el. *o$ate# in the E>)???8sF"are8foot /entho"se of a former #e/artment store in #owntown -anhattan) the /ro;e$t has e0tensive #a lighting from its EJ8foot $eilings. A Oone# lighting s stem "ses energ 8eS$ient metal8hali#e an# U"ores$ent lighting) as well as high8F"alit am%ient light with #es&to/ tas& lighting. The e0isting air8han#ler) relativel new) was "/gra#e# with a varia%le8fre8 F"en$ #rive an# a##itional Rltration. A K)C??8sF"are8foot green roof "ses %io/hilia #esign /rin$i/les to Rght the "r%an heat8islan# eMe$t an# to /ro8 vi#e a vis"al amenit for the oS$e. .ater $ons"m/tion has %een lowere# % J?L thro"gh R0t"re $hoi$es. +reen materials were "se# thro"gho"t) an# the Rrm instit"te# an e0tensive green $leaning /rogram. The entire staM7s home energ "sage) as well as the %"il#ing7s) has %een oMset thro"gh the /"r$hase of green /ower $re#its. @B The So$iet for Ne"ros$ien$e7s new hea#F"arters in .ashington) DC) re$eive# a *EED8CI +ol# rating in >??C) $overing the im/rovements on
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Fig"re D.>C. Envision Design7s remo#el for The So$iet for Ne"ros$ien$e s/a$e in$or/orate# a n"m%er of &e elements of green interior #esign.

three Uoors of an EE8stor ) BJ)???8sF"are8foot %"il#ing. The /ro;e$t re8 #"$e# water "se % >>L) an# ,VAC s stems $om/l with in$rease# en8 erg 8eS$ien$ reF"irements. Da light8res/onsive $ontrols are "se# at /erimeter win#ows. All ele$tri$it "se# in the s/a$e $omes from green /ower so"r$es Gwin#H. Re$ $le# materials ma&e "/ >>L of the total mate8 rials $ost) in$l"#ing KAL of the $ar/et) J?L of the resilient Uooring) D?L of "/holstere# wall /anels) KKL of g /s"m %oar#) @EL of $eiling tiles an# D?L of oS$e f"rnit"re. All woo# $omes from FSC8$ertiRe# forests. *ow8 VOC materials were "se# thro"gho"t. @A In Fe%r"ar of >??@ the 2S +reen ("il#ing Co"n$il move# into its new hea#F"arters) a >>)???8sF"are8foot remo#ele# s/a$e that re$eive# a *EED8CI Platin"m $ertiR$ation. Some of the feat"res in$l"#e= ra/i#l re8 newa%le %am%oo Uooring) re"se# granite $o"nterto/s an# non8to0i$ /aint on the walls. Em/lo ees in the o/en wor&s/a$e areas en;o a%"n#ant nat"ral #a light an# o/era%le win#ows) an# AKL of the interior has a view of the o"t#oors. OS$e f"rnit"re from the /revio"s s/a$e was re"se#) an# the $eiling tiles are re$ $la%le. All lighting /ro#"$ts are engineere# for high eS$ien$ an# lower energ "seT in#ivi#"al tas& lights allow em/lo ees to $ontrol light within their wor& area. The new oS$e "ses J?L less water via low8Uow /l"m%ing R0t"res) #"al8U"sh toilets an# water8free "rinals.
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nvesting in !reen "uildings
In >??C real estate investment in green %"il#ings grew #ramati$all with the anno"n$ement of a ;oint vent"re % the California P"%li$ Em/lo ees Retirement S stem GCalPERSH to f"n# f"t"re $ommer$ial real estate /ro;8 e$ts % the ,ines #evelo/ment organiOation. A large national real estate #evelo/er) ,ines is well8&nown for its $ommitment to Energ Star an# *EED $ertiR$ation for its %"il#ings. B? The ,ines CalPERS +reen Develo/8 ment F"n# G,C+H was $a/italiOe# with over ZE>? million of $ommitte# eF"it an#) with leverage) will have the a%ilit to invest "/ to ZD?? million. ,C+ will $on$entrate on #evelo/ing high8/erforman$e) s"staina%le oS$e %"il#ings $ertiRa%le thro"gh the *EED for Core an# Shell Program. A n"m%er of /"%li$l tra#e# Real Estate Investment Tr"sts GREITsH have also %eg"n to ma&e strong $ommitments to green %"il#ings) in$l"#8 BE an# Cor/orate OS$e ing *i%ert Pro/ert Tr"st GPhila#el/hia) PAH Pro/erties Tr"st GCol"m%ia) -DH. B> In a##ition) ma;or /rivate investors have %eg"n to #evelo/ large green /ro;e$ts. Two nota%le e0am/les are +er#ing E#len Develo/ment in Portlan#) Oregon) an# V"l$an Real Estate in Seattle) .ashington. ( the en# of >??C) +er#ing E#len registere# more than K? #evelo/ment /ro;e$ts on the .est Coast for $ertiR$ation "n#er the *EED s stem an# #evelo/e# the worl#7s largest *EED Platin"m %"il#ing Gto #ate) at EC stories an# JE>)??? sF"are feetH) the Center for ,ealth an# ,ealing at Oregon ,ealth \ S$ien$e 2niversit in Portlan#. BK V"l$an is #e8 velo/ing a n"m%er of /ro/erties in Seattle7s So"th *a&e 2nion #istri$t to *EED stan#ar#s. BJ Investing in green %"il#ings has %eg"n to attra$t $onsi#era%le atten8 tion as a form of so$iall res/onsi%le investing) a /ra$ti$e that is growing faster than overall investing. A$$or#ing to one so$iall res/onsi%le /ro/8 ert investing e0/ert) Professor +ar Pivo at the 2niversit of AriOona= .e have et to see the Rrst real estate investment f"n# sF"arel $ommitte# to green real estate. ("t "ntil s"$h f"n#s are $reate#) there are some other o/tions worth $onsi#ering. One is to a$8 F"ire shares in $om/anies that $ommonl own Energ Star8 la%ele# %"il#ings or have %een re$ogniOe# % Energ Star for their $onser vation eMorts. E0am/les in$l"#e Ar#en Realt ) EF"it OS$e Pro/erties) ,ines) (ran# wine Realt ) Carr Ameri$a) +len8 %oro"gh Realt ) Par&wa Pro/erties) Prentiss Pro/erties an# 2SAA Realt .BD
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Justice> 4ocial
One of the more hear tening events of the /ast two ears has %een the re8 s/onse of the #esign $omm"nit to the aftermath of ,"rri$ane 4atrina) showing how eF"it $onsi#erations are a vital /ar t of the tri/le %ottom line for green %"il#ings. At the Novem%er >??D +reen%"il# show in At8 lanta) hel# ann"all % the 2S +reen ("il#ing Co"n$il) man of the %est min#s in the worl# of green ar$hite$t"re #e#i$ate# themselves for three #a s to hol#ing an e$o8$harrette on how to res/on# to 4atrina7s #is/os8 sesse# /o/"lation with aMor#a%le green ho"sing. The 0e! -rleans Prin%i, ples to g"i#e s"staina%le re$onstr"$tion in$l"#e# the following elements= res/e$t the rights of all $itiOens of New OrleansT restore nat"ral /rote$8 tions of the greater New Orleans regionT im/lement an in$l"sive /lanning /ro$essT val"e #iversit in New OrleansT /rote$t the $it from f"t"re Uoo#8 ingT em%ra$e smart re#evelo/mentT an# /rovi#e for 5/assive s"rviva%ilit 6 G#eRne# as the a%ilit to s"rvive witho"t o"tsi#e servi$es s"$h as ele$tri$8 it or water s"//lies for some /erio# of timeH in the event of a f"t"re $risis or s stems %rea&#own. BC Con$"rrentl ) the Congress for the New 2r%anism hel# a #esign $har8 rette for New Orleans homes an# $ame "/ with some man"fa$t"re#8 ho"sing sol"tions that wo"l# allow ho"ses to %e %"ilt for a%o"t ZKD)???) with eno"gh room for a famil ) storage for their goo#s an# a front /or$h to greet the neigh%ors. B @ S"staina%le #esign /ro/onents an# green %"il#ing #esigners are wor&ing to ma&e s"re that the %eneRts of green %"il#ings rea$h the entire /o/"lationT one wa to #o this is to %"il# green aMor#a%le an# /"%li$ ho"sing. -an ar$hite$ts are wor&ing on s"$h /ro;e$ts. For e0am/le) in Se/tem%er >??J the Nat"ral Reso"r$es Defense Co"n8 $il GNRDCH an# Enter/rise Com8 m"nit Partners Gformerl the Enter/rise Fo"n#ationH la"n$he# the +reen Comm"nities Initia8 tive) a Rve8 ear) ZDD? million $om8 mitment to %"il# more than B)D?? The *EED +ol#8$ertifie# Colora#o Co"rt environmentall frien#l aMor#8 lo$ate# in Santa -oni$a) CA) #esigne# % a%le homes a$ross the $o"ntr . BB P"gh < S$ar/aAr$hite$ts.
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CertiRe# as a *EED +ol# /ro;e$t) Colora#o Co"rt) a K?)???8sF"are8 foot) JJ8"nit single8resi#ent o$$"/an$ GSROH a/artment %"il#ing in Santa -oni$a) California) was #esigne# to %e E??L energ in#e/en#ent) "sing /assive solar #esign strategies) an onsite gas8Rre# $ogeneration s s8 tem an# solar ele$tri$ /ower. The /ro;e$t will save ea$h "nit ZED? /er ear on "tilit %ills an# is stri&ingl %ea"tif"l as well) show$asing the aestheti$ /otential of /ol $r stalline sili$on PV /anels.

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Bno-ledge
It7s often $ommente# that mo#ern so$iet is 5smart) %"t not wise)6 that we &now how to #o lots of things right) %"t we #on7t ne$essaril #o the right things. +reen %"il#ings #evelo/ from a &nowle#ge %ase not onl of how to ma&e energ 8eS$ient %"il#ings) %"t how to #o so in the least harmf"l an# most reso"r$e8eS$ient wa . In their highl inU"ential %oo&) 0atural &ap, italism ) a"thors Pa"l ,aw&en) Amor *ovins an# *. ,"nter *ovins /oint o"t how we7ve learne# to 5o/timiOe6 ea$h s"%s stem of a %"il#ing) %"t in a wa that 5/essimiOes6 the /erforman$e of the overall s stem. In other wor#s) engineers $an ma&e a %"il#ing relativel $omforta%le with air $on8 #itioning an# for$e# ventilation) no matter how /oorl the ar$hite$t has #esigne# the %"il#ing. That7s smar t) %"t is it wiseN - late father8in8law) a me$hani$al engineer for Rve #e$a#es) live# to %e E??T he li&e# to sa that an engineer is 5an e$onomist with te$hni$al training.6 In other wor#s) the engineer7s goal sho"l# %e to minimiOe re8 so"r$e "se to a$$om/lish a s/e$iR$ e$onomi$ /"r/ose) e.g.) ma&e %"il#ings health ) $omforta%le) /ro#"$tive /la$es to live) wor&) /la an# learn. -ost engineers have this &nowle#ge or some /art of it) %"t the time8/ress"re# s stem of %"il#ing #evelo/ment) #esign an# $onstr"$tion $ons/ires to ma&e most of them into gloriRe# eF"i/ment s/e$iRers) not whole8s stems %"il#ing engineers. .o"l#n7t it %e %etter to start with the i#ea of a %"il#ing that heate# an# $oole# itself %e$a"se of its orientation to the s"n) its "se of sha#ing an# overhangs) its "n#erstan#ing an# "se of ra#iant heating an# $ooling from the mass of the %"il#ing itself) its "se of nat"ral ventilation sol"tions to let air move thro"gh the %"il#ing with minimal fan energ ) et$. an# then Gan# onl thenH a## the smallest me$hani$al an# ele$tri$al s stems nee#e# to ta&e $are of the remaining #eman#sN This line of thin&ing re/resents the essen$e of the s"staina%le #esign revol"tion= the "se of %oth tra#itional 5%io$limati$6 %"il#ing #esigns along with the %est of mo#ern s stems) $ontrols) materials an# te$hnolog to #evelo/ a new5in#igeno"s6 %"il#ing st le for ea$h region. .h sho"l#8 n7t a %"il#ing in T"$son resem%le a sag"aro $a$t"s) e0/osing the minimal amo"nt of s"rfa$e area to the s"n an# the water8#raining #r warm air) an# one in Portlan# loo& more li&e a tall) ma;esti$ Do"glas Rr) $omforta%le in its $ool) $lo"# ) wet s"rro"n#ingsN AriOona %"il#ings o"ght to %e heav ) massive aMairs) with ra#iant8 $oole#) sha#e# s"rfa$es an# with no #ire$t s"n /enetration e0$e/t in
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winter. In s"mmer the same s"rfa$es wo"l# a%sor% heat from the air #"r8 ing the #a an# re8ra#iate it at night to the atmos/here) when no one wo"l# %e aro"n#. The sho"l# harvest all of their energ from the a%"n8 #ant s"n an# $onserve whatever water that falls. Pa$iR$ Northwest %"il#ings on the west slo/e of the Cas$a#es sho"l# a#mit ma0im"m #a light from a%ove) t"rn a $lose# north fa$e to the $ol# winter %reeOes %"t a#mit the low8angle winter light an# allow for $ross ventilation #"ring the mil# s/ring an# fall sho"l#er seasons. The sho"l# re$ $le all of their a%"n#ant rainwater an# %e a%le to harvest nat"ral earth energies for %oth heating an# $ooling.

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?'Ds 7?ight3e,itting Diodes8
*EDs are a revol"tionar new lighting te$hnolog that re#"$e energ $on8 s"m/tion) allow lighting to %e /rogramme# % $om/"ter an# /ermit wi#e variations in lighting $olor. *EDs "se $hi/s) not %"l%s) so emit a lot less heat than in$an#es$ent or even U"ores$ent lam/s. -a#e with $om/"ter $hi/s) the are easil #imma%le an# /rogramma%le. A goo# e0am/le is a new /ro#"$t from ,erman -iller that7s winning #esign awar#s. Shown %elow) the *eaf /ersonal light oMers ma0im"m lighting o/tions with less material) in an intrig"ing) organi$ form an# with $ontrols that invite h"man /arti$i/ation. The /ro/rietar te$hnolog also a##resses the most ve0ing /ro%lems in e0isting *ED sol"tions ' light intensit an# heat %"il#"/. It #raws onl eight to nine watts of /ower) a%o"t J?L less than a $om/a$t U"ores$ent GCF*H %"l% with the same light o"t/"t. 5*eaf is #esigne# to give the "ser a f"ll s/e$tr"m of $hoi$es to e0/ress light7s magi$al an# sensor variations)6 sa s #esigner !ves (ehar. 5It lets h"man senses %e$ome engage# % allowing the "ser to $hoose the in8 tensit an# $olor of light whi$h %est s"its a f"n$tional nee#) moo# or lo$a8 tion.6 BA *eaf was #evelo/e# a$$or#ing to ,erman -iller7s #eman#ing Design for the Environment GDfEH /roto$ol) em/hasiOing s"staina%le

The ,erman -iller *eaf *ight.

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/ro$esses) materials an# re$ $la%ilit . *eaf 7s environmental im/a$t is /er8 ha/s most /rofo"n# thro"gh its "se. On average) *eaf7s *EDs $ons"me lit8 tle /ower) last "/ to E??)??? ho"rs an# $"t energ "se signiR$antl $om8 /are# even to CF*s. *EDs are alrea# in ma;or "se in traS$ signals) as $ities an# $o"nties thro"gho"t the $o"ntr are "sing them to re/la$e stan#ar# %"l%s. In a##i8 tion to saving energ ) the *EDs7 long life re#"$es maintenan$e $osts for re8 /la$ing %"rne#8o"t %"l%s % almost A?L. A lighting #esign $olleag"e of mine re$entl "se# *EDs for highlighting a light8rail %ri#ge) /rogramme# to /"t on a light show ever time a train /asse# over. The /ossi%ilities for "sing *EDs in lighting #esign are en#less9

?''D 7 ?eadership in 'nergy and 'nviron,ental Design8

*EED is the lea#ing green %"il#ing rating s stem in the 2S for $ommer8 $ial) instit"tional) an# mi#8rise to high8rise resi#ential %"il#ings. It is #e8 velo/e#) tra#emar&e# an# owne# % the 2S +reen ("il#ing Co"n$il. At the en# of >??C) nearl D)??? %"il#ings ha# registere# their intention to "se the *EED rating s stem for new %"il#ings) renovations) tenant remo#8 els an# e0isting %"il#ings) a D?L in$rease over >??D ear8en# totals. Al8 most CD? million sF"are feet of %"il#ings were involve# in *EED8regis8 tere# /ro;e$ts) re/resenting $lose to Z@B %illion worth of $onstr"$tion. ( the en# of >??C) a$$or#ing to the 2S +reen ("il#ing Co"n$il) more than CD? /ro;e$ts ha# alrea# %een $ertiRe#) an in$rease of CCL over the >??D ear8en# totals. In an in#"str that grows t /i$all % DL /er ear) this in8 $rease in green %"il#ing /ro;e$ts is asto"n#ing. The state# goal of *EED is to transform the %"il#ing in#"str % intro#"$ing rating s stems that reUe$t s$ientiR$ &nowle#ge) lea#ing8e#ge ar$hite$t"ral an# engineering #esign a//roa$hes an# %est /ra$ti$es in $onstr"$tion an# #evelo/ment. *EED is #ivi#e# into si0 rating s stems= W *EED for New Constr"$tion Gan# ma;or renovationsH. W *EED for Commer$ial Interiors Gremo#elsH. W *EED for Core an# Shell Gt /i$all oS$e %"il#ings an# other s/e$"la8 tive /ro;e$tsH. W *EED for E0isting ("il#ings Gthe eMe$ts of $ontin"ing %"il#ing o/er8 ationsH.
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W *EED for ,omes G$"stom homes an# /ro#"$tion homes) in$l"#ing low8rise a/artmentsH. W *EED for Neigh%orhoo# Develo/ment G$am/"ses an# "r%an #is8 tri$ts) new s"%#ivisionsH. The #ominant rating s stem at this time is *EED for New Constr"$tion G*EED8NCH) $om/rising @@L of $ertiRe# /ro;e$ts an# @AL of all /ro;e$t registrations. GRegistering a /ro;e$t is li&e getting engage#) #e$laring o"r intention to $ertif when a %"il#ing is $om/lete# an# rea# for o$$"8 /an$ .H In m o/inion an# e0/erien$e) *EED8NC is a ver $aref"ll $on8 str"$te# rating s stem. It was intro#"$e# in -ar$h >??? after a two8 ear %eta test or /ilot /rogram an# has seen wi#es/rea# "se an# /o/"larit . ?''D .or 1e- Construction 7?''D31C8 The %asi$ an# most freF"entl "se# *EED rating s stem $ontains K> $ate8 gories of environmental #esign an# energ $on$ern) with CJ $ore /oints an# D e0tra $re#it /oints) for a total of CA. A %asi$ *EED8NC $ertiRe# /ro;8 e$t m"st s$ore at least >C /oints in the $ategories of site) water) energ ) ma8 terials an# in#oor environment. There are also Silver GKK /ointsH) +ol# GKA /ointsH an# Platin"m GD> /ointsH $ertiR$ation levels. *ess than >? *EED8 NC /ro;e$ts ha# %een $ertiRe# Platin"m % the en# of >??C. Ea$h /ro;e$t reF"ires rigoro"s #o$"mentation that is eval"ate# % in8 #e/en#ent a"#itors. A Rnishe# *EED8NC $ertiRe# /ro;e$t is well within the to/ E?L of all %"il#ings $onstr"$te# ea$h ear) in terms of its green at8 tri%"tes. *EED8NC $ertiRe# /ro;e$ts also ten# to %e K?L or more energ eS$ient than their $onventional $o"nter/arts) "se K?L less water an# have healthier in#oor air) more #a lighting an# views to the o"t#oors. ?''D .or Core and 4hell 7?''D3C48 The *EED8NC stan#ar# relies on eval"ating a $om/lete# an# f"ll f"rnishe# %"il#ing. -an $ommer$ial %"il#ings are %"ilt as 5$ore8an#8 shell6 /ro;e$ts) meaning that D?L or more of the /ro;e$t is em/t Ga 5see8 thro"gh6 %"il#ingH when $onstr"$tion is $om/lete#) an# the oS$e s/a$es are left for tenants to %"il# o"t. A $ore8an#8shell %"il#ing t /i$all has a lo%% ) an elevator $ore) a Rnishe# e0ternal an# interior str"$t"re) ma;or ,VAC) /l"m%ing an# ele$tri$al s stems) /ar&ing garage an# little else. These /ro;e$ts are eval"ate# "sing the *EED for Core an# Shell stan#ar# that ma&es allowan$es for items that #evelo/ers #o not Rnish) s"$h as lighting) $ar/eting) /aints an# similar items. The original i#ea was to lin& the *EED8CS rating with a *EED for Commer$ial Interiors rating) so that the entire %"il#ing wo"l# "ltimatel %e $ertiRe# similar to a *EED8NC
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/ro;e$t. In /ra$ti$e) this #oes not alwa s wor& o"t) sin$e even $ommitte# green #evelo/ers are rel"$tant to im/ose green tenant im/rovement stan8 #ar#s. ?''D .or Co,,ercial nteriors 7?''D3C 8 This rating s stem $overs the environmental #esign an# energ iss"es that a tenant im/rovement /ro;e$t $an a##ress) in$l"#ing lighting energ "se an# F"alit ) ,VAC energ "se an# $ontrols) a$$ess to /"%li$ trans/orta8 tion) energ "se % oS$e eF"i/ment) oS$e f"rnit"re) other %"il#ing ma8 terials $hoi$es) $a%inetr ) $ar/ets) /aints) f"rnishings an# a host of iss"es relate# to the $onstraints of wor&ing within an e0isting %"il#ing. Intro8 #"$e# late in >??J) the *EED8CI stan#ar# has registere# nearl D?? /ro;8 e$ts an# $ertiRe# nearl E??. There are D@ /otential /oints in a *EED8CI /ro;e$tT a $ertiRe# /ro;e$t m"st a$hieve >E /oints) >@ for Silver) K> for +ol# an# J> for Platin"m. ?''D .or '/isting "uildings 7?''D3'"8 This rating s stem attem/ts to #eal with the $ontin"ing environmental foot/rint of a %"il#ing or #evelo/ment after it is o$$"/ie#. A$$or#ing to

Coo&<Fo0 Ar$hite$ts7*EED Platin"moffi$e) the first in New!or& Cit ) t"rne# a histori$ /entho"se s/a$e into ahealth an# $reative wor& environment. The #a lit) o/en st"#io feat"res nat"ral materials) filtere# air an# a view onto a KC??8sF"are8foot green roof.

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the 2S +reen ("il#ing Co"n$il) *EED8E( 5is a set of vol"ntar /erform8 an$e stan#ar#s for the s"staina%le "/gra#es an# o/erations of %"il#ings. It /rovi#es s"staina%le g"i#elines for %"il#ing o/erations) /erio#i$ "/gra#es A? of %"il#ing s stems) minor s/a$e "se $hanges an# %"il#ing /ro$esses.6 -ost of "s wo"l# thin& of the energ an# water "se in eval"ating %"il#ing o/erations) %"t *EED8E(%roa#ens this /ers/e$tive to in$l"#e re8 $ $ling rates) $hemi$al "se in lan#s$a/ing an# /est management) environ8 mentall /refera%le /"r$hasing /oli$ies) green $leaning an# maintenan$e an# a n"m%er of other %"il#ing management iss"es. The long8term eMe$t of a %"il#ing on the environment is the s"m of a lot of little $hoi$es that %"il#ing owners an# o/erators ma&e thro"gho"t its lifetime. *EED8E( is the Rrst $om/rehensive s stem to assess these eMe$ts an# to s"ggest how to mitigate them. Intro#"$e# late in >??J) *EED8E( registere# almost >D? /ro;e$ts an# $ertiRe# a%o"t J? % the en# of >??C. *EED8E( has K> $re#it $ategories an# BD /ossi%le /ointsT K> /oints are reF"ire# for $ertiR$ation) J? for Sil8 verT JB for +ol#T an# CJ for Platin"m. ?''D .or 1eighborhood Develop,ent 7?''D31D8 *EED8ND was "nveile# earl in >??@ as a /ilot /ro;e$t G%eta testH rating s stem for assessment of "/ to >J? /ro;e$ts. Develo/e# in a $lose /artner8 shi/ with the Nat"ral Reso"r$es Defense Co"n$il an# the Congress for the New 2r%anism) *EED8ND see&s to /rovi#e a national set of stan#ar#s for neigh%orhoo# lo$ation an# #esign %ase# on the $om%ine# /rin$i/les of smart growth) new "r%anism an# green %"il#ing. *EED8ND will $ertif e0em/lar #evelo/ment /ro;e$ts) %ase# on eval"ating lo$ation eS$ien$ T environmental /reservationT $om/a$t) $om/lete an# $onne$te# neigh%or8 hoo#sT an# reso"r$e eS$ien$ . AE .e e0/e$t the Rnishe# version of *EED8 ND to %e rolle# o"t in the fall of >??B) after the 2S+(C assesses the res"lts of the /ilot /rogram. ?''D .or &o,es 7?''D3&8 The /ilot /hase eval"ation of *EED8,) >??D to >??@) will $"lminate in the release of version >.? in >??@. The /ilot /hase $ertiR$ation s stem $ontains the Rve %asi$ *EED $ategories Gs"staina%le sites) water eS$ien$ ) energ eS$ien$ ) materials an# reso"r$es "se) an# in#oor environmental F"alit H /l"s two $ategories "niF"e to the resi#ential sit"ation= lo$ation an# lin&8 ages Glan# #evelo/ment /ra$ti$es) infrastr"$t"re) $omm"nit reso"r$es an# $om/a$t #evelo/mentHT an# homeowners awareness an# e#"$ation a%o"t green %"il#ings. The /ilot /hase ha# E?B total /ointsT the version >.? s stem is li&el to have fewer. There is also an iss"e of $ost an# veriR$ationT
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%e$a"se most home%"il#ers will not s/en# more than Z>D? to ZJ?? /er home for $ertiR$ation an# ins/e$tion) *EED8, has ha# to $ome "/ with a sam/ling /roto$ol for ho"sing tra$ts) "nli&e the other rating s stems for larger /ro;e$ts.

?i.e3cycle Assess,ent 7 ?CA8

5Pa/er or /lasti$N6 Ever one wants to &now. An# the #eRnitive answer is 5It #e/en#s.6 Pa/er means $"tting #own trees an# o/erating /a/er millsT /lasti$ means /"m/ing oil) o/erating reRneries an# $hemi$al /lants. .hi$h is less environmentall harmf"lN This is the t /e of F"estion a#8 #resse# % the Rel# of *ife8$ $le Assessment) or *CA. .hile it is /ossi%le to "se *CA to ma&e $hoi$es among materials for s/e$iR$ "ses) the a$t"al s"8 /eriorit of one material to another still #e/en#s on how o" F"antif the intrinsi$) $"lt"ral an# e$onomi$ val"e of a n"m%er of environmental at8 tri%"tes s"$h as= W .ater /oll"tion. W Air /oll"tion. W +lo%al warming. W Environmental #egra#ation. W OOone #e/letion. W ,a%itat #estr"$tion. W ,"man health. One of the lea#ing s stems in the 2S for eval"ating environmentall /refera%le /ro#"$ts GEPPH for /"%li$ an# /rivate /"r$hasing is $alle# ("il#ing for Environmental an# E$onomi$ S"staina%ilit G(EESH) /"t o"t % the National Instit"te of Stan#ar#s an# Te$hnolog GNISTH. A$$or#ing to NIST= (EES meas"res the environmental /erforman$e of %"il#ing /ro#"$ts % "sing the life8$ $le assessment a//roa$h s/e$iRe# in the ISO EJ?J? series of stan#ar#s. All stages in the life of a /ro#8 "$t are anal Oe#= raw material a$F"isition) man"fa$t"re) trans8 /ortation) installation) "se an# re$ $ling an# waste management. E$onomi$ /erforman$e is meas"re# "sing XaY stan#ar# life8$ $le $ost metho#) whi$h $overs the $osts of initial investment) re/la$e8
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ment) o/eration) maintenan$e an# re/air an# #is/osal. Environ8 mental an# e$onomi$ /erforman$e $om%ine into an overall /er8 forman$e meas"re.6 A> For a man"fa$t"rer) an *CA wo"l# involve ma&ing #etaile# meas"rements of energ an# water "se) waste generation an# other environmental im8 /a$ts asso$iate# with the man"fa$t"re of the /ro#"$t) from the mining of the raw materials "se# in its /ro#"$tion an# #istri%"tion) thro"gh to its "se) /ossi%le re"se or re$ $ling an# event"al #is/osal. *CA ena%les a man8 "fa$t"rer to F"antif how m"$h energ an# raw materials are "se# an# how m"$h soli#) liF"i# an# gaseo"s waste is generate# at ea$h stage of the /ro#"$t7s life. 2sing one of the $om/rehensive assessment metho#s s"$h as (EES) a man"fa$t"rer $an then #etermine how its /ro#"$ts sta$& "/ against #ire$t $om/etitors an# s"%stit"tes. A$$or#ing to a >??C re/ort /re/are# for the 2S Environmental Pro8 te$tion Agen$ = *ife8$ $le assessment is a c$ra#le to grave7 a//roa$h for assessing in#"strial s stemsa ( in$l"#ing the im/a$ts thro"gho"t the /ro#"$t life $ $le) *CA /rovi#es a $om/rehensive view of the en8 vironmental as/e$ts of the /ro#"$t or /ro$ess an# a more a$$"8 AK rate /i$t"re of the tr"e environmental tra#e8oMs.

?i.e3cycle Cost
*ife8$ $le $ost G*CCH anal sis is a relativel straightforwar# wa to eval"8 ate energ an# water $onservation te$hnologies that save mone long into the f"t"re) %"t whi$h ma $ost more initiall . In other in#"stries) *CC is $alle# Total Cost of Ownershi/) whi$h ta&es into a$$o"nt not onl energ savings) %"t also f"t"re o/erating an# maintenan$e $osts. If o" %" a $hea/ $ar or $hea/ a//lian$e) generall o" e0/e$t to s/en# more on its servi$e than for an e0/ensive $ar or a//lian$e) or o" e0/e$t that it will not last as long. Sin$e me$hani$al %"il#ing s stems s"$h as air $on#itioning last >? to >D ears an# other s stems s"$h as glaOing an# ins"lation $an last the lifetime of the %"il#ing) it ma&es sense) $ertainl for /"%li$ agen$ies) non8/roRts) "niversities) s$hools an# $or/orate %"il#ing owners) to loo& at the long8term /i$t"re.
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To $om/lete an *CC for renewa%le energ s stems) energ $onserva8 tion te$hnologies) more8eS$ient lighting #esigns) %etter glaOing for %"il#8 ings) higher levels of ins"lation an# similar meas"res) o" nee# to &now these fo"r items= W Initial $ost of %aseline s stems vs. more eS$ient te$hnolog . W Ann"al o/erating $osts of the %aseline te$hnolog vs. the more eS8 $ient te$hnolog . W Ann"al savings Gfor e0am/le) in energ an# waterH in to#a 7s #ollars) or in f"t"re #ollars. W Some wa to e0/ress f"t"re savings in /resent #ollars Gt /i$all $alle# the #is$o"nt rateH. .hen these are &nown or $an %e relia%l estimate#) then the $al$"lation is sim/le an# $an %e e0/resse# in one of two wa s) the Net Present Val"e of Savings GNPVH or the Ret"rn on Investment GROIH. If the #is$o"nt rate is not &nown) then a metho# &nown as the Internal Rate of Ret"rn $an im8 /"te it. Some engineers still li&e to "se the /hrase 5/a %a$& /erio#)6 meaning the time it ta&es to re$over the initial in$rease in investment $ost with sav8 ings. For e0am/le) if a te$hnolog $osts ZK??)??? an# saves ZE??)??? /er ear) then the /a %a$& /erio# is three ears. This a//roa$h hel/s with ris& management Ghow long are o" willing to wait to get o"r mone %a$&NH) %"t it #oesn7t $o"nt savings %e on# the /a %a$& /erio# that $an a## sig8 niR$antl to the overall investment ret"rn. For instan$e) t /i$all #evelo/8 ers #o not in$l"#e $all%a$& freF"en$ies an# $osts within the investment horiOon anal sis. GCall%a$&s in$l"#e /ost8o$$"/an$ $om/laints or main8 tenan$e /ro%lems.H !et often a green %"il#ing /ro;e$t will have far fewer $all%a$&s to whi$h #evelo/ers wo"l# nee# to res/on#) an# these savings $an have $onsi#era%le e$onomi$ val"e. There7s one f"rther $om/li$ation= man /eo/le %elieve that f"t"re gas an# ele$tri$ "tilit /ri$es will in$rease faster than the rate of inUation. Therefore) a $al$"lation %ase# on energ savings at to#a 7s "tilit rates will underestimate the val"e of energ $onservation investments. So) it ma %e realisti$ to e0amine the "tilit /ri$e tren#s in o"r state or lo$al area to see what o" thin& will %e the f"t"re rates) es/e$iall for /ea&8/erio# /ower #eman# Gt /i$all o$$"rring on s"mmer afternoonsH. .ith ele$tri$it #e8 man# growing at DL to @L /er ear an# s"//l growing onl >L /er ear) "tilit /ri$e in$reases for /ea&8/erio# ele$tri$it "se a//ear to %e in8 evita%le. P"%li$ agen$ies are %eginning to reF"ire *CC for new /ro;e$ts. For e08 am/le) the State of .ashington reF"ires it for all new /"%li$ s$hools. AJ !o"
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$an en$o"rage o"r s$hool s stem to #o the same) if o" want to #evelo/ an a//roa$h that will res"lt in more energ 8eS$ien$ investments.

?ight Pollution %eduction

In the EAD?s) the $it of T"$son) AriOona) ena$te# one of the Rrst #ar&8s& or#inan$es in the 2S to safeg"ar# viewing $on#itions at 4itt Pea& Na8 tional O%servator ) a%o"t C? miles awa . A small town at the time) T"$son is now a metro/olitan area of more than a million /eo/le) %"t the $"lt"re of the #ar& s& still hol#s. *ight R0t"res #ire$t their light #own instea# of "/) have lower ill"mination levels in general an# are #esigne# to go oM #"ring the late night ho"rs. I live within the $it limits) %"t on the eastern e#ge of "r%an #evelo/ment. In m #evelo/ment of more than E?? homes) there are no street lights) ;"st small R0t"res % the mail%o0 in front of the ho"se. As a res"lt) I $an see lower8magnit"#e stars near the horiOon on a $lear night. Tr this in a t /i$al $it T it7s often har# to see an %"t the %rightest stars most nights. I grew "/ in *os Angeles) an# to see the stars) we ha# to go $am/ing or #rive far awa from the $it . *ower no$t"rnal light levels oMer %eneRts other than astronomi$al o%serving. In the #esert) %e$a"se of the intense #a time heat) man ani8 mals are no$t"rnal) an# #ar& s&ies /rovi#e a /rote$tive $over for their fee#ing an# h"nting a$tivities. A$$or#ing to another so"r$e= The e$ologi$al eMe$ts of artiR$ial night lighting are /rofo"n# an# in$reasing. Ea$h ear) over fo"r million migrating %ir#s are &ille# in $ollisions with lighte# $omm"ni$ations towers in the 2nite# States. Dis/ersing mo"ntain lions miss $r"$ial lan#s$a/e lin&ages %e$a"se the avoi# lit areas. In$rease# night lighting #isr"/ts im8 /ortant %ehaviors an# /h siologi$al /ro$esses with signiR$ant e$ologi$al $onseF"en$es. AD Re#"$ing light tres/ass from a /ro;e$t site also ma&es one a goo# neigh8 %or. -an st"#ies have fo"n# that lower ill"mination levels $an also %e safer) %e$a"se there is less $ontrast %etween light an# #ar& areas) allowing one7s e es to see %etter into the #ar&. For ol#er /eo/le) whose e es #on7t a#;"st as fast) it $an ta&e several min"tes to a#;"st from %rightl lit /ar&ing areas to #ar&er Oones.
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I alwa s won#er wh large oS$e %"il#ings in $ities have so man Uoors lit "/ #"ring the night when no one is wor&ing. Some sim/le engi8 neering) /rovi#ing m"lti/le lighting Oones for ea$h Uoor) wo"l# allow the ;anitors an# other nighttime wor&ers to have light for their wor& witho"t wasting so m"$h energ . Even $or/orations who /a millions of #ollars to /"t their names on the to/ of all %"il#ings ma not realiOe how m"$h a#8 verse /"%li$ relations the are $reating % &ee/ing the lights on at night. *EED /rovi#es one $re#it /oint in the $ategor of 5s"staina%le sites6 for meeting $ertain esta%lishe# $riteria for night lighting levels an# light tres/ass from a %"il#ing site. These stan#ar#s have %een esta%lishe# an# maintaine# % the Ill"minating Engineering So$iet of North Ameri$a. As one might e0/e$t) the $riteria for e0terior lighting var ) ranging from more stringent Gfor /ro;e$ts lo$ate# in #ar&er r"ral areas an# /ar& settingsH to relativel less stringent Gfor /ro;e$ts lo$ate# in the %rightl lit $enters of ma;or $itiesH. Interior lighting that $an %e seen from o"tsi#e sho"l# %e re8 #"$e# % D?L or more %etween the ho"rs of EE an# D ) or else shiel#e# from o"tsi#e view.

?ighting Design
*ighting is one of the $riti$al $om/onents of green %"il#ing #esign) a$8 $o"nting for >KL of a t /i$al oS$e %"il#ing7s energ "se. AC *ighting #esign is also an im/ortant fa$tor in raising the /ro#"$tivit level of oS$e wor&8 ers. Over the ears) re$ommen#e# ill"mination levels have gra#"all $ome #own) from the %rightl lit U"ores$ent wor&/la$es of the EA@?s) where E?? foot8$an#les was the re$ommen#e# l"minan$e) to to#a 7s stan#ar# green %"il#ing #esign of K? foot8$an#les at the wor& s"rfa$e. In mo#ern lighting #esign) es/e$iall with "n#erUoor air s stems) there $an %e tas& an# am%i8 ent lighting) as well as lighting #is/la s for s/e$ial eMe$ts s"$h as highlight8 ing /"%li$ art. Of $o"rse) man /eo/le $an wor& well in ill"mination %elow even K? foot8$an#les) /rovi#e# that the light is nat"ral #a lighting. Resear$h at Carnegie -ellon 2niversit #emonstrates the im/ortan$e of lighting F"alit for /ro#"$tivit . +iven that $osts for /eo/le7s salaries an# %eneRts are t /i$all E?? times a %"il#ing7s energ $osts) even a small gain in /ro#"$tivit $an %e the eF"ivalent of /a ing the energ %ill several times over.

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Productivity gains .ro, i,ple,entation o. high3per.or,ance lighting syste,s.

New lighting te$hnolog also has an im/a$t on energ "se an# light8 ing F"alit . Elsewhere) we #is$"ss the a#vent of light8emitting #io#es G*EDsH) a strong $an#i#ate to re/la$e other lighting te$hnologies in man "ses. The a#vent of T8D high8o"t/"t lighting in the earl >???s $"t K@L of the materials o"t of a U"ores$ent light % re#"$ing the #iameter from E in$h to DQB in$h Gan# /rovi#es a %rightl lit lam/ reminis$ent of the light sa%ers "se# % *"&e S& wal&er an# Darth Va#er in Star )arsH. On a tri/ to Alas&a in >??@) I to"re# a %"il#ing that eMe$tivel $om%ines T8D lam/s with #ire$t8in#ire$t lighting R0t"res) in whi$h light %o"n$e# oM the $eil8 ing) as well as shone #ire$tl o"t the %ottom of the R0t"res) /rovi#ing the eMe$t of a #is/erse# lighting s stem with fewer R0t"res.

?iving "uildings
One of the $on$erns of the green %"il#ing movement is how to move towar# a Oero8$ar%on foot/rint for %"il#ings in whi$h /eo/le will still want to live) /la an# wor&. C"rrent green %"il#ing rating s stems s"$h as *EED fo$"s /rimaril on re#"$ing im/a$ts from $onventional %"il#ing $onstr"$tion an# o/erations) %"t #o not 5g"arantee6 an environmentall /ositive o"t$ome. To meet this $hallenge) lea#ing ar$hite$ts have %eg"n

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#esigning 5/ositive im/a$t6 %"il#ings that a$t"all /ro#"$e more energ than the $ons"me) restore ha%itat an# $lean the water the "se. In >??C) to /romote this a//roa$h) the *iving ("il#ing Challenge was la"n$he# % the Cas$a#ia Region GPa$iR$ Northwest an# (ritish Col"m%iaH +reen ("il#ing Co"n$il. 5At the heart of the *iving ("il#ing Challenge is the %elief that we nee# to move F"i$&l to a state of %alan$e %etween the nat"ral an# %"ilt environments)6 sa the organiOers. A@ A$$or#ing to this assessment frame8 wor&) living %"il#ings sho"l# e0hi%it the following /erforman$e $hara$8 teristi$s= W ("il# onl on /revio"sl #evelo/e# sites. W Set asi#e ha%itat /ermanentl )a$re for a$re) for ea$h new #evelo/ment. W 2se net Oero energ ) s"%sisting entirel on nat"ral Uows of s"nlight an# win#) meas"re# on an ann"al %asis. W Treat an# re"se all water onsite) "sing nat"ral rainfall Ge0$e/t for /ota%le water reF"irements for #rin&ing an# washingH. W +enerate almost no $onstr"$tion waste. W Dis$harge no onsite wastewater or stormwaterT treat an# re$ $le all wastewater onsite. W 2se no materials with #emonstrate# to0i$it to h"mans or the envi8 ronment) in$l"#ing heav metals) formal#eh #e) PVC) $hlorinate# U"oro$ar%ons an# halogenate# Uame retar#ants. W 2se materials an# servi$es from near% ) less than >D? miles in the $ase of stone an# aggregate. W OMset $ar%on #io0i#e from $onstr"$tion a$tivities thro"gh the /"r8 $hase of $ar%on oMsets. W 2se onl woo# /ro#"$ts $ertiRe# % the Forest Stewar#shi/ Co"n$il. W Provi#e o/era%le win#ows for fresh air an# #a light in ea$h o$$"/i8 a%le s/a$e. W E#"$ate the /"%li$ a%o"t living %"il#ings. W Design %"il#ings that are tr"l %ea"tif"l an# that elevate the h"man s/irit. DiMering from the *EED rating s stem in one essential feat"re) the *iving ("il#ing rating s stem has no /oints to a$F"ire) onl /rereF"isites. In other wor#s) the *iving ("il#ing is #esigne# to %e 5e$o8eMe$tive6 an# not merel 5e$o8eS$ient.6 It is a %"il#ing that is /ositivel goo# an# not ;"st 5less %a#.6 This $on$e/t /resents a ma;or $hallenge to ar$hite$ts an# engi8 neers) %e$a"se it #oesn7t allow them to rest on their la"rels "ntil the have $om/letel eliminate# a#verse environmental an# so$ial im/a$ts of %"il#8 ings.
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Re$ent wor& in China) involving master /lanning % the internation8 all renowne# Rrm Ar"/ for a ma;or new Dongtan E$o8Cit imme#iatel west of Shanghai) shows that for a #evelo/ment to have a Oero $ar%on foot8 /rint) wor&ing on in#ivi#"al %"il#ings is not eno"ghT attention m"st also %e /ai# to $ommon energ 8"sing s stems an# to trans/ortation energ "se.AB

?ocally 4ourced 0aterials

A%o"t >? ears ago in Ital ) the 5slow foo#6 movement %egan) with an em8 /hasis on the so"r$ing of lo$al foo#s with higher n"tritional $ontent an# a less r"she# wa to eat) $ertainl as a rea$tion to the Ameri$an fast8foo# movement swee/ing the glo%e. In the 2S) man estimates have foo# trav8 eling an average of E)>?? miles from farm or Rsher to ta%le. Thin& a%o"t this the ne0t time o" %" Alas&a Co//er River salmon in AriOona or gra/es from Chile in mi#winter in Chi$ago. In the same vein of $on$ern a%o"t the energ an# environmental $osts of moving %"il#ing materials vast #istan$es) an# the im/a$t of this on lo$al e$onomies) the green %"il#ing movement a#o/te# the $on$e/t of lo8 $all so"r$e# materials) for materials $oming from less than D?? miles from a /ro;e$t site Gas the $row UiesH. I $all this the 5slow %"il#ing6 move8 ment) %e$a"se it evin$es a $on$ern for %" ing something else than ;"st the $hea/est Gor even the %estH %"il#ing material. To en$o"rage #evelo/ment of lo$all %ase# 5$onservation e$onomies6 all over the $o"ntr ) the *EED $ertiR$ation s stem awar#s /oints for /ro;8 e$ts "sing at least E?L of the val"e of all %"il#ing materials from so"r$es within D?? miles Ga$hieving >?L gets a /ro;e$t two *EED /oints towar# $ertiR$ationH. This means that /ro#"$ts m"st have %een e0tra$te#) har8 veste# Gor re$overe# in the $ase of salvage# materialsH an# /ro$esse# within that ra#i"s. Common %"il#ing materials s"$h as $on$rete an# woo# generall F"alif ) %"t steel t /i$all #oes not. G,owever) steel oMers high levels of re$ $le# $ontent that woo# an# $on$rete #o not) so this is a $lear $ase of having to tra#e oM among vario"s %eneR$ial environmental attri%"tes.H Consi#er $on$rete= nearl ADL of the weight of the material Ge0$l"#8 ing onl the $ementH $omes from the lo$al area) in$l"#ing water) aggregate an# san#) so we $an $o"nt ADL of the total $ost to hel/ meet this $re#it. If a
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/ro;e$t "ses a lot of woo#) some investigation ma %e nee#e# to #etermine its so"r$e. In regions s"$h as the Pa$iR$ Northwest) even softwoo# l"m%er from Cana#a might F"alif for this $re#it. In the in#"strial heartlan#) the -i#west) even the iron ore in steel might F"alif if it ha# %een e0tra$te# in -innesota. ,ere are e0am/les of some s/e$iR$ materials that $o"l# $ome from ;"st a%o"t an lo$alit or D??8mile ra#i"s) witho"t traveling long #is8 tan$es= fo"n#ation /iersT $om/ost an# m"l$hT $on$rete storm #rainsT ma8 sonr ) /avers an# har#s$a/e materialsT re$laime# l"m%erT wheat%oar# /anelsT most woo# /ro#"$ts) in$l"#ing laminate# %eams) $a%inets) s"%8 Uooring) roof #e$&ing) $om/osite woo# si#ing) engineere# woo# /ro#"$ts an# oriente# stran# %oar#T millwor&) %oth new an# re$laime# an# $ell"8 lose ins"lation. The list is seemingl en#less. AA

?o-3.lush #oilets
The $"rrent /l"m%ing $o#e reF"ires toilets that "se no more than E.C gal8 lons /er U"sh. This stan#ar# was a#o/te# in EAA> Gre/la$ing the ol# limit of K.D gallons /er U"shH an# has not $hange# in ED ears) even as water /ro%lems in the 2S are es$alating. Res/on#ing to the growing $on$ern over e0$essive water "se in %"il#ings) man $om/anies have %eg"n to oMer even lower8U"sh toilets an# "rinals. Two goo# e0am/les are #"al8U"sh valves for tan&less toilets Gthe &in# o" "se in /"%li$ /la$esH an# a #"al8 U"sh toilet with a E.C gallon U"sh for soli# matter an# a ?.B8gallon U"sh for liF"i#. In Jan"ar >??@ the 2S Environmental Prote$tion Agen$ intro#"$e# a vol"ntar stan#ar#) with a >?L re#"$tion in the EAA> levels) #own to E.>B gallons /er U"sh. -an"fa$t"rers who meet this new stan#ar# $an #is/la the 5.ater Sense6 logo on their /ro#"$ts. One man"fa$t"rer estimate# that a famil of fo"r $o"l# save @)??? more gallons of water /er ear "sing a #"al8U"sh toilet. E?? A"stralia is s"Mering thro"gh a m"lti8 ear #ro"ght) sai# to %e the worst in E?? ears. .ater levels in reservoirs for ma;or $ities s"$h as S #ne ha# fallen to less than K?L of $a/a$it ) an# the fe#eral government is /re/aring to s/en# more than ZE? %illion GA"stralianH on a water #esalina8 tion /lant for the $it . .atering restri$tions were in for$e ever where) with watering of gar#ens onl allowe# on$e or twi$e a wee& #"ring the s"mmer.
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(e$a"se of the #ro"ght) #"al8U"sh toilets have %een man#ator in all A"stralian new homes sin$e >??K. North Ameri$an homes wo"l# %e well serve# with similar reF"irements) as we get "se# to more /ermanent #ro"ght $on#itions an# water shortages in the .est an# So"thwest) %ro"ght a%o"t % /o/"lation growth an# glo%al warming. One of the ma;or man"fa$t"rers of #"al8U"sh toilets is an A"stralian $om/an ) Caroma. *iving in a *EED +ol#8$ertiRe# a/artment in Portlan# in >??D an# >??C) I "se# a Caroma #"al8U"sh toilet) an# I $an attest that it wor&e# ;"st Rne. In a##ition) with a large %"tton for a %ig U"sh an# a small %"tton for a small U"sh) even a &i# $an Rg"re it o"t. In most homes) o"7# never &now the #iMeren$e in /erforman$e %etween the two) %"t o"7# save a%o"t J?L of the water o" wo"l# normall "se for U"shing) Rg"ring three liF"i# U"shes for ever soli# U"sh. If o" ever won#ere# how toilets are eval"ate# an# rate# for water "se) the testing la%s "se tho"san#s of U"shes to eval"ate their /erforman$e $hara$teristi$s. !o" ma %e s"r/rise#) an# /erha/s feel enlightene#) to &now that so %ean /aste has a//ro0imatel the same s/e$iR$ gravit an# $onsisten$ as fe$al matter. In >??D a Cana#ian testing o/eration was re8 /orte# to have im/orte# EB)??? /o"n#s of 5non8foo#8gra#e6 so %ean /aste Ga&a misoH from Ja/an) %e$a"se it ha# to sim"late h"n#re#s of U"shes for ea$h toilet teste#. E? E So) ne0t time o" #ro/ into a lo$al Ja/anese resta"rant an# are serve# miso so"/) remem%er to smile.

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0icroturbines
-i$rot"r%ines are a relativel new te$hnolog with signiR$ant a//li$a8 tions in green %"il#ing #esign. ( "sing nat"ral gas as a f"el Galso #iesel or /ro/aneH) mi$rot"r%ines generate ele$tri$it an# hot water) rather than ;"st one or the other. In this wa ) a%o"t B?L of the energ val"e in the f"el is $onver te# to "sef"l wor&. -i$rot"r%ines $an range from >D &ilowatt G&.H o"t/"t to D?? &.) have low emissions of nitrogen o0i#e) are a%o"t >?L to K?L eS$ient in /ro#"$ing ele$tri$ /ower an# $an /ro#"$e hot water at E>?^F to E@D^F) a range F"ite s"ita%le for a n"m%er of "ses) in$l"#8 ing swimming /ools an# servi$e water. -i$rot"r%ines oMer a n"m%er of /otential a#vantages over other te$hnologies for small8s$ale /ower generation. These in$l"#e a small n"m%er of moving /arts) $om/a$t siOe) light weight) greater eS$ien$ ) lower emissions) lower ele$tri$it $osts an# a%ilit to "se waste f"els s"$h

-i$rot"r%ines at C? &. /ower o"t/"t are a%o"t the siOe of alarge refrigerator. The are t /i$all installe# in gro"/ of five or more) to mat$h #eman# for hot water an# ele$tri$8 it in a %"il#ing.

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as %io#iesel. The $an %e lo$ate# on sites with limite# s/a$e for /ower /ro8 #"$tion) an# waste8heat re$over $an %e "se# to a$hieve total s stem eS$ien$ies of more than B?L. E? > -i$rot"r%ines t /i$all $ome in C? &. mo#"les) a%o"t the siOe of a large refrigerator. ( $oming in small mo#"les) it is eas to assem%le a gro"/ of mi$rot"r%ines into an onsite /ower s stem an# to mat$h the ele$8 tri$al an# thermal o"t/"t to the %"il#ing7s #eman#s. For e0am/le) the t"r8 %ine7s heat o"t/"t $an %e "se# for water heating in a hos/ital or hotel) a fa$ilit t /e that reF"ires lots of hot water on a >JQ@ %asis. If there is a swimming /ool that gets a lot of "se) an e0$ess hot water $an %e "se# to heat the /ool Gwhi$h loses heat mainl thro"gh eva/orationH. Other fa$ilities that $an %eneRt from mi$rot"r%ines in$l"#e #ata $enters) s$hools an# $olleges) foo#8/ro$essing or man"fa$t"ring /lants) s"/ermar&ets an# even sewage treatment /lants. The %eneRts of mi$rot"r%ines to#a are the same as those of $ogener8 ation s stemsT the are $ost8eMe$tive whenever there is a $onne$te# ther8 mal loa# that "ses heat most of the time. The ele$tri$it generate# % the mi$rot"r%ines #is/la$es the /"r$hase of energ from a "tilit ) at f"ll retail ratesT an# the heat #is/la$es nat"ral gas that wo"l# have to %e /"r$hase# otherwise ;"st for a single /"r/ose. In man $ases) there is less air /oll"tion an# lower $ar%on #io0i#e emissions than from $onventional generation.

0easure,ent and 5eri.ication 4yste,s

,ow #oes a green %"il#ing maintain its energ savings over the long ha"lN This is one of the $riti$al F"estions in green %"il#ing #esign) sin$e there is /lent of evi#en$e that %"il#ing energ /erforman$e #egra#es over time. S stems wear o"t) an# new %"il#ing maintenan$e an# o/erations /eo/le ma fail to ma&e ne$essar re/airs) $arr o"t /reventive maintenan$e an# generall fail to manage the %"il#ing7s energ 8"sing s stems as originall #esigne#. +reen %"il#ings are en$o"rage# % *EED to ta&e two sim/le meas"res to $o"ntera$t this ten#en$ towar# energ 8eS$ien$ #egra#ation. First) /ro;e$ts $an gain a *EED /oint % #evelo/ing a monitoring an# veriR$a8 tion /lan) following esta%lishe# international /roto$ols an# then installing sensors that meas"re the a$t"al /erforman$e of &e energ 8"sing s stems s"$h as $hillers an# %oilers. The sensors are $onne$te# to the %"il#ing
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a"tomation s stem an# /rovi#e information that allows engineers an# %"il#ing o/erators to /in/oint /ro%lem areas an# R0 them. Creating the /lan an# installing e0tra sensors are not that $ostl ) t /i$all ZK?)??? to ZD?)???) whi$h is %arel more than /o$&et $hange for a large oS$e or resi8 #ential %"il#ing. A##itionall ) %"il#ing owners are en$o"rage# to #o$"ment s stems training so that f"t"re o/erators $an learn /ro/er "se an# maintenan$e of the s stems. The *EED for E0isting ("il#ings stan#ar# en$o"rages %"il#8 ings to %e re8$ommissione# ever Rve ears) so that energ /erforman$e $an %e maintaine# over the %"il#ing7s lifetime. For most instit"tional %"il#ing owners) this is a smart thing to #o sin$e the 7re /a ing the %ills. The lea#ing for$e in the 2S %ehin# meas"rement an# veriR$ation is the Fe#eral Energ -anagement Program) whi$h #evelo/e# the Interna8 tional Performan$e -eas"rement an# VeriR$ation Proto$ol) to i#entif an# $o#if %est /ra$ti$es te$hniF"es for verif ing the energ /erforman$e of new %"il#ings. Thin& for a moment of the sim/le tas& of $om/aring this ear7s "tilit %ill to last ear7s to #etermine if o"7re "sing more or less energ . .hat $o"l# aMe$t the o"t$omeN .eather is $ertainl a ma;or varia%le= was this ear $ol#er or hotter than last earN Di# the "se of the %"il#ing $hange) so that there were more or fewer o$$"/antsN Di# the ho"rsQ#a s the %"il#ing was o$$"/ie# $hange signiR$antl Gfor e0am/le) #i# someone /"t on a se$8 on# shiftHN Di# someone /"t in a #ata $enter that "ses a lot of /ower for servers) generating also a lot more waste heat that in$rease# $ooling #e8 man#N .hat a%o"t $hanges in lighting levels) o$$"/an$ sensors) ventila8 tion levels an# set8/oint tem/erat"res for heating an# $oolingN .as /re8 ventive an# reme#ial maintenan$e $arrie# o"tN .ere /ortions of the %"il#ing va$ant for an s"%stantial /erio#N ,ow wo"l# you #etermine all this witho"t a goo# /lan an# eno"gh meas"ring an# monitoring /oints to get a$$"rate informationN !o" $an see the wis#om of /lanning ahea# % following the *EED /roto$ol for $reating a /lan) installing eno"gh sensors an# then $olle$ting the #ata.

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1ative A,erican and 1ative Canadian 2ays o. ?iving
If there is an "n#erl ing theme in green %"il#ings that has a long histor ) it7s that o"r $ontem/orar $iviliOation nee#s to learn the art of 5living in /la$e6 for an e0ten#e# /erio# of time. For most North Ameri$ans) the Na8 tive Ameri$an an# Cana#ian wa of life) with res/e$t for the lan#) viewing the Earth as a -other who gives all life) oMers a wa to live to#a to %eneRt seven generations into the far f"t"re. -ost Ameri$ans wo"l# also agree that the attra$tion of this wa of life is nostalgi$ at %est) given o"r /resent "r%an so$iet . Nevertheless) A%original tra#itions e0er t a /owerf"l /"ll on o"r /s $he an# have fo"n# e0/ression in a n"m%er of elements of green %"il#ings an# green #evelo/ment. The i#ea of /reserving o/en s/a$e an# nat"ral ha%itat is one wa of honoring nat"re) while /reserving nat"ral el8 ements in %"il#ings is "n#o"%te#l goo# for the /s $he. Another wa Native Ameri$an an# Native Cana#ian a//roa$hes are %eing in$or/orate# into %"il#ings lies in $limate8res/onsive #esign. -an ar$hite$ts are ins/ire# % the -esa Ver#e $liM #wellings in so"thwestern Colora#o) where the overhanging $liMs /rote$t against the harsh s"mmer s"n) high in the s& ) while still allowing the lower8angle) warming winter s"n to enter the homes. The a#o%e an# stone %"il#ings also sta $ool in s"mmer an# warm in winter thro"gh their 5thermal inertia)6 the a%ilit to

Taos P"e%lo) New -e0i$o) /rovi#ing5homelan# se$"rit 6sin$e EJA>.

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soa& "/ heat #"ring the #a ) for e0am/le) an# release it slowl #"ring the evening. Other So"thwestern #evelo/ments have %een inU"ential in lo$al ar$hite$t"ral st les. In >??C I visite# the Taos P"e%lo in northern New -e0i$o that has several stories of a/ar tments $onstr"$te# of a#o%e %ri$&s in two str"$t"res on %oth si#es of a small river. There7s a large /laOa an# a re$or#e# /o/"lation of nearl J)D?? /eo/le) %"t otherwise nothing re8 mar&a%le to s"ggest that this site has %een $ontin"o"sl o$$"/ie# for al8 most C?? ears. ,owever) the a#o%e %"il#ing st le is en#emi$ to New -e08 i$o an# has inU"en$e# %"il#ing st les thro"gho"t the ari# S o"thwest. In the maritime Pa$iR$ Northwest) the Native Ameri$an %"il#ing st le is the longho"se) a woo#en str"$t"re large eno"gh for an e0ten#e# famil ) with /lent of a$$ess to near% woo#s) rivers an# the o$ean ' so"r$es of a%"n#ant foo#) shelter an# $lothing. Preservation of rivers) river%an&s) /"%li$ a$$ess to the %ea$hes) marshlan# ha%itats) native /lants an# ol#8 growth forests is ver m"$h /art of the Northwest /s $he) as are in$reas8 ingl strong eMorts to /rote$t the varieties of wil# salmon) the totem ani8 mal of that region.

1ature> Design -ith

Originall /o/"lariOe# % lan#s$a/e ar$hite$t Ian -$,arg in the EAC?s an# still /romote# % man lan#s$a/e ar$hite$ts) 5#esign with nat"re6 starts with the lan#) geolog ) native /lants an# animal s/e$ies) $limate an# water /atterns) an# then "ses these # nami$s to inform site /lanning. -$8 ,arg7s /remise was that e$olog ) the s$ien$e of interrelationshi/s %etween animals an# /lants) sho"l# %e the %asis for lan# /lanning an# site #esign) at a regional s$ale as well as for in#ivi#"al sites. This a//roa$h hel/s to avoi# st"/i# mista&es) s"$h as %"il#ing in areas /rone to m"#sli#es) earth8 F"a&es an# Uoo#s. 5Nat"re alwa s %ats last6 is an a/t slogan for lan# #evelo/ment. .e $an loo& at the aftermath of ,"rri$ane 4atrina as a great e0am/le of how /owerf"l nat"ral for$es $an %e) an# while we s m/athiOe with those #is8 /la$e#) &ille# or in;"re# an# e$onomi$all h"rt % 4atrina) we $an also see the f"tilit of tr ing to re%"il# a large $it lo$ate# in a /la$e that will even8 t"all %e$ome /art of the +"lf of -e0i$o. The green %"il#ing movement a##resses #esign with nat"re in a n"m8 %er of wa s. First) we #on7t want #evelo/ment on sensitive e$ologi$al sites
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within E?? feet Gor greater #istan$eH of wetlan#s or river) on /rime farm8 lan# or on lan# that is ha%itat for rare or en#angere# s/e$ies. Se$on#) we want lan# #evelo/ment to %e more $om/a$t than the tra#itional) /ost8 .orl# .ar II s"%"r%an s/rawl mo#el. This means leaving more lan# in o/en s/a$e) even in greenRel#s #evelo/ments. Ironi$all ) #evelo/ers are #is$overing that leaving o/en lan# in an# aro"n# a #evelo/ment ma&es the remaining %"il#ing sites even more val"a%le %e$a"se f"t"re resi#ents will have a$$ess to nat"ral areas) trails an# wetlan#s right o"tsi#e their %a$& #oors) something that most /eo/le treas"re. In Flori#a) where large tra$ts of swam/lan# are "n%"il#a%le) #evelo/ers have ta&en to to"ting the nat"ral areas as 5$onservation easements6 to attra$t homeowners an# ten8 ants intereste# in environmental /reservation an# willing to tolerate the o$$asional alligator en$o"nter while ;ogging or wal&ing. .hen I so"ght a home in T"$son in >??C) I fo"n# a relativel new ho"sing #evelo/ment where the nat"ral #esert ha# %een left inta$t aro"n# the %"il#ing lots) so that the lo$al fa"na G$o otes) %o%$ats) ;a$&ra%%its) $hi/m"n&s) the o$$asional ;avelina or /e$$ar ) F"ail) sna&es) roa#r"nners an# m"ltit"#es of %ir#sH $o"l# $oe0ist with the homes in /er/et"it . For me) this is a ver attra$tive wa to live) even if I have to ta&e e0tra /re$a"8 tions to /rote$t m small #og. Another F"ite #iMerent e0am/le of #esign with nat"re is the wa lan#8 s$a/e ar$hite$ts are intro#"$ing more nat"ral water feat"res into %"il#ing /ro;e$ts. A lea#ing e0/onent of Rn#ing o"t how water wants to Uow in a /ar& is a +erman #esigner) ,er%ert Dreiseitl) who s/ea&s a%o"t how $losel "r%an #esign an# settlement /atterns have %een lin&e# with water an# its "se) %oth f"n$tionall an# artisti$all . As we are water $reat"res) one e08 /ression of %io/hilia in #esign is allowing water to %e e0/resse# in man wa s) from Uowing $hannels to water walls) to fo"ntains an# /laOas) /on#s an# water8%ase# mi$ro$limate $ooling s stems) stormwater $olle$tion an# treatment with $onstr"$te# wetlan#s. E ?K

1e- <rbanis,
New 2r%anism is a movement la"n$he# in the earl EAB?s % /lanners an# ar$hite$ts s"$h as An#rds D"an an# EliOa%eth Plater81 %er& in -iami. One of the earliest /ro;e$ts to #emonstrate the /rin$i/les of the New 2r8 %anism was the village of Seasi#e in the Flori#a /anhan#le) near Ft. .alton
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Con$e/t"al#esign of a New 2r%anist town $enter for Normal) I*) from Farr Asso$iates) Chi$ago.

(ea$h. These #evelo/ments are $om/a$t neigh%orhoo#s) often with #en8 sities of eight to ten "nits /er a$re) with front /or$hes so neigh%ors $an a$8 t"all see an# tal& to ea$h other. The are also ver wal&a%le) with &e amenities s"$h as a gro$er store an# a transit or %"s sto/ within a few h"n#re# ar#s. A t /i$al New 2r%anist /lan) in this $ase for Normal) Illi8 nois) shows how to #esign these elements. The New 2r%anism is often lin&e# to a relate# movement towar# Transit8Oriente# Develo/ment= %"il#ing homes) oS$es an# $ommer$ial #evelo/ment at or near light8rail stations or other ma;or trans/ortation h"%s) to ma&e it easier for /eo/le to avoi# "sing the single8o$$"/ant vehi8 $le to get toQfrom wor&) home) re$reation) et$. A growing %o# of resear$h in#i$ates that /eo/le are healthier in /la$es where the $an wal& or %i&e to %asi$ servi$es instea# of "sing a $ar for ever erran#. Thin& of o"r own e0/erien$es) living) wor&ing or visiting great $ities li&e New !or&) San Fran$is$o) (oston or Chi$ago where o" $an Gan# #oH wal& or ta&e transit to most /la$es. In new $omm"nities) New 2r%anism to#a is /arti$"larl e0/resse# in several &e $on$e/ts=
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W Conne$ting $omm"nities % lo$ating sho/s an# %asi$ ever #a nee#s within wal&ing #istan$e. W Neigh%orhoo# lo$ation) so that /eo/le $an wal& to transit an# also wal& se/aratel from roa#wa s. W TraS$ $alming ' "sing vario"s metho#s to slow #own $ars ' to ma&e streets safer an# street life more via%le. W *an#8"se /atterns that res/e$t nat"ral #rainage $onto"rs) wil#life $orri#ors) et$. % in$reasing #ensit in %"ilt8"/ areas to allow for more o/en s/a$e in a #evelo/ment.

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Cnsite 4e-age #reat,ent
.e live in a5U"sh witho"t fear6 so$iet ) in whi$h most of "s ;"st U"sh awa an# /res"me that 5the 6 will ta&e $are of it somewhere #ownstream. Of $o"rse) for most of "s) o"r #ownstream is someone else7s "/stream9 Nev8 ertheless) for the most /art) this is a reasona%le /res"m/tion) sin$e mo#8 ern sewage treatment s stems have %een /erfe$te# over the /ast E?? ears) an# U"sh toilets have %een aro"n# sin$e Thomas Cra//er Rrst /o/"lar8 iOe# them in *on#on in the EA th $ent"r . E? J ,owever) a %asi$ /rin$i/le of s"staina%le #esign is that there is no 5awa 6 /la$e to #is/ose of waste) sin$e ever thing is inter$onne$te#. 2r%an sanitation s stems) with se$on#ar an# even tertiar sewage treatment) still %"r#en man rivers an# $oastal waters with e0$essive amo"nts of sewage sl"#ge an# in#"strial waste) even in mo#ern so$ieties. In ol#er $ities) $om%ine# sewer overUows #"ring rain /erio#s still /oll"te lo$al rivers. Therefore) green %"il#ing #esigners are in$reasingl $onsi#er8 ing treating sewage onsite) rather than sen#ing it oMsite. Engineers are #e8 velo/ing new wa s to treat sewage in $onRne# s/a$es) s"$h as %"il#ing %asements) "sing %oth aero%i$ an# anaero%i$ #igestion /ro$esses as well as a Rnal 5/olish6 with "ltraviolet ra#iation to &ill an remaining mi$ro8 organisms. In one /ro;e$t the savings from not /a ing fees to $onne$t a /ro;e$t to the lo$al sewer s stem /ai# for the $a/ital $ost of having a thir#8/art Rrm #esign an# $onstr"$t a s stem to serve E)??? /eo/le /er #a in a EC8stor %"il#ing. The same Rrm will o/erate the s stem an# $harge the /ro;e$t the same amo"nt it wo"l# have /ai# to the lo$al sewer "tilit . At no $ost to it8 self) the /ro;e$t will re$ $le Rve million gallons /er ear of sewage for "se in U"shing toilets an# irrigation. E?D Other s stems "se lan# #is/osal % Rltering waste thro"gh $on8 str"$te# wetlan#s or thro"gh treatment in a series of /on#s or tan&s in more $onRne# s/a$es s"$h as greenho"ses) a s stem Rrst /ioneere# in the EA@?s % John an# Nan$ To## of the New Al$hem Instit"te. In a 5living s stem6 greenho"se) the n"trients in sewage fee# algae an# water /lants that in t"rn no"rish Rsh. The Rnal ee"ent is F"ite $lean an# $an %e re"se# in vario"s wa s. 2sing treate# wastewater is nothing new. -an $ities "se re$laime# wastewater for irrigating golf $o"rses an# other s/a$es s"$h as me#ian stri/s an# /ar&s. Pro/erl a//lie#) it is a %eneR$ial wa to save water an# re"se the n"trients /resent in wastewater. For some green %"il#ing /ro;e$ts) there ma %e a signiR$ant Rnan$ial
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%eneRt from onsite sewage treatment) namel ) that it hel/s re#"$e water "se #ramati$all an# often saves $onsi#era%le mone "/front that wo"l# %e /ai# for a m"ni$i/al sewer $onne$tion. It $an also re#"$e "tilit $osts) sin$e water s"//l $harges in man /la$es also in$l"#e signiR$ant $harges for sewage treatment. These savings $an %e eno"gh to /a for the $ost of $onstr"$ting an# maintaining an onsite sewage treatment s stem. An#) of $o"rse) wh not "se treate# sewage for U"shing toilets) sin$e 5%la$& water6 is a%o"t AB.DL water an wa N That hel/s $lose the water $ $le) an essential element in a tr"l s"staina%le %"il#ing. Other "ses for treate# sewage in a %"il#ing $an in$l"#e washing of roa#wa s an# si#e8 wal&s) lan#s$a/e irrigation an# $ooling tower 5ma&e"/6 water Gto re/la$e water lost % eva/oration an# %a$&8U"shingH.

Cperations and 0aintenance Practices

Environmentall %eneR$ial o/erations an# maintenan$e GO \ -H /ra$8 ti$es are ;"st %eginning to $ome into "se) s/"rre# % the *EED for E0isting ("il#ings G*EED8E(H rating s stem. ("il#ing owners an# managers are %eginning to e0amine their "se of $hemi$al fertiliOers) /esti$i#es) her%i8 $i#es an# other to0i$ s"%stan$es) to eliminate those that /ose signiR$ant haOar#s to /eo/le) animals an# the environment. *arge organiOations with s"staina%ilit mission statements are %eginning to see the %eneRts of $hanging /ra$ti$es) in terms of $ost savings an# re#"$e# e0/os"re of their /eo/le to harmf"l s"%stan$es. JohnsonDiverse 7s glo%al hea#F"arters in St"rtevant) .is$onsin) is a three8stor ) >@@)???8sF"are8foot mi0e#8"se fa$ilit ) @?L oS$e an# K?L la%s. It re$eive# a *EED8E( +ol# #esignation in >??J. At an im/lementa8 tion $ost of Z@J)???) or Z?.>@ /er sF"are foot) the $om/an has #o$"8 mente# ann"al net savings of ZEK@)??? GZ?.JA /er sF"are footH) with a life8 $ $le net /resent val"e of ZE.KD million) a ret"rn Gin to#a 7s #ollarsH of almost >? to E on the initial investment9 Energ savings were #o$"mente# at ZA?)??? /er ear) /ota%le water "se was re#"$e# % two to fo"r million gallons /er ear) an# more than D?L of site8generate# soli# waste was #o$8 "mente# as re$ $le#. The /rogram has renewe# the $om/an 7s fo$"s on "sing integrate# /est management) training $leaning wor&ers an# #evel8 o/ing an integrate# /rogram of green $leaning aligne# with *EED re8 F"irements. E?C
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In a more "r%an setting) in >??K) Craig Sheeh of Thomas Pro/erties +ro"/ in Sa$ramento ta$&le# the >D8stor ) AD?)???8sF"are8foot hea#F"ar8 ters of the California Environmental Prote$tion Agen$ GCal8EPAH) whi$h originall o/ene# in >???. The Cal8EPA %"il#ing was awar#e# the Rrst *EED8E( Platin"m $ertiR$ation in >??J. Thro"gh the /rogram) it gaine# KJL in energ eS$ien$ ) #iverte# >?? tons or more of waste from lan#Rlls ea$h ear an# a##e# ZE> million in asset val"e Git is /rivatel owne# an# lease# to Cal8EPAH. Over ten tons /er ear of foo# waste was vermi8 $om/oste# an# %agge# as 5("rea" Cra/6 for home gar#en "se. From an in8 vestment of ZD??)???) more than ZC??)??? in ann"al savings was realiOe#. This shows what *EED8E( $an #o with even a relativel new %"il#ing. E?@ In >??C A#o%e S stems) In$.) a software ma&er in San Jose) California) $ertiRe# three of their hea#F"arters %"il#ings at the *EED8E( Platin"m level. Sin$e >??E A#o%e ha# investe# a//ro0imatel ZE.E million for energ an# environmental retroRts in the three towers) saving a//ro0imatel Z@>B)???. Over this /erio#) A#o%e re#"$e# ele$tri$it "se KDL) nat"ral gas "se JEL) #omesti$ water "se >>L an# irrigation water "se @DL. A#o%e now re$ $les or $om/osts "/ to BDL of soli# waste. Thro"gh energ savings an# /"r$hase of green /ower) A#o%e re#"$e# its /oll"tant emissions % >CL..or&ing with fa$ilities manager C"shman \ .a&eRel#) A#o%e in8 stalle# #ro"ght8tolerant lan#s$a/ing) with an irrigation s stem lin&e# to lo$al weather stations) an# a##e# %"il#ing sensors to monitor interior $ar8 %on mono0i#e levels an# a#;"st the o/eration of e0ha"st fans a$$or#ingl . A#o%e also in$rease# its "se of o"t#oor GfreshH air for ventilation an# $ooling an# enhan$e# the overall maintenan$e of its air s stems) res"lting in %etter in#oor air F"alit . E?B

CDone3layer Protection
The -ontreal Proto$ol $ame into for$e in EABA. It %ans the /ro#"$tion an# "se of $hemi$als that have %een shown to #amage the oOone la er) a $on8 $ern Rrst raise# % s$ientists in the EA@?s. .itho"t the /rote$tive oOone la er) we all wo"l# get s&in $an$er9 Dis$over of a /ersistent oOone hole over Antar$ti$a in EABJ % (ritish s$ientists highlighte# the #amage to the oOone la er an# heightene# /"%li$ $on$ern over the $hemi$als that were %elieve# to %e $a"sing the /henomenon. E?A

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These #amaging $hemi$als in$l"#e $ommonl "se# refrigerants) s"$h as Freon an# $hlorinate# U"oro$ar%ons GCFCsH. .ith the signing of the -ontreal Proto$ol) $hemi$al $om/anies %egan resear$h in earnest to $ome "/ with s"%stit"tes that wo"l# %e as eS$ient as $onventional refrigerants in $ooling %"il#ings Gan# ever thing elseH witho"t having an envi8 ronmentall harmf"l si#e eMe$ts. The iss"e is sim/le= less8eS$ient refrig8 erants mean more ele$tri$al energ is nee#e# to a$$om/lish the same amo"nt of $ooling Gengineers e0/ress it in terms of &ilowatts of ele$tri$it /er ton of $oolingHT therefore) more $ar%on #io0i#e emissions o$$"r from fossil8f"el8Rre# /ower /lants Gthe #ominant 2S mo#e of /ro#"$ing ele$8 tri$al /owerH) an# more glo%al warming o$$"rs. A$$or#ing to one e0/ert) glo%al warming an# oOone #e/letion are %oth "n#esira%le) an# the two eMe$ts are negativel s nergisti$. OOone #e8 /letion aggravates glo%al warming) an# glo%al warming aggravates oOone #e/letion. EE? The *EED s stem %ans CFC "se in 5%ase %"il#ing6 $ooling an# refrig8 eration s stems Ge0$l"#ing water $oolers an# small refrigeratorsH an# also %ans CFCs) ,FCs Gh #roU"oro$ar%onsH an# halons in Rre s"//ression s stems. (etter living thro"gh $hemistr 9 .hat we have #is$overe# this #e$a#e is that $hemi$als with high oOone8#e/letion /otential generall have low glo%al8warming /otential and vi$e versa. So) the attem/t to /revent oOone la er #amage might ina#vertentl lea# to higher levels of glo%al warming. Re$ogniOing this $on"n#r"m) the *EED s stem was mo#iRe# a few ears ago to allow some h #ro$hloroU"oro$ar%ons G,CFCsH) s"$h as ,CFC8>> an# ,CFC8E>K) in %"il#ing refrigeration s stems) so long as the have rela8 tivel low glo%al8warming /otential. 2n#er the -ontreal Proto$ol) ,CFCs are not s$he#"le# for a $om/lete /hase8o"t in #evelo/e# $o"ntries "ntil >?K?. .hen ol#er %"il#ings are %eing renovate#) it7s im/ortant to re/la$e ol#er air8$on#itioning an# refrigeration s stems with mo#ern $hillers an# refrigerators "sing ,CFCs that are relativel %enign %oth in terms of glo%al warming an# oOone #e/letion. In new %"il#ings) wh not #esign them to o/erate whenever /ossi%le witho"t me$hani$al $ooling s stemsN In the maritime Pa$iR$ Northwest) relativel low h"mi#it an# $ool tem8 /erat"res allow /ro/erl #esigne# %"il#ings to o/erate on E??L o"tsi#e air a goo# /art of the ear. In other areas of the $o"ntr ) /arti$"larl along the $oasts an# in higher elevations) /assive solar #esign) o/era%le win8 #ows) ra#iant $ooling an# nat"ral ventilation strategies will allow s stems to o/erate witho"t me$hani$al $ooling for months ea$h ear.

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Paints> ?o-35CC
In >??C I move# into a home that nee#e# re/ainting. Sin$e m wife is a 5miner7s $anar )6 in terms of her sensitivit to all $hemi$al emissions) we went in sear$h of /aint that wo"l#n7t leave a strong o#or. After some loo&8 ing) we fo"n# an 5e$ologi$al6/aint from a ma;or man"fa$t"rer with onl K grams /er liter of Volatile Organi$ Com/o"n#s GVOCsH) vers"s E>@ grams /er liter for their $onventional /aint. Thin&ing that wo"l# %e ;"st Rne) we a##e# the $olor we wante# an# too& it home. +"ess whatN The $olor a##e# so man volatile solvents that the /aint still %othere# m wife signiR$antl . Fort"natel there are o/tions for %" ing low8VOC nat"ral /aints. In a $it with an e$ologi$all fo$"se# home8im/rovement store) o" $an get e0/ert $ons"ltation on low8VOC /aints. One "niF"e a//roa$h to /aint sele$tion is at the E$ohome Im/rovement store in (er&ele ) California. There) o" $an sit aro"n# a 5/aint %ar6 an# a &nowle#gea%le 5/aint8 ten#er6 will show o" the $hoi$es. Another a//roa$h is to $hoose an entirel new wa to ma&e /aint. +reen Planet Paints is hea#e# % -ere#ith Aronson) an entre/rene"r in so"thern AriOona with a Ph.D. in $hemistr . She is %eginning to hit the mar&et with /aints ma#e from $la ) mar%le) mineral /igments an# a so 8 %ase# resin that ma&es the s"rfa$es washa%le) all %ase# on an$ient -a an te$hniF"es an# ingre#ients. These /aints have no VOCs at all. Of her more nat"ral /aints) Aronson sa s) 5The environmental foot/rint of even cOero8

Paint %ar at E$ohome Im/rovement in (er&ele ) CA) #esigne# an# %"ilt % Salvage. The/aint %ar is ma#e from VetraOOo) a re$ $le# glass $o"nter8 to/) an# re$laime# ol#8growth re#woo# from a #ismantle# (a Area water tan&.

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VOC7 /aint $an in$l"#e all &in#s of s ntheti$ materials to $ontrol Uow) s&inning) settling) et$. that "ltimatel #on7t s"//ort a vision of s"staina%il8 it an# goo#ness for the environment.6 EEE In larger $ommer$ial settings) there are of $o"rse man o/tions) an# the *EED s stem has ver #eRne# r"les for limiting VOCs in /aints an# $oatings %elow threshol# levels. These limits) D? grams /er liter for Uat an# ED? grams /er liter for non8Uat interior /aints) are set % the +reen Seal stan#ar#) +S8EE. EEE The are still a far $r ) however) from 5Oero8VOC6 /aints that m"st $ontain no more than D grams /er liter.

Paradig, 4hi.t
+reen %"il#ings re/resent a ma;or /ara#igm shift in ar$hite$t"re) engi8 neering) $onstr"$tion an# #evelo/ment. Instea# of eval"ating %"il#ings on aestheti$s or e$onomi$s) we are now reF"iring that the %e assesse# against a set of $riteria s"$h as those whi$h ma&e "/ the *EED rating s s8 tem) whi$h loo& at energ ) environment an# health $riteria. -a&e no mis8 ta&e) this is a signiR$ant $hallenge to $onventional wis#om an# %"siness as "s"al in the #esign an# #evelo/ment %"siness. .hat is a /ara#igmN It is a #ominant wa of seeing the worl#) so em8 EE> A %e##e# in o"r thin&ing that we #on7tQ$an7t even $onsi#er alternatives. few e0am/les are familiar to ever one= D?? ears ago) /ro/osing that the Earth was ro"n# an# revolve# aro"n# the s"n ran $o"nter to %oth reli8 gio"s an# s$ientiR$ #ogma. Es/o"sing this new /ara#igm was tantamo"nt to religio"s heres Gthin& of +alileo7s im/risonment in the earl EC??sH) et the fa$ts were in$reasingl at o##s with the ol# /ara#igm. In#ee#) % the time -agellan7s $rew ret"rne# from an aro"n#8the8worl# vo age in ED>>) traveling onl in one #ire$tion) the ro"n#ness of the Earth was no longer an iss"e for me#ieval so$iet . .ithin E?? ears) teles$o/es an# $aref"l o%8 servations % astronomers %egan to esta%lish /lanetar rotation aro"n# the s"n as fa$t. EEK To s"ggest otherwise to#a wo"l# %e ri#i$"lo"s. In EA?D Einstein7s remar&a%le s/e$ial theor of relativit $hallenge# more than >?? ears of Newtonian /h si$s that hel# that matter an# en8 erg were se/arate entities. ( lin&ing them together) Einstein overthrew the /revailing s$ientiR$ ortho#o0 an# /ave# the wa for a revol"tion in /h si$s) as well as for atomi$ an# h #rogen %om%s) the #evelo/ment of n"$lear /ower an# n"$lear wea/ons /roliferation. In EAE@ Einstein7s
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general theor of relativit %lew awa the notion that s/a$e an# time were se/arate) /aving the wa for theories of an ever8e0/an#ing "niverse. In ;"st a few ears) this theor was $onRrme# % o%servation. New resear$h in me#i$ine) ne"ros$ien$e an# other #is$i/lines is at8 ta$&ing #ominant /ara#igms a%o"t min#) %o# an# $ons$io"sness that have r"le# for h"n#re#s of ears sin$e Fren$h /hiloso/her Rend Des$artes Rrst /ost"late#)5I thin&) therefore I am.6 +lo%al warming an# s"staina%il8 it $on$erns ma %e the for$es that lea# to a /ara#igm shift in o"r $"rrent #ominant "n#erstan#ing of the worl#) one in whi$h %oth "nlimite# e$o8 nomi$ growth an# growing fossil f"el "se are witho"t $onseF"en$e9 +iven the ma;or iss"es of glo%al warming) loss of %io#iversit ) water an# energ shortages in m"$h of the worl#) green %"il#ings re/resent the %eginning of a /ara#igm shift towar# tr"l s"staina%le #esign an# #evel8 o/ment) restoration of e$os stem f"n$tioning an# Oero8net8energ "r%an settlements. As with most /ara#igm shifts) it7s har# to see how we7re going to get s"$h res"lts with o"r $"rrent s stems of %"#geting) /lanning) #e8 sign) $onstr"$tion an# o/eration of %"il#ings an# fa$ilities. !et) as s$ientist Donella -ea#ows famo"sl o%serve# in the EAA?s) onl a /ara#igm shift $an ma&e a signiR$ant $hange in $om/le0 h"man s stems. EEJ

Passive 4olar Design

Passive solar #esign refers to a n"m%er of intelligent %"il#ing #esign te$h8 niF"es that re#"$e or eliminate the "se of fossil f"els an# ele$tri$it for heating) $ooling an# lighting %"il#ings G#"ring the #a H. The mo#ern ver8 sion of this tra#itional a//roa$h to %"il#ing #esign was #evelo/e# %egin8 ning in the EA@?s an# a//lie# to a wi#e variet of %"il#ing t /es thro"gh8 EED The term 5/assive o"t the 2S) with a fo$"s on the .est an# So"thwest. solar #esign6 was $hosen to $ontrast with the more /revalent ' an# far more e0/ensive ' a$tive solar s stems that "se# e0/ensive $o//er or al"8 min"m roofto/ $olle$tors an# lots of fans) /"m/s an# $ontrols to heat an# $ool s/a$es. The i#ea %ehin# /assive solar #esign was to in$or/orate s"n8 light an# nat"ral ventilation into the %asi$ #esign of the %"il#ing) mini8 miOing the nee# for me$hani$al s stems. In man of the hot) ari# $limate Oones of the 2S) this is an e0$ellent #esign strateg . In hot) h"mi# Oones) more fo$"s nee#s to %e given to ventilation an# less to heating. In EAB? I %"ilt a /assive solar a#o%e home in the San Fran$is$o (a
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area. In a $limate that t /i$all range# from $ool winter nights Gin the K?sH to hot s"mmer #a s Gin the low E??sH) the three8%e#room /ost8an#8%eam #esign feat"re# a heav 8mass str"$t"re Ga#o%e $la H) /lent of so"th8fa$8 ing glass) a well8ins"late# roof an# a%"n#ant $ross ventilation %etween low north8fa$ing win#ows an# high so"th8fa$ing $lerestor win#ows. The long a0is of the home was east8west) with small win#ows on those faba#es. The so"th8fa$ing win#ows were sha#e# with overhangs to /revent the high s"mmer s"n from entering the ho"se) %"t #i# allow the lower8angle winter s"n to shine #ire$tl on the mass of the str"$t"re) heating the home not onl #"ring the #a ) %"t also well into the evening. The home ha# a%"n#ant #a lighting) an# tem/erat"res in the s/a$e sta e# >?^F a%ove o"tsi#e levels in winter an# >?^F %elow o"t#oors in s"mmer) $omforta%le almost ear8ro"n#. Onl a small woo#stove in the living room was "se# for s"//lemental heating) an# no air $on#itioning was "se#. Even on hot s"mmer #a s in the (a area) there are $ooling %reeOes most evenings that lower tem/erat"res F"i$&l . A//lie# to $ommer$ial %"il#ings) /assive solar #esign loo&s for o/8 /ort"nities to orient %"il#ings with a long a0is east8west) to have a more re$tang"lar than sF"are str"$t"re G$alle# 5massing6 % ar$hite$tsH an# to /rovi#e sha#ing an# overhangs on the so"th an# west fa$es "sing a win8 EEC In #ow #esign that allows for a%"n#ant #a lighting with minimal glare. smaller %"il#ings) it ma&es #esign sense to have #ire$t solar /enetration into a s/a$e) s"$h as an atri"m) to warm it in winter. S"$h %"il#ings $an also "se ra#iant heating s stems to s"//lement solar heating in winter) an# man "se $on$rete or other forms of thermal mass to a%sor% heat #"r8 ing the #a in s"mmer) ra#iating %a$& slowl at night when /eo/le have left the %"il#ing. Some a//roa$hes also "se a strateg &nown as 5night8 U"sh $ooling6 in whi$h fans slowl $ir$"late $ooler night air thro"gh the %"il#ing Gan# e0ha"st warmer airH to lower tem/erat"res to $omforta%le levels %efore morning. This a//roa$h saves a lot of energ $om/are# with $onventional air $on#itioning.

Per,eable Pave,ent
Permea%le /avement is one of those great innovations a%o"t whi$h ever 8 one sa s) 5.h #i#n7t the $ome "/ with this soonerN6 In /ar&ing lots) its /"r/ose is to allow water to inRltrate #ire$tl into the gro"n#) instea# of
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r"nning oM into the streets) storm #rains an# event"all into rivers an# o$eans) /oll"ting them with oil an# grease. EPA states that 5"se# oil from EE@ The one oil $hange $an $ontaminate E million gallons of fresh water.6 main so"r$e of this r"noM is the in$re#i%le amo"nt of im/er vio"s s"rfa$e area we have /"t on the lan#. As Joni -it$hell sang in a EAC?s environmen8 tal lament)5The /ave# /ara#ise an# /"t "/ a /ar&ing lot.6 One of the main so"r$es of o$ean /oll"tion is so8$alle# non8/oint so"r$e GNPSH r"noM from streets an# /ar&ing lots) $arr ing oil an# grease Gan# other $ontaminantsH from /ar&ing lots into $oastal waters. The most $ommon NPS /oll"tants are se#iment an# n"trients) washing into water %o#ies from agri$"lt"ral lan#) small an# me#i"m8siOe# animal fee#ing o/erations) $onstr"$tion sites an# other areas of #ist"r%an$eT other $om8 mon NPS /oll"tants in$l"#e /esti$i#es) /athogens G%a$teria an# vir"sesH) salts) oil) grease) to0i$ $hemi$als an# heav metals. E E@ The tri$& in /ermea%le /aving is to #esign the /ar&ing lot right in the Rrst /la$e to allow for s"%s"rfa$e water inRltration. The Port of Portlan# installe# a KD8a$re /oro"s as/halt /avement to allow stormwater to #rain thro"gh a /ave# s"rfa$e an# re$harge gro"n#water. In$or/orating a series of %ioswales G/lante# #it$hesH an# nat"ral vegetation allowe# all of the E EB stormwater from the e0/ansion to inRltrate the gro"n#. There are goo# environmental reasons to let rainfall ta&e its nat"ral $o"rse an# r"n oM into streams an# la&es) %"t the in$rease in Uoo#ing from "r%an #evelo/ment an# the /oll"te# nat"re of the r"noM ma&e the arg"ment stronger for &ee/ing as m"$h onsite as /ossi%le. In man larger metro/olitan areas along the $oasts) a"thorities are %eginning to reF"ire that large #evelo/ments #esign their lan#s$a/ing an# /ar&ing areas to hol# r"noM onsite) either in #etentionQretention /on#s) %ioswales or simi8 lar #evi$es. In these $ases) /ermea%le /avement might %e an e0$ellent $om8 /lementar te$hnolog that wo"l# allow a #evelo/er to re#"$e the siOe of other #rainage elements. Permea%le /aving $an in$l"#e a variet of te$hniF"es. Poro"s as/halt $ontains $onventional as/halt with small aggregate omitte# from the mi08 t"re. Pla$e# "n#er the /oro"s as/halt s"rfa$e is a %ase of f"rther single8 siOe# aggregate. Poro"s $on$rete) li&e /oro"s as/halt) $an %ear freF"ent traS$ an# is "niversall a$$essi%le. Single8siOe# aggregate G"s"all seen in gravel /ar&ing lotsH witho"t an %in#er is the most /ermea%le /aving ma8 terial in e0isten$e ' an# the least e0/ensive. Altho"gh it $an %e "se# onl in ver low8traS$ settings s"$h as sel#om8"se# /ar&ing stalls) its /otential $"m"lative eMe$t is great. Poro"s t"rf is sometimes "se# for o$$asional /ar&ing li&e that at $h"r$hes an# sta#i"ms. *iving t"rf trans/ires water) $o"ntera$ts the heat8islan# eMe$t with what a//ears to %e a green) o/en
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lawn. O/en8;ointe# %lo$&s are $on$rete or stone "nits with o/en) /erme8 a%le s/a$es %etween the "nits. The give an ar$hite$t"ral a//earan$e an# $an %ear s"r/risingl heav traS$. EEA

Photovoltaics
Photovoltai$ GPVH solar ele$tri$ s stems G5/hoto8voltai$s6 means ele$tri$8 it from light) es/e$iall s"nlightH have %een aro"n# sin$e the EAD?s an# have %een "se# e0tensivel in worl#7s s/a$e /rograms to /ower satellites) the International S/a$e Station an# other s/a$e$raft nee#ing /ower for o/erations. 2sing semi$on#"$tor8gra#e sili$on) solar $ells $onvert the en8 erg in s"nlight to ele$tri$it ) t /i$all at eS$ien$ies of DL to E>L) or with /ower o"t/"t of a%o"t D to E> watts /er sF"are foot. S"nlight is a ver #iM"se energ ) falling on the Earth at the rate of a%o"t one &ilowatt Gthe in/"t for ten E??8watt %"l%sH /er sF"are meter. Ele$tri$it is a ver $on$en8 trate# form of energ ) so it7s not s"r/rising that it ta&es $onsi#era%le $ol8 le$tion area to ma&e an siOa%le amo"nt of ele$tri$it from the s"n. Nevertheless) solar ele$tri$it is ra/i#l gaining /o/"larit aro"n# the worl#. For man ears) solar /ower in the 2S has %een "se# % tho"san#s of homes to %e$ome 5gri#8in#e/en#ent6 an# % larger /ro;e$ts to ma&e a F"ite visi%le statement a%o"t their "se of solar energ . Des/ite o"r a%"n8 #ant solar reso"r$es) es/e$iall in the S"n%elt states an# the .est) the 2S government has never /"t m"$h of a /riorit on $ommer$ialiOing /hoto8 voltai$s. The >??D Energ Poli$ A$t GEPACTH $reate# a K?L fe#eral ta0 $re#it Gresi#ential $re#it limit is Z>)???) $ommer$ial is "nlimite#H for solar ele$8 tri$ installations) $"rrentl set to e0/ire at the en# of >??B. -an "tilities also have solar ele$tri$ /romotional /rograms) an# some state govern8 ments s"$h as Oregon an# AriOona have a##itional ta0 $re#its. In >??@ the California P"%li$ 2tilities Commission ena$te# a Z>.> %illion 5million solar roofs6 /rogram that reF"ires the state7s investor8owne# ele$tri$ "tili8 ties to oMer in$entives in the range of Z>)B?? /er &ilowatt for /hoto8 voltai$s. E>? The largest #raw%a$& to in$rease# "se of /hotovoltai$s has %een $ost. To#a 7s large $ommer$ial s stems install at a%o"t ZC)??? to Z@)D?? /er &ilowatt) while $ons"mer s stems $an $ost Z@)D?? to ZE?)??? /er &ilowatt. .hat #oes this mean in terms of #elivere# val"e for ele$tri$it N Ass"ming
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that PV s stems last ED ears Gwhi$h the #oH) a sim/le amortiOation wo"l# mean an ann"al $ost of ZJ?? to ZD?? /er &ilowatt. PV s stems will /ro#"$e E)>?? to E)B?? &ilowatt8ho"rs /er ear) /er installe# &ilowatt. So) to get E)>?? to E)B?? &ilowatt8ho"rs /er ear) o" wo"l# have to s/en# ZJ?? to ZD??. Even at retail rates Ga /rogram &nown as 5net metering6 or 5r"nning o"r meter %a$&war#6H of B to E? $ents /er &ilowatt8ho"r) o" wo"l# earn ZAC to ZEB? /er ear) at a $ost of ZJ?? to ZD??) not e0a$tl a /a ing /ro/osi8 tion. If ele$tri$ rates are ED $ents /er &ilowatt8ho"r) then the ann"al ret"rn wo"l# %e ZEB? to Z>@?. ("t now ass"me that government in$entives lower the $ost of PV s s8 tems % D?L) so that o"r ann"al $ost is onl Z>?? to Z>D?. !o"7re still not ma&ing mone . Are there still reasons to #o thisN !es) there ma %e. For e08 am/le) what is it worth to have a s"//l of ele$tri$it that is in#e/en#ent

To $ele%rateits >D th anniversar ) 4ettle Foo#s /artnere# with the Energ Tr"st of Oregon to install one of thelargest solar energ arra s in the Pa$ifi$ North8 west. 2sing more than C?? solar /anels set on roof8mo"nte# ra$&s) the /lant now generates E>?)??? &.h of ele$tri$it /er ear. That7s eno"gh /ower to ma&e >D?)??? %ags of $hi/s an# re#"$e ann"al $ar%on #io0i#e emissions% CD tons.

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of the ele$tri$al gri#N Or that is R0e# in /ri$e to#a ) no matter what f"t"re "tilit /ri$es ma %eN Or that allows o" to ma&e a statement that o" are /ro#"$ing #omesti$ renewa%le energ witho"t an environmental im8 /a$ts Ge0$e/t those from man"fa$t"ring semi$on#"$tor8gra#e sili$onHN .hat if o"r roof $o"l# %e ma#e from PV8/owere# shingles or tiles) so that when o" ha# to re/la$e o"r roof) o" $o"l# $om%ine it with a PV s stem at a lower total $ostN .hat if a /artnershi/ wante# to lease o"r roof Gfor ZE /er earH) install the s stem) ta&e the vario"s ta0 %eneRts an# o" onl ha# to /a for the ele$tri$it /ro#"$e#N E>E ,ere7s how to $al$"late the $ost of PV8generate# /ower= E. Cost of installation) less the val"e of all in$entives) e0/resse# as Z /er &ilowatt8/ea& G/ower ratingH. >. Power generate#= the t /i$al 2S range is E)>?? to E)B?? &ilowatt8ho"rs /er ear) /er &ilowatt8/ea& /ower rating. K. Val"e of /ower generate#= t /i$all o"r retail rate) B $ents to E> $ents /er &ilowatt8ho"r. J. S stem lifetime= ass"me >? ears. D. Net Present Val"e GNPVH Fa$tor= o"7ll have to Rg"re a wa to #is8 $o"nt the val"e of f"t"re ele$tri$it ) %"t Rg"re a DL #is$o"nt rate Gli&e a >?8 ear government %on#HT over >? ears) the val"e of getting ZE ea$h ear at DL is worth ZE>.JC to#a . Remem%er this is /rett ris&8 free an# t /i$all generates a non8ta0a%le ret"rn for a resi#en$e G%"t not for a %"sinessH. So) here7s an eas form"la to "se= Ann"al &ilo8 watt ho"rs /ro#"$e#

f f!o"r

ele$tri$ rate

NPV Fa$tor

Val"e of PV ele$tri$it

In o"r e0am/le) the val"e eF"als=

f fE>.JC E)D?? &.h Z?.E?

ZE)BCA

This form"la tells o" that $o"l# /a ZE)BCA G/er &ilowatt8/ea&H for the s stem an# still generate a DL) >?8 ear ret"rn) at E? $ents /er &ilowatt ho"r. If o"r retail rate is ED $ents) then o" $o"l# /a "/ to Z>)B?K for the same ret"rn. If o" thin& /ower $osts will in$rease faster than the rate of inUation) o" $o"l# in$rease the /ri$e o"7re willing to /a ) after ta&ing all in$entives into a$$o"nt.

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Platinu, "uildings
If green %"il#ings are the goal) then a lot of /eo/le shoot for the highest ran&ing /ossi%le) whi$h is *EED8Platin"m. .itho"t e0a$tl &nowing what it ta&es) man %"il#ing owners an# #esign teams %egin their green %"il#ing /ro;e$t % /ro"#l /ro$laiming a goal of *EED Platin"m. 2s"8 all ) rather F"i$&l the Rn# o"t there is more to ma&ing a /ro;e$t 5s"/er green6 than ;"st #e$laring goo# intentions. As of earl >??@) there were fewer than K? *EED Platin"m new %"il#8 ings in the 2S in all fo"r 2S+(C rating s stems ' a%o"t JL of the total n"m%er of $ertiRe# /ro;e$ts. Even among those %"il#ings) there were some that %arel ma#e it over the %ar GD> /oints o"t of CA /ossi%le in the *EED8NC rating s stemH) while others a$hieve# as man as C? /oints. GIt7s well8nigh im/ossi%le to get all /oints in an of the rating s stems for a single /ro;e$t.H

+enO me Center) Cam%ri#ge) -A. (ehnis$h Ar$hite$tsQ Ar$hite&ten) with ,o"se \ Ro%ertson Ar$hite$ts an# Ne0t Phase St"#ios.

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Center for ,ealth an# ,ealing at Oregon ,ealth \ S$ien$e 2niversit ) Portlan#) OR) #esigne# % +(D Ar$hite$ts.

To #ate the highest /oint total %elongs to the EE?)???8sF"are8foot Ge08 $l"#ing /ar&ingH $or/orate $am/"s renovation for Al%eri$i Constr"$tors) In$.) in St. *o"is) -isso"ri) $om/lete# in >??D. In this %"il#ing) a D?8 ear8 ol# man"fa$t"ring fa$ilit on a EK8a$re %rownRel# site was renovate# into a mo#ern two8stor oS$e %"il#ing) with solar thermal /anels for hot water on the roof an# a CD8&ilowatt win# t"r%ine onsite for a##itional re8 newa%le energ . At the en# of >??C) the largest Platin"m8$ertiRe# %"il#ing was the KJJ)???8sF"are8foot) E>8stor +enO me Center $or/orate hea#F"arters in Cam%ri#ge) -assa$h"setts) $om/lete# in >??K. Its %"il#ing envelo/e is a high8/erforman$e $"rtain8wall glaOing s stem with o/era%le win#ows on all E> Uoors. -ore than K>L of the e0terior envelo/e is a ventilate# #o"%le8 fa$a#e that %lo$&s solar gains in s"mmer an# $a/t"res solar gains in win8 ter. Steam from a near% /ower /lant is "se# for $entral heating an# $ool8 ing. The /ro;e$t is owne# an# o/erate# % * me Pro/erties) with +enO me as the ma;or tenant. E >> In$l"#ing >? &. of /hotovoltai$s) overall energ "se is /ro;e$te# at JEL less than in a $onventional %"il#ing. In >??@ the Oregon ,ealth an# S$ien$e 2niversit 7s new Center for
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Al%eri$i ,ea#F"arters) St. *o"is) -O) #esigne# % -a$&e -it$hell Asso$iates.

,ealth an# ,ealing) a JE>)???8sF"are8foot mi0e#8"se me#i$al oS$e) la% an# $lassroom %"il#ing %e$ame the largest Platin"m8$ertiRe# /ro;e$t in the worl#. This /ro;e$t $om%ines C? &ilowatts of %"il#ing8integrate# /ho8 tovoltai$s) a large site8%"ilt solar $olle$tor for water heating) a K??8&ilowatt mi$rot"r%ine /lant) an onsite sewage treatment /lant) an e0tensive green roof an# E??L re$over of all rainwater for re"se. O$$"/ie# in the fall of >??C) it is /ro;e$te# to save more than C?L of the energ "se of a similar $onventional %"il#ing an# more than D?L of the water "se. Total $ost /re8 mi"m was re/orte# at EL) net of all in$entives. There are also *EED Platin"m /ro;e$ts in D"%ai G2nite# Ara% Emi8 ratesH) China an# In#ia. In >??@ an# >??B we e0/e$t at least D? more /ro;8 e$ts) re$entl $om/lete# or $"rrentl "n#er $onstr"$tion) in$l"#ing one as large as one million sF"are feet) to re$eive *EED Platin"m #esignations in one of the fo"r esta%lishe# *EED rating s stems.

Post3 occupancy 'valuation

One of the &e /rin$i/les in s"staina%le #esign is to have a fee#%a$& loo/) a /ro$ess that hel/s organiOations an# in#ivi#"als to learn from their #e$i8 sions an# to ma&e %etter $hoi$es in the f"t"re. The &e fee#%a$& loo/ in
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green %"il#ing #esign is $alle# /ost8o$$"/an$ eval"ations GPOEH) in whi$h someone goes %a$& after a %"il#ing has %een $om/lete# to see if en8 erg an# water "se are meeting /ro;e$tions) whether the in#oor air F"alit is as /re#i$te#) whether the %"il#ing o/erators are r"nning the monitor8 ing an# $ontrol s stems /ro/erl an# so on. A &e element in a POE is a s"rve of o$$"/ant $omfort %e$a"se so m"$h of the res"lting /ro#"$tivit gains e0/e$te# from green %"il#ings have to #o with #a lighting) lighting) ventilation F"alit an# thermal $omfort. Develo/e# in Englan#) POEs have %een slow to $at$h on in the 2S) /rimaril %e$a"se no one has /rovi#e# a %"#get for s"$h wor&) an# %e8 $a"se most of the #esign an# $onstr"$tion team has move# on to other /ro;e$ts. So it7s left to the %"il#ing o/erators an# managers) man of whom might %e "n#er $ontra$t to the %"il#ing owner) to ma&e the %"il#ing wor&. In some wa s the la$& of interest in POEs re/resents a h"ge %la$& e e for %oth ar$hite$ts an# engineers. For ar$hite$ts) it in#i$ates a la$& of /rofessional interest in how their #esigns a$t"all wor& for the /eo/le in the %"il#ing) %e on# /erha/s a few ane$#otes. This ma %e %e$a"se "ser gro"/s are t /i$all not well in$or/orate# into the #esign /ro$ess an# have little in/"t into im/ortant #esign #e$isions that aMe$t the f"t"re o$8 $"/an$ of the %"il#ing. (e on# $ommissioning the %"il#ing at the en# of $onstr"$tion) engineers sel#om ret"rn to assess res"lts. Perha/s it7s %e8 $a"se the are afrai# of getting s"e# for %"il#ings that #on7t /erform as #e8 signe#. If green %"il#ings are to realiOe their f"ll /otential) there has to %e mone in ever %"il#ing %"#get to assess res"lts an# fee#%a$& to f"t"re #esigns. A re$ent e0am/le of a s"$$essf"l POE was /erforme# for Portlan# State 2niversit 7s GPS2H Ste/hen E. E/ler ,all) a EK?8"nit #ormitor that was awar#e# a *EED Silver #esignation in >??K. A master7s #egree $an#i8 #ate at PS2) Cath T"rner) #i# a POE for this /ro;e$t. The res"lt evo&e# wi#es/rea# interest in the Pa$iR$ Northwest in /erforming a similar as8 sessment for other /ro;e$ts. E> K If one thin&s a%o"t it) there are h"n#re#s of gra#"ate st"#ents in vario"s s"staina%ilit 8oriente# #egree /rograms who wo"l# wel$ome the tas& of /erforming POEs on %ehalf of %"il#ing owners an# /ro;e$t #esign an# $onstr"$tion teams. All that7s nee#e# is a little f"n#ing for their time an# a soli# $onne$tion to their #egree /rograms. A st"# % the Center for the ("ilt Environment at the 2niversit of California) (er&ele ) $om/are# >E *EED8$ertiRe# an# other green %"il#8 ings with more than EC? $onventional %"il#ings. The res/onses to more than KK)??? F"estionnaires showe# that green %"il#ings ha# higher o$$"8 /ant satisfa$tion overall Gstatisti$all signiR$ant #iMeren$eH an# s/e$iR8 $all higher satisfa$tion with in#oor air F"alit Gaverage satisfa$tion in
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B?th /er$entile of "sers s"rve e#H an# thermal $omfort Gaverage satisfa$8 tion in the A? th /er$entileH. E>J This #emonstrates the val"e of green %"il#8 ing #esign /ro/erl e0e$"te# to generate two &e %eneRts= h"man health an# wor&er /ro#"$tivit .

Pr oductivity
Pro#"$tivit gains are one of the ma;or %"siness $ase %eneRts of green %"il#ings. .h is /ro#"$tivit so im/ortant in ;"stif ing green %"il#ingsN Consi#er t /i$al ann"al %"il#ing o/erations $osts for /eo/le Gsalar an# %eneRtsH) rent an# energ . For e0am/le) a ZC?)??? /er8 ear em/lo ee Gsalar an# %eneRtsH in an average s/a$e of >?? sF"are feet will $ost ZK?? /er ear /er sF"are foot. For $ommer$ial %"il#ings) /eo/le $osts are a%o"t E? to >? times greater than rent GZED to ZK? /er sF"are foot /er earH) whi$h is in t"rn a%o"t E? times greater than energ Ga%o"t ZE.D? to ZK /er sF"are foot /er earH. This res"lt #oes not sa that saving energ is not im/ortant) %"t rather that even a EL gain in wor&er /ro#"$tivit will oMset the entire ann"al energ %ill. Productivity gains .ro, ,i/ed3,ode conditioning and natural ventilation syste,s.

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-oreover) a DL to E?L gain in /ro#"$tivit will /a for the entire rent on a %"il#ing. So) if a green %"il#ing $osts DL more than a $onventional %"il#ing) %"t has #a lighting) views of the o"t#oors an# health in#oor air) those feat"res will li&el lea# to a /ro#"$tivit gain of KL to DL or more ' that has a val"e of ZA to ZED /er sF"are foot in the Rrst ear9 In other wor#s) for a $or/orate or instit"tional owner who $an rea/ the %eneRt of the investment) the Rrst8 ear ret"rn on investments is more than E??L. If the f"n#s are availa%le) that ret"rn ma&es the investment a no8%rainer. For this reason alone) green %"il#ing #esign more than /a s for itself) even if there are higher $osts. If a $om/an $an realiOe a E?L /ro8 #"$tivit gain from a green %"il#ing) it /a s to %"il# a %ran#8new %"il#ing for em/lo ees9 F"rthermore) there are #oOens of st"#ies that lin& higher /ro#"$tiv8 it to a n"m%er of the %"il#ing7s green feat"res. These %"il#ings are also lin&e# to im/rovements in illness an# a%senteeism among em/lo ees. If em/lo ees are healthier an# on the ;o% more often) /ro#"$tivit gains are a #ire$t res"lt. A n"m%er of a$a#emi$ st"#ies E>D show gains in /ro#"$tiv8 it from the "se of mi0e#8mo#e an# nat"ral ventilation s stems that av8 erage @.JL.

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Euestion Authority
+reen %"il#ings re/resent a $hallenge not onl to the a"thorit of ar$hi8 te$ts an# engineers) %"t also to the $o#es an# stan#ar#s /revailing in the %"il#ing in#"str . In man $ases) %"il#ing $o#e oS$ials in $ities an# $o"n8 ties are "naware of new te$hnologies) /"tting the %"r#en on the #esign /rofessional to ma&e a $ase for eval"ating a new i#ea on a 5/erforman$e6 vs. $o#e8/res$ri/tive %asis. In a /erforman$e eval"ation) the /ro/ose# #e8 sign is assesse# to see if it /rovi#es the same level of /rote$tion of /"%li$ health an# safet as the /res$ri/tive stan#ar#. This ma o$$"r with s"$h sim/le te$hnologies as water8free "rinals or with $om/le0 a//roa$hes to %"il#ing Rre /rote$tion an# energ eS$ien$ . As an e0am/le) in >??> one engineering #esign Rrm in Portlan# wante# to harvest rainwater from a %"il#ing roof an# re"se it for toilet U"shing in a $ollege #ormitor ) something the st"#ents favore#. The #e8 sign in$l"#e# a water treatment s stem "sing san# Rlters an# "ltraviolet light to #estro /athogens) so the Rnishe# /ro#"$t was %asi$all safe eno"gh to #rin&. As the Rrst s"$h /ro;e$t in the $it ) the $o#e oS$ials were a %it nervo"s. So the onl allowe# the Rrst8Uoor /"%li$ restrooms to have the re$ $le# water) not the #orm rooms9 An#) the ma#e the /ro;e$t /"t a sign over ea$h toilet) /ro$laiming 5Rainwater ' Do Not Drin&96 Sin$e the toilets ha# no tan&) %"t onl a valve U"sh) this seeme# a %it m"$h9 Progress o$$"rs in slow in$rementsT these same $o#e oS$ials rela0e# their restri$tions with ea$h s"$$essive /ro;e$t) so that in >??@ rainwater harvesting is now /art of the tool8&it of engineers in the Portlan# area. Ironi$all ) Oregon still /rohi%ite# water8free "rinals at the en# of >??C) largel owing to o//osition from "nion /l"m%ers) so eMorts to $onserve water in %"il#ing /ro;e$ts there still fa$e o%sta$les. The /oint is that green %"il#ings often %"tt "/ against a well8 entren$he# s stem for #esigning) $onstr"$ting an# o/erating a %"il#ing. That s stem nee#s to $hange #ramati$all if we are to a$hieve the f"ll %eneRts of green %"il#ings. If even sim/le s stems li&e rainwater harvest8 ing ta&e several ears to a$hieve a$$e/tan$e in ea$h ;"ris#i$tion) how will we ever %e a%le to ma&e green %"il#ings #eliver) in a timel manner) the energ an# water savings we all agree the nee#N ,ow will #ramati$all #iMerent new te$hnologies gain a$$e/tan$e an# $riti$al mass for mar&et8 /la$e s"$$ess if the %attles have to %e fo"ght one /ro;e$t) one $it an# one $ontra$tor at a timeN *o$al oS$ials nee# to wor& $losel with ar$hite$ts)

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engineers) $ontra$tors an# the %"il#ing /ro#"$ts in#"str to ma&e nee#e# $hanges in $onventional /ra$ti$es. One Rnal note= often the a"thorit that nee#s to %e F"estione# is not e0ternal) %"t more s"%tle) namel ) the internal /ress"res on ar$hite$ts an# engineers to %e far more $onservative in their #esigns than reF"ire# % $ir8 $"mstan$es. This is the /ervasive a"thorit of r"les of th"m%) sales engi8 neers) engineering han#%oo&s an# the $olle$tive e0/erien$e of more sen8 ior ar$hite$ts or engineers in a Rrm. Their e0/erien$e tells them) for e0am/le) to oversiOe ,VAC s stems to avoi# f"t"re $om/laints from %"il#ing o$$"/ants or the /ossi%ilit of laws"its over the a#eF"a$ of %"il#ing #esign.

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%adiant &eating and Cooling
.e7re so "se# to overhea# for$e#8air ventilation) heating an# $ooling s s8 tems that we negle$t to #esign %"il#ings with other te$hnologies for $om8 fort. The Rg"re %elow shows the fo"r &e varia%les for h"man $omfort= air tem/erat"re) relative h"mi#it ) air movement an# ra#iative tem/erat"re Gthe tem/erat"re of s"rfa$esH. Thin& of o"r own e0/erien$e stan#ing ne0t to a $ool %ri$& or $on$rete wall on a warm #a %"t not feeling "n$om8 forta%le %e$a"se of the ra#iant8$ooling eMe$t of the wall. Or) $onsi#er a masonr or %ri$& stove Gthe ol# 5R"ssian6 stoveH ra#iating heat for ho"rs even after a Rre is o"t. In $ommer$ial %"il#ings) ra#iant $ooling strategies are getting a new loo&) thro"gh the intro#"$tion of 5$hille# %eams6 GRns with water t"%ing that $an $ir$"late $ool water) /rovi#ing a s"rfa$e that a//ears $ool to o"r %o#ies even with warmer8than8normal air tem/erat"resH. Ra#iant Uoors $an also %e "se# for heating in $ooler $limates or for $ooling in %"il#ings that reF"ire ear8ro"n# air $on#itioning. The $an also %e "se# in assem8 %l s/a$es Gs"$h as an atri"m of a larger %"il#ingH when e0a$t tem/erat"re $ontrols are not reF"ire#. One *EED +ol#8$ertiRe# renovation /ro;e$t

Comfort in a room) offi$e or en$lose# s/a$e is %ase# on the s"%tleintera$tion %etween man varia%les) in8 $l"#ing h"mi#it ) air tem/erat"re) air movement an# the tem/erat"res of thes"rfa$es o"r %o# 5sees6in the s/a$e.

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even /o"re# a thin $on$rete sla% on to/ of an ol# woo#en Uoor to install ra#iant heating t"%ing. The %eneRt= often the siOe of other %"il#ing ,VAC s stems $an %e re8 #"$e#) saving mone on initial $osts) sin$e less air movement is reF"ire# for $omfort Gan# sin$e most fan s stems are siOe# for $ooling) not ;"st for ventilationH. In a##ition) air tem/erat"res $an var % K^F to J^F in either #ire$tion o"tsi#e of a normal range) witho"t o$$"/ants feeling "n$om8 forta%le. .ith higher air tem/erat"res) less energ is reF"ire# for $ooling an# less fan /ower is "se# for air movement. Elementar /h si$s tells "s that hot or $ol# water $ontains a lot more heat Gheat $a/a$it H than the same vol"me of air) an# that far less energ is reF"ire# to /"m/ water than to %low air to get the same $omfort eMe$t. .h Rght nat"reN

%ain-ater %ecla,ation;%euse
One of m favorite green %"il#ing te$hnologies is rainwater harvesting= the $a/t"re) treatment an# "se of rainwater for "ses insi#e the %"il#ing s"$h as toilet U"shing an# $ooling8tower ma&e"/ water Gto re/la$e water lost % eva/oration an# %a$&8U"shingH. This is s"$h a sim/le an# o%vio"s thing to #o in m"$h of the $o"ntr that one won#ers wh it has ta&en so long to %e $onsi#ere#. In a##ition to water $onservation) rainwater har8 vesting $an hel/ re#"$e stormwater r"noM from %"il#ing sites.

At the newTa$oma) .A) /oli$e fa$ilit #esigne# % TCF Ar$hite$t"re) two J)B??8gallon tan&s $olle$t rainwater an# re$ $le it for toilet fl"shing.

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Imagine even a mo#est half8in$h rainfall on a >J)???8sF"are8foot roof. That event will generate E)??? $"%i$ feet) or a%o"t @)D?? gallons) of $lean free water. In a $limate li&e the Pa$iR$ Northwest) or an where that re$eives light rainfall a goo# /art of the ear) this s stem $o"l# %e F"ite /ro#"$tive. Ass"ming one $o"l# $olle$t B?L of ann"al rainfall of KD in$hes) one wo"l# harvest a%o"t J>?)??? gallons for re"se. (asi$ treatment with a san# Rlter an# "ltraviolet light wo"l# ma&e it s"ita%le for toilet U"shing an# similar non8/ota%le "ses. .hat $o"l# %e sim/lerN Nothing) e0$e/t that o" $an e0/e$t to /a Z>?)??? to ZD?)??? for s"$h a s stem) an# it7s not in most %"il#ing %"#gets. ("t wait9 That ma not %e the en# of the stor . -an "r%an areas have F"ite e0/ensive $harges for storm8#rain hoo&"/s. I have fo"n# man $ases where the im/a$t fees or s stem #evelo/ment $harges that are avoi#e# % a E??L rainwater re$lamation s stem were greater than the total $ost of the rainwater $olle$tion an# treatment s stem. In that $ase) a %"il#ing owner is 5mone ahea#6 to install it. In one California "niversit /ro;e$t) ;"st the $ost of installing the storm sewers to ta&e water oM the site an# to $onne$t to the town7s storm #rains was greater than installing two >?)???8gallon tan&s to hol# r"noM from the 122,year rainfall event an# /rovi#e toilet U"shing for a goo# /art of the ear. One $a"tion= #on7t e0/e$t rainwater to /rovi#e all of o"r nee#s) "n8 less o" are /re/are# to treat it to /ota%le water stan#ar#s an# ma&e that $ase to lo$al $o#e oS$ials. In a##ition) the taller the %"il#ing) the lower a /er$entage of ann"al nee#s the s stem will s"//l ) %e$a"se o"7ve onl got one roof for $olle$tion /"r/oses) %"t more toilet an# sin& R0t"res for ea$h a##e# stor . Another $a"tion= r"noM from /ar&ing lots is often too /ol8 l"te# to $olle$t an# treat with sim/le s stems)so o" $an7t $o"nt on "sing it.

%apidly %ene-able 0aterials

Some /eo/le ma %e s"r/rise# that the "se of ra/i#l renewa%le materials is in$l"#e# in the *EED rating s stem. ("t if o" thin& a%o"t it for a min8 "te) it7s not so s"r/rising. After all) wh sho"l#n7t we %e loo&ing for s"%sti8 t"tes %oth for ol#8growth tim%er) tree8farme# woo# an# $hemi$al s"%8 stan$es s"$h as vin l $om/osition tile GVCTH. Ea$h of these s"%stan$es has some environmental iss"es asso$iate# with its /ro#"$tion) harvest an# "se. In the *EED s stem) the $ategor of ra/i#l renewa%le materials in8
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,omasote3 /anels from re$ $le# news/a/er installe# in a %"il#ing.

$l"#es an thing that $an %e grown an# harveste# in less than ten ears) s"$h as agri$"lt"ral /anel %oar#s from wheat) ri$e straw) s"nUower see#s an# sorgh"m stal&s an# "se# for $a%inetr an# wains$oting) interior #oors) s"%Uooring an# even /l woo#T $or& G$or& t /i$all has an ten8 ear regeneration $ $le an# $omes from harveste# tree %ar& in S/ain an# Por8 t"galH an# %am%oo for Uooring) linole"m Uoor $overing an# wool r"gs. Note that not all ra/i#l renewa%le materials meet other environmen8 tal $riteria s"$h as lo$all so"r$e# Gmost %am%oo Uooring is from China) for e0am/le) an# most linole"m from E"ro/eH) so it7s sometimes ne$essar to ma&e #e$isions a%o"t whi$h val"es are more im/or tant to a /ro;e$t. Of all the ra/i#l renewa%le materials) %am%oo seems to have /enetrate# far8 thest into the mainstream green %"il#ing mar&et. +rowing "/ to > feet in a #a an# C? to B? feet in a ear) %am%oo $an har#en in D ears to %e eF"al in strength to a D?8 ear8ol# tree. E>C (am%oo Uooring is often $hosen for its #istin$tive a//earan$e an# s"$h #esire# F"alities as har#ness) resilien$ an# sta%ilit . Cor& Uooring is val"a%le for its so"n# an# thermal a%sor/tion as well as its resilien$e. *inole"m is ma#e from linsee# oil) $or& #"st) nat"ral R%er an# woo# /ow8 #er ' ra/i#l renewa%le an# re$ $le# ingre#ients. Pro;e$t #esigners an# /ro#"$t s/e$iRers are $riti$al $om/onents of the new green %"il#ing 5e$os stem)6 an# the often have to $onsi#er iss"es other than the environ8 mental attri%"tes of a /ro#"$t) in$l"#ing /erforman$e) $leana%ilit Ges/e8 $iall for UooringH an# #"ra%ilit . As the a$F"ire more e0/erien$e with new t /es of green /ro#"$ts) man of these $on$erns gra#"all #isa//ear.
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To get a *EED /oint for "sing ra/i#l renewa%le materials) >.DL of the total val"e of materials in a /ro;e$t nee# to %e from this $ategor . In a ZE? million G$onstr"$tion $ostH /ro;e$t) with ZJ.D million #evote# to $ost of materials) this re/resents a%o"t ZEEK)??? worth of s"$h materials) a%o"t E.EL of the total $onstr"$tion $ost. These materials $an %e s/e$iRe# later in the #esign /ro$ess) /arti$"larl where their aestheti$s an# /rovenan$e might /rove val"a%le to the /ro;e$t7s goals.

%ecycled3content 0aterials
.hen o" thin& of a green %"il#ing) if o"7re li&e most /eo/le) re$ $ling an# %"il#ing with re$ $le#8$ontent materials wo"l# li&el s/ring to min# as a &e $hara$teristi$. In the *EED s stem) $re#it is given to /ro;e$ts in whi$h re$ $le#8$ontent re/resents more than E?L of the total val"e of all %"il#ing materials Ge0$l"#ing eF"i/mentH. This in$l"#es str"$t"re= roof) Uoors an# loa#8%earing wallsT ro"gh an# Rnish $ar/entr T ins"lation Gsometimes $otton8%att ins"lation is ma#e from re$ $le# ;eansHT #oors an# win#owsT ar$hite$t"ral metal) re%ar) U ash in $on$rete) steel str"$8 t"ral %eams) internal walls an# Uoor $overings. (e$a"se %"il#ing materials t /i$all re/resent a%o"t JDL of all $on8 str"$tion $ost) this stan#ar# im/lies) on a ZE? million %"il#ing) that ZJD?)??? of re$ $le# $ontent wo"l# have to %e "se# to F"alif for one *EED /ointT for two /oints) ZA??)??? of re$ $le# $ontent materials wo"l# have to %e "se#. Fort"natel ) some of the more e0/ensive items) s"$h as str"$t"ral steel) have a #e$ent re$ $le# $ontent Ga%o"t K?LH) while other steel items s"$h as re%ar Greinfor$ing ro#s in $on$reteH $an have "/ to A?L re$ $le# $ontent. The /"r/ose of the *EED stan#ar# is to en$o"rage the #evelo/ment of a lo$al an# regional e$onom that val"es re$ $ling an# that $reates new materials with the same /erforman$e $hara$teristi$s Gstrength) weight) #"ra%ilit ) et$.H as virgin materials. In that wa ) we will %egin to $lose the loo/ of reso"r$e Uows in the e$onom an# not in$"r the energ an# /oll"8 tion $osts of "sing virgin materials. An e0$ellent e0am/le of a /ost8in#"strial or /re8$ons"mer re$ $le#8 $ontent material is the U ash from $oal8%"rning /ower /lants. In $on$rete this material $an %e "se# to re/la$e a signiR$ant amo"nt G"/ to D?LH of

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$ement) a ver energ 8intensive material to ma&e) witho"t $om/romising str"$t"ral integrit . Cement ma&es "/ a%o"t DL of $on$rete % weight) %"t it7s the &e ingre#ient. Another /ost8in#"strial material "se# to re/la$e $e8 ment is the slag from %last f"rna$es. Other e0am/les of re$ $le#8$ontent /ro#"$ts "se# in %"il#ings in8 $l"#e toilet /artitions an# e0terior #e$&ing from re$ $le# /lasti$ %ottles) ,omasote3 roof #e$&ing an# wall /anels from re$ $le# news/a/ers Gsee /. EJAH)E>@ a$o"sti$ $eiling tile) #r wall with re$ $le# /a/er fa$ing) $ar/ets ma#e from re$ $le# /lasti$s) $ar/ets with re$ $le# R%ers an# $erami$ tile from re$ $le# glass.

%ene-able 'nergy
There7s so m"$h to sa a%o"t renewa%le energ . !o" $an $on$eive it this wa = imagine $iviliOe# life on Earth %efore the a#vent of the fossil8f"el era. Thin& of an$ient Rome) the Italian Renaissan$e an# the settlement of Ameri$a) all of whi$h too& /la$e "sing onl s"n) win# an# water) along with #raft animals) for /ower. Imagine that we $o"l# live health ) ha// an# /ro#"$tive lives witho"t ele$tri$it . This was realit for o"r great8 gran#/arents Gthat is) if o"7re m ageT if o"7re "n#er K?) a## another 5great6H. Thin& of A%e *in$oln in the .hite ,o"se) a on$e8ha%ita%le /la$e to live an# wor& witho"t air $on#itioning Gwell) ma %e not in J"l an# A"8 g"stH) gas f"rna$es an# ele$tri$ lighting. As we start to %"m/ "/ against the limits of /lanetar e$os stems to a%sor% all the waste an# ee"ents ma#e /ossi%le % fossil an# n"$lear f"els) we on$e again are remin#e# of the nee# to start living not oM o"r inherite# wealth) fossil f"els) %"t oM o"r $ontin"ing in$ome from the s"n) win#) Uowing water) geothermal energ an# growing /lants. Ever >? min"tes) eno"gh solar energ rea$hes the s"rfa$e of the 2S to /ower the entire $o"ntr for a whole earT E>B the /ro%lem is gathering it an# "sing it e$o8 nomi$all . For green %"il#ings the most im/ortant renewa%le so"r$es for onsite energ /ro#"$tion are solar) win#) small h #roele$tri$ Gfor r"ral "ses near a river or streamH an# geothermal Gthe Earth7s heatH. For /owering o"r vehi$les an# $ities) we $an loo& to %iomass /ower s"$h as ethanol from $orn /ro#"$tion Gan# /ossi%l /lant resi#"esH an#) in the f"t"re) /ossi%l

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solar8ele$tri$ h %ri# an# ele$tri$ $ars. In the farther f"t"re) solar8 an# win#8generate# ele$tri$it might %e "se# for ma&ing h #rogen to /ower $ars an# %"il#ings with f"el $ells. Co"nting woo# %"rne# for f"el an# ele$tri$it ) as well as large h #ro8 ele$tri$ /ro;e$ts) win# farms an# %iof"els) renewa%les $"rrentl a$$o"nt for a%o"t E>L of total 2S energ "se. E>A -an state legislat"res are %egin8 ning to $onsi#er laws that wo"l# reF"ire ele$tri$ "tilities to /ro#"$e EDL to >DL of their ele$tri$it from renewa%le so"r$es within >? ears) % >?>D to >?K?.EK? A newl forme# gro"/ en$o"rages government /rograms to hel/ Ameri$a7s farms) forests an# ran$hes generate >DL of the $o"ntr 7s total energ nee#s from s"n) win# an# %iof"els % >?>D. EKE From a #esign /ers/e$tive) the &e to "sing renewa%le energ e$o8 nomi$all in %"il#ings is re#"$ing overall energ #eman# thro"gh %"il#8 ing orientation) /assive solar #esign te$hniF"es) more eS$ient %"il#ing envelo/es Gins"lation an# glaOingH an# more eS$ient eF"i/ment) %oth ,VAC s stems an# lighting) as well as re#"$ing internal 5/l"g loa#s6 s"$h as $om/"ters) /rinters) $o/iers an# refrigerators. That wa ) the renewa%le energ s stems will s"//l a higher /er$entage of the %"il#ing7s total en8 erg #eman# for the same $ost than in a less8eS$ient %"il#ing. A >??@ re/ort % the Ameri$an Solar Energ So$iet showe# that re8 newa%les s"$h as solar) win#) %iof"els) %iomass an# geothermal $o"l# s"//l a $ar%on re#"$tion of more than D?? million metri$ tons /er ear) EK> 2sing a%o"t J?L of the total nee#e# to meet 4 oto treat o%ligations. onsite renewa%le energ ) green %"il#ings have a $riti$al role to /la in re8 #"$ing o"r $ar%on foot/rint.

%enovation> "uilding
.h throw awa an ol#er %"il#ingN There are man great e0am/les of %"il#ings that have %een s"$$essf"ll renovate# an# restore# to /ro#"$tive "ses) even after stan#ing #ormant for man ears. In Portlan# I witnesse# the %eneRts of %"il#ing renovation an# re"se in a n"m%er of wa s) sin$e /reserving ol#er str"$t"res there was seen as a ma;or $ivi$ an# $"lt"ral val"e. First) ol#er %"il#ings are t /i$all /art of the vis"al an# $"lt"ral fa%ri$ of a neigh%orhoo#. ( their ver e0isten$e) the tell a stor to ever one a%o"t earlier times. Se$on#) when renovating) o" are re"sing materials
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For its hea#F"arters in Portlan#) OR) SERA Ar$hite$ts renovate# /art of an ol#er hotel %"il#ing into a mo#ern offi$e in >??J an# re$eive# a *EED8CIG/ilotH +ol# $ertifi$ation.

that wo"l# otherwise reF"ire a lot of em%e##e# energ to e0tra$t) harvest) /ro$ess an# trans/ort to the %"il#ing site. Thir#) there $an %e a signiR$ant $ost to #emolishing an ol#er %"il#ing) /ar ti$"larl in $ongeste# "r%an areas. Fo"rth) restoring ol#er %"il#ings often lea#s to f"rther eMorts in the same neigh%orhoo#) one wa that $ities revitaliOe themselves. Fifth) o" are not a##ing %"il#ing #e%ris to lan#Rlls an# $a"sing more traS$ in $on8 geste# areas from waste /i$&"/ an# #is/osal. The *EED rating s stem re$ogniOes the %eneRts of %"il#ing re"se % awar#ing "/ to three /oints for maintaining E??L of a %"il#ing7s e0terior an# D?L of the interior str"$t"re) e0$l"#ing non8str"$t"ral roof materials an# win#ows. It7s often ne$essar to re/la$e or "/gra#e a roof) an# of $o"rse) o" ma want to install more energ 8eS$ient win#ows in the %"il#ing Gre/la$ing win#ows is har#er for histori$ renovationsH. One #raw%a$&= ol#er %"il#ings were #esigne# long %efore we &new m"$h a%o"t earthF"a&e engineering. So) in seismi$all a$tive Oones) there is often a sig8 niR$ant $ost asso$iate# with str"$t"ral reinfor$ement to /rote$t /eo/le an# /ro/er t in the $ase of an earthF"a&e. One Rnal goo# reason= renovations $an oMer F"i$&er o$$"/an$ ) with less /ermit hassles) than tearing #own a %"il#ing an# starting fresh. G This ma not %e tr"e for histori$ renovations.H For homes) %"il#ing renovation is /art of the wa in whi$h $ities renew themselves. J"st as o"r %o#ies re8 /la$e man of their $ells at reg"lar intervals Gseven ears is often $ite#H) $ities re/la$e or renovate their ho"sing sto$& at reg"lar intervals) t /i$all D? ears or so.
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%estoration o. 4ites
A goal of man green %"il#ing /ro;e$ts is to leave the lan# a %etter /la$e than it was %efore. A$hieving this goal reF"ires site restoration a$tivities) s"$h as reha%ilitating nat"ral #rainage s stems) re/la$ing wi#e swaths of green lawns with /lants that /rovi#e wil#life ha%itat an# re/lanting orna8 mental /lants with native an# a#a/te# s/e$ies that nee# far less water an# intensive maintenan$e. As we $om/lete the swit$h from a /re#ominantl man"fa$t"ring e$onom to one %ase# /rimaril on servi$es) #evelo/ers are Rn#ing attra$tive o/tions in /ave#8over ol#er /arts of $ities that on$e s"//orte# man"fa$t"ring) wareho"ses an# similar in#"strial "ses. -an of these sites were /oll"te# with /etrole"m /ro#"$ts) heav metals) PC(s an# other to0i$ s"%stan$es that reF"ire reme#iation %efore re"se. Even /ave#8over %"t "n/oll"te# sites $an %e $onverte# to oS$es) retail) hos/i8 talit an# ho"sing) with $onsi#era%l more wil#life ha%itat. Often the tas& of the ar$hite$t an# %"il#er is to Rn# a wa to /la$e %"il#ings so the #on7t #ist"r% what7s alrea# wor&ing on a site. Several

Designe# % Atelier Dreiseitlan# +reenwor&s) Tanner S/rings Par& /rovi#es wil#life ha%itat in an "r%an setting.

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ears ago) I visite# the National Conservation Training Center of the 2S Fish an# .il#life Servi$e in She/ar#stown) .est Virginia. *o$ate# on an "//er tri%"tar of the Potoma$ River) this site is ver hill ) li&e most of the state. The /ro;e$t #esigners /la$e# E@ %"il#ings on the site) onl on the hill8 to/s) leaving the hollows alone. (e$a"se of a n"m%er of $hanges of site elevation) the #esign reF"ire# man woo#en %ri#ges %etween %"il#ings) sometimes with entran$es on "//er Uoors. ,owever) this a//roa$h allowe# the /ro;e$t to avoi# e0tensive gra#ing an# #egra#ation of wil#life ha%itat) while /romoting the ver val"es inherent in the Center7s mission. This is a goo# e0am/le of a smart an# wise a//roa$h to site /lanning. Another interesting /ro;e$t is Tanner S/rings Par& in Portlan#) Ore8 gon. Com/lete# in >??D) this /ar& sits on to/ of a%o"t J? feet of histori$ Rll of the original Tanner Cree&. To honor its origins an# to /rovi#e $it resi#ents with a nat"ral /ar&) the lan#s$a/e ar$hite$ts #esigne# a re$on8 str"$te# wetlan#s with a %oar#wal& over it. This /ar& is now ha%itat for man $reat"res in$l"#ing vario"s waterfowl. It is mainl "se# for /assive re$reation an# hel/s in$or/orate s"staina%ilit into the fa%ri$ of the $it .

%eturn on nvest,ent
+reen %"il#ings event"all will $om/ete in the mar&et/la$e with stan#ar# %"il#ings) so it7s reasona%le to as& that the %e eval"ate# Rnan$iall an# e$onomi$all on the same %asis. Ret"rn on investment Galso e0/resse# as internal rate of ret"rn or net /resent val"eH is f"n#amental to eval"ating e$onomi$ #e$isions. Sim/l /"t) ret"rn on investment is how m"$h I /lan to ma&e) either ann"all or totall ) from an investment) with all n"m%ers e0/resse# in to#a 7s #ollars. If I7m going to ta&e the ris& of ma&ing an in8 vestment) then m goal sho"l# %e to eF"al the ret"rn from similar invest8 ments. Saving energ is li&e %" ing a long8term %on#. If I invest ZE??)??? to#a in a ten8 ear treas"r %on#) I e0/e$t to ma&e a%o"t DL ea$h ear) %e8 fore ta0es an# inUation) a ret"rn #i$tate# % the %on# mar&et. This is a $om/letel ris&8free investment) %"t m net gain is small Gimagine >?L $om%ine# state an# fe#eral ta0es an# KL inUation) leaving me with a net real ret"rn of ELH. If I invest ZE??)??? in energ 8savings im/rovements that iel# Z>?)??? /er ear in savings Ga Rve8 ear /a %a$& on the in$remental invest8
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mentH) m ret"rn is >?L /er ear) almost ris&8free Gas long as the %"il#ing $ontin"es to %e o$$"/ie# an# energ $osts #on7t fallH) an# m ret"rn goes "/ t /i$all at the rate of inUation or %etter) so I get to &ee/ more of m gain than with a %on#. +reen %"il#ings oMer other ret"rns than ;"st energ savings. If the have a lower va$an$ rate) $omman# higher rents or sales /ri$es) higher re8 newal rate at the en# of the lease) water savings) lower ins"ran$e $osts) et$.) then these virt"es have an e$onomi$ val"e to an owner or #evelo/er. Con8 si#ering also the ta0 $re#its an# #e#"$tions for investing in energ 8saving an# renewa%le energ te$hnologies ' whi$h ma e0$ee# ZE to Z> /er sF"are foot on a new %"il#ing ' there is an e0$ellent e$onomi$ $ase for /rivate owners to invest in green %"il#ings) %ase# stri$tl on ret"rn8on8in8 vestment $riteria. In m %oo&) 3eveloping Green: Strategies for Su%%ess ) I $al$"late the %eneRts of s"$h green %"il#ing %eneRts. EKK For e0am/le) a lower va$an$ rate of ;"st >L translates into a %"il#ing val"e in$rease of KL. In the worl# of $ommer$ial real estate) this is not a trivial gain. EKJ Davi# +ottfrie#) one of the $o8fo"n#ers of the 2S +reen ("il#ing Co"n$il an# a former .ashington) DC) real estate #evelo/er) gives an in8 s/iring tal& a%o"t ret"rn on investment for green real estate /ro;e$ts. ,e tal&s not a%o"t the %ottom line %"t a%o"t the to/ line) the /ositive eMe$t on /ro;e$t reven"es of having a more #esira%le /ro;e$t in the mar&et/la$e that enhan$es the a%ilit of a /ro;e$t to attra$t high8F"alit tenants) get %etter rents an# &ee/ the tenants for longer /erio#s of time. Also) there is a strong ret"rn on investment for an organiOation $ommitte# to s"staina%il8 it as a %asi$ val"e /ro/osition) in terms of re$r"iting an# retaining high8 F"alit em/lo ees an# %"siness asso$iates. .hat ma&es o" get o"t of %e# in the morning is t /i$all not o"r salar ) %"t the /"r/ose of the organi8 Oation an# the val"e or im/ortan$e of o"r wor&) isn7t itN

%ight3siDing 4yste,s
I $all this the 5+ol#ilo$&s /rin$i/le6 of %"il#ing #esign= s stems sho"l# %e the right siOe for the ;o%) neither too %ig nor too small. This seems o%vio"s) %"t sin$e tem/erat"re $om/laints are a large so"r$e of o$$"/ant #is$om8 fort an# $riti$ism in most %"il#ings) engineers have %e$ome nat"rall $on8 servative in siOing s stems) ma&ing them larger than the nee# to %e) %oth
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to avoi# $om/laints an# to /rovi#e an e0tra $"shion for e0treme events an# the #egra#ation of s stem /erforman$e over time. This #e$ision $osts a lot of mone ) sin$e ,VAC s stems alone $an $ost E?L or more of a %"il#8 ing7s %"#get. Right8siOing a s stem #oesn7t start with the ,VAC s stem. It %egins with /ro/er %"il#ing orientationT generall in the 2S an# Cana#a) %"il#8 ings sho"l# %e oriente# with the long a0is in the east8west #ire$tion) allow8 ing for less heat gain thro"gh the east an# west win#ows) when s"n angles are lower. This meas"re alone $an save E?L or more of the energ "se of a similar %"il#ing oriente# in the north8so"th #ire$tion. For %etter #a 8 lighting) %"il#ings nee# to %e more re$tang"lar than sF"are) ("t "nless #a lighting $an %e sol# as an im/ortant feat"re of an oS$e %"il#ing) this is not "s"all $onsi#ere# an 5eS$ient6 #esign from a #evelo/er7s /ers/e$tive) %e$a"se it res"lts in a smaller /er$entage of leasa%le area $om/are# with a sF"are %"il#ing #esign) so there ma %e a %"ilt8in $onUi$t here %etween e$onomi$ eS$ien$ an# goo# #esign /ra$ti$e. Then one nee#s to $onsi#er how to &ee/ #ire$t s"nlight o"t of the %"il#ing in s"mmer an# to let it in #"ring the winter) a %asi$ tenet of /as8 sive solar #esign. This $an %e #one with sele$tion of glaOing that restri$ts in$oming s"nlight or with e0ternal sha#ing #evi$es that &ee/ the high s"mmer s"n from entering the win#ows. Thermal8energ storage s stems are "se# to re#"$e the #eman# for $ooling #"ring s"mmer afternoons) often a lea#ing $a"se for over siOing s stems. In large /ro;e$ts) it ma %e /ra$ti$al to in$l"#e s/a$e for installing a##itional $ooling $a/a$it if the t /e of o$$"/an$ $hanges) ;"st to %e on the safe si#e) rather than s/en#8 ing the e0tra mone "/front. An# Fri$htl) a senior engineer at a mi#8siOe# $ons"lting engineering Rrm) Interfa$e Engineering) In$.) sa s that right8siOing reF"ires engineers to go %a$& to %asi$s an# #evelo/ s stem siOing from $aref"l anal sis of heating an# $ooling reF"irements rather than rel ing on han#%oo&s an# r"les of th"m% Gs"$h as K?? sF"are feet of %"il#ing area /er ton of air $on8 #itioningH that alrea# have too man safet fa$tors hi##en in them) ;"sti8 f ing s stems larger than ne$essar . EKD .h sho"l# engineers #o thisN In a s"staina%le #esign /ro;e$t) ea$h $ontri%"tor nee#s to %e min#f"l of the nee# to save mone wherever /os8 si%le to f"n# those green meas"res that are #eRnitel going to $ost more) s"$h as /hotovoltai$s for onsite /ower /ro#"$tion or a green roof for o/en s/a$e) stormwater management an# ha%itat restoration. In a##ition) %"il#ings #esigne# this wa will %e $hea/er to o/erate) "se less energ over time an# ma well %e more $omforta%le for the o$$"/ants) lea#ing to higher /ro#"$tivit an# greater satisfa$tion.
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4alvage 0aterials
5A /enn save# is a /enn earne#)6 wrote (en Fran&lin. .e $are a%o"t re8 "sing %"il#ing materials %e$a"se of the energ an# reso"r$es the re/re8 sent. It ta&es energ to #own8$ $le them into re$ $le#8$ontent materials Gthin& of ol# $on$rete from a %"il#ing gro"n# into three8F"arter8in$h ag8 gregate for "se in $on$rete or as the %ase material for a /ar&ing lot or roa#8 wa H) so wh not "se them in their original form instea# of throwing them awa or "sing them in some #eval"e# formN *EED re$ogniOes the val"e of salvage# or re$laime# materials) s"$h as #e$orative %ri$&) heav tim%ers an# other framing l"m%er) #oors) mill8 wor&) f"rnit"re an# /artitions) % rewar#ing /ro;e$ts that "se them for at least DL of the total val"e of all %"il#ing materials Gnot $o"nting eF"i/8 mentH. On a t /i$al ZE? million G$onstr"$tion $ostH /ro;e$t) this wo"l# re/resent Z>>D)??? worth of s"$h materials) not an insigniR$ant amo"nt. One %eneRt of this /ra$ti$e is the #evelo/ment of lo$al enter/rises %ase# on #e$onstr"$ting %"il#ings an# salvaging s"$h materials. If o" $onsi#er how m"$h "sef"l material is save# from ol# $ars % a"to salvage ar#s in ever town) o"7ll see the %eneRt of this /ra$ti$e. .ith the a#vent of .e%8%ase# a"$tion sites s"$h as e(a an# retailQ wholesale re$laime# %"il#ing materials stores in most large metro/olitan

At the 2niversit of California) Riversi#e) an ol#er %"il#ing was #e$onstr"$te# an# most of the materials salvage# % artist Jason -i##le%roo& for ma&ing f"rnit"re an# other "sef"l /ro#"$ts.

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areas) there is now a nationwi#e mar&et in re$laime# %"il#ing materials for %"il#ing /ro;e$ts. So) there is no longer an e0$"se for not %eing a%le to Rn# materials. The onl iss"e is their F"alit an# availa%ilit ) along with trans/ortation an# storage $osts. Some $reativit might %e reF"ire# to Rn# an# re$laim salvage# mate8 rials. The Rrst *EED Platin"m /ro;e$t) the Chesa/ea&e (a Fo"n#ation %"il#ing in Anna/olis) -ar lan#) "se# large woo#en tan&s from a former /i$&le man"fa$t"ring fa$ilit to harvest rainwater from the roof of their new %"il#ing. The three tall /i$&le %arrels $reate a strong vis"al an# ar$hi8 te$t"ral element at the %"il#ing entran$e.

4chools> !reen
In the late EAA?s) resear$hers in California $on#"$te# a $lassi$ st"# of the %eneRts of #a lighting. Anal Oing the test s$ores of more than >E)??? s$hool $hil#ren in the Seattle area) Fort Collins) Colora#o) area an# so"th8 ern California an# $orrelating the s$ores with the amo"nt of win#ow area) #a lighting an# views to the o"t#oors) their st"# showe# $on$l"sivel that test s$ores went "/ @L to >EL when &i#s ha# more win#ows) #a light8 ing an# views o"tsi#e. EKC This st"# /"t to rest /ro%a%l the worst i#ea in s$hool #esign) the a#vent of win#owless $lassrooms in the EA@?s to save energ an# &ee/ &i#s fo$"se# on their %oring lessons. A follow8"/ st"# of B)??? $hil#ren in JD? in elementar $lassrooms in $entral California showe# similar res"lts. ,owever) $lassroom #esign was $riti$al to o%tain8 ing these res"lts= #a lighting an# win#ows nee# to have meas"res to re8 #"$e glare an# #ire$t s"n /enetration) to have /hotosensor $ontrols for #a lighting an# to have goo# thermal $omfort $ontrols) es/e$iall in a warmer $limate. -an /eo/le greete# this st"# with in$re#"lit that s"$h a sim/le meas"re $o"l# have s"$h #ramati$ res"lts. I7ll la o##s that the ma;orit of so8$alle# e#"$ators) s$hool s"/erinten#ents an# s$hool %oar#s still #on7t &now it e0ists. (e on# the eMe$t on &i#s7 health an# /erforman$e) o"7# /ro%a%l Rn# that more #a lighting an# views to the o"t#oors is also healthier for tea$hers an# other staM. I7ve won#ere# wh this res"lt sho"l# %e s"r/rising. The last thing most &i#s want is to %e $oo/e# "/ for ho"rs ea$h #a in /oorl lit $lass8 rooms with few win#ows. .h #o we $onsign o"r most v"lnera%le
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/o/"lation) on whi$h we (oomers are #e/en#ing for So$ial Se$"rit %eneRts an# s"//ort in o"r ol# age) to s"$h /oor $on#itionsN I7# li&e to thin& the reason is ignoran$e) not in$om/eten$e on the /art of ar$hite$ts an# s$hool a#ministrators. The 7ve got a lot on their /late) after all) ;"st to get s$hools %"ilt. ("t I7m not so s"re #a lighting is a high eno"gh /riorit for most ar$hite$ts. - frien# ,einO R"#olf is a well8seasone# an# ver talente# ar$hite$t in Portlan#. ,e7s %een #esigning %ea"tif"l s$hools with a%"n#ant #a 8 lighting for at least the /ast #e$a#e. ,e %elieves so strongl in the ne$essit of #a lighting that he will Rght with his $lients to get it in$l"#e# in ea$h s$hool. The Rg"re %elow shows one of his /ro;e$ts in the s"%"r%an town of Cla$&amas) Oregon. ,is #esigns are energ 8$onserving as well) an# ' g"ess whatN ' he gets them %"ilt at the average $ost of similar s$hools in the area. If green s$hools #on7t $ost more to #esign an# %"il#) wh isn7t ever one $reating them as a matter of /rofessional %est /ra$ti$eN Earlier this ear) I got a $all from a self8#es$ri%e# 5a$tivist mom6 in Penns lvania. ,er lo$al s$hool %oar# was getting rea# to %"il# a new mi##le s$hool an# wante# to re$ $le a set of /lans from the last s$hool %"ilt) in EAA?) to save a /ittan$e on ar$hite$t"ral fees Ga%o"t EL of a ZKD

Cla$&amas ,igh S$hool) Oregon) #esigne# % (OORAAr$hite$ts) feat"r8 ing a%"n#ant #a light. Certifie# at the *EED8NC Silver level in >??>) this /ro;e$t is one of the first *EED8$ertifie# s$hools in the $o"ntr .

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6inancial "ene.its o. !reen 4chools 7F;s=..t.> 203year net present value8
Energ $ost re#"$tions ZA.?? GK?L average savingsH Emissions re#"$tions ZE.?? Gfromre#"$e# energ "seH .ater an# wastewater $osts ZE.?? GK>L average water savingsH Asthmare#"$tion ZK.?? G>DL re#"$e# in$i#en$eH Col# an# fl" re#"$tion ZD.?? GZJD /er $hil# /er earH Tea$her retention ZJ.?? GKL re#"$tion in tea$her t"rnoverH Em/lo ment im/a$t Z>.?? Gfromhigher initial$osts of greenH F"t"re in$rease# earnings ZJA.?? Gfrom %etter health) higher test s$oresH Total%enefits Z@J.?? Cost in$rease GZK.??H Gass"mes >L higher initial$ostH Net %enefit Z@E.??

million %"il#ing /ro;e$t that will last D? to @D earsH. Imagine the la$& of #a lighting an# energ eS$ien$ in a nearl >?8 ear8ol# set of %"il#ing /lans) an# o" Gli&e herH will %e astonishe# at the la$& of /riorit /la$e# on the health of the $hil#ren when it $omes to s$hool %"il#ing #esign. A >??C resear$h re/ort % +reg 4ats on the %eneRts of green s$hools sho"l# /"t to rest the notion that green #esign is an o/tion that we sho"l# "se onl if we have e0tra mone for a /ro;e$t. +iven the $lear an# $om8 /elling evi#en$e) #oesn7t the a$t of not %"il#ing green s$hools) at a mini8 m"m with a%"n#ant #a lighting an# views to o"t#oors) re/resent /rofes8 sional negle$tN ("t there7s even more to the stor . The ta%le a%ove shows the range of %eneRts o" $an e0/e$t from green s$hools. E K@ In a##ition to the o/erating $ost %eneRts o" might e0/e$t from energ 8eS$ient s$hools) loo& at all the others o" might not have $onsi#ere# at Rrst glan$e. There is a total %eneRt of a%o"t 45 times the ass"me# initial $ost in$rease. Throw o"t even the im/"te# %eneRt of in$rease# lifetime earnings for &i#s who have greater learning) more time in the $lassroom an# higher test s$ores. There is still Z>D of %eneRt for a ZK investment) a%o"t 6 times the ret"rn over >? ears. So who is %eing "nintelligent= those who a#vo$ate for s/en#ing the mone to %"il# green s$hools or those who o//ose the i#ea %e$a"se it s"/8 /ose#l $osts moreN Even the ZE? /er sF"are foot of %eneRts that a$$r"e #i8 re$tl to the s$hool Gfrom energ an# water savingsH are tri/le the ass"me# higher initial $ost.
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4olar #her,al 4yste,s
I got a$F"ainte# with solar energ s stems in the mi#8EA@?s when the Rrst Ara% oil em%argo le# man /eo/le to start loo&ing to the s"n as a so"r$e of free energ Gas the slogan went) 5Fo"r %illion ears witho"t a shortage.6H. I /arti$i/ate# in the #evelo/ment of the solar energ in#"str in California over the ne0t #e$a#e) Rrst #ire$ting the state7s lan#mar& solar8in#"str $ommer$ialiOation /rograms) then as a /rivate se$tor /arti$i/ant) mar&et8 ing) selling an# installing solar s stems for water) s/a$e an# /ool heating. The $"rrent "/s"rge of interest in solar energ s stems is the Rrst in >? ears. The #omesti$ solar thermal in#"str $olla/se# in the mi#8EAB?s) the vi$tim of falling oil /ri$es) low nat"ral gas /ri$es an# the e0/iration of fe#8 eral an# state ta0 $re#its Rrst ena$te# in the EA@?s. D"ring the /erio# EA@D8EABD) solar thermal te$hnologies were thor8 o"ghl e0/lore#. In California I estimate that more than >D?)??? solar water heating s stems were installe# for homes) a/artments an# fa$tories) along with tens of tho"san#s of /ool heating s stems Gone /art of the in8 #"str that never $olla/se#H an# tho"san#s of solar home heating s stems. In almost all $ases) $onventional heating s stems were "se# as %a$&"/s #"ring winter an# /erio#s of low s"nshine an# $lo"#iness. In fa$t solar thermal te$hnolog has %een "se# in some form for more than E?? ears in the 2S an# elsewhere. EKB The fe#eral Energ Poli$ A$t of >??D gave new im/et"s to the solar thermal in#"str ) /rovi#ing G$"rrentl thro"gh the en# of >??BH fe#eral ta0 $re#its of K?L for resi#ential an# $ommer$ial solar water heating an# s/a$e heating s stems. In most /arts of the 2S) solar water heating s stems $an easil s"//l D?L or more of ann"al reF"irements for a famil home) a/artment ho"se or %"siness. D"ring this /ast #e$a#e of growth in green %"il#ing) I have won#ere# wh more e0/li$itl s"staina%le /ro;e$ts #on7t "se solar thermal s stems. The wor& F"ite well) there are /lent of lo$al s"//liers) the e$onomi$ %eneRts are reasona%le Gwith fe#eral ta0 $re#its) along with man state in8 $entives) o" get t /i$all a E?L or %etter ann"al ret"rn on investmentH) an# the re/resent a visi%le s m%ol of $ommitment to renewa%les that most /eo/le $an rea#il i#entif . Perha/s the reason is that ar$hite$ts an# engineers #oing $ommer$ial wor& are sim/l "nfamiliar with them an# rel"$tant to e0/eriment. From the stan#/oint of %asi$ /h si$s) "sing a ver low8intensit en8 erg so"r$e s"$h as solar is int"itivel a//ealing. .ith a single8glaOe#)
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metal8Rnne# $olle$tor) the s"n $an easil heat water to EC?]F) more than eno"gh for a t /i$al water heater G"s"all set a%o"t E>D]F to EKD]FH) an# /rote$ting the $olle$tor against freeOing is not #iS$"lt in most $limates. -an of o" ma have "se# an elevate# %la$&8/lasti$ water %ag as a wa to have a hot shower while $am/ing. The te$hnolog is that sim/le. -an /arts of the worl# that have to rel on #iesel or heating oil Gor even woo#H for water heating have "se# solar water heating for #e$a#es) in$l"#ing a goo# /art of the -e#iterranean an# A"stralia. On a tri/ to +ree$e a $o"/le of ears ago) I saw man solar water heaters ato/ a/artment %"il#ings in Athens) a testament to the %asi$ "tilit of this te$hnolog .

4tor,-ater 0anage,ent
A %asi$ /rin$i/le of s"staina%le #esign is that %"il#ings sho"l# %e a%le to s"//l all their water nee#s from the ann"al rainfall on the /ro;e$t site an# from re$ $ling the wastewater generate# % a /ro;e$t) eMe$tivel getting several "ses o"t of the same amo"nt of rainwater. At the /resent time) it7s not alwa s /ossi%le for /ro;e$ts to "se all of the rainfall on a site) so the nee# to re#"$e the im/a$t of new #evelo/ment on #ownstream Uows from stormwater r"nning oM a site. The /ro%lems with /oll"tion of la&es) rivers an# the o$ean from "r%an r"noM were mentione# /revio"sl . In a##ition) new #evelo/ment $an ta0 e0isting stormwater $olle$tion s stems with in$rease# r"noM an# higher /ea& Uows from /ave# s"rfa$es. On a large s$ale) "r%an #evelo/8 ment has le# to greater Uoo#ing) %oth from higher r"noM an# from more /eo/le lo$ating in Uoo# /lains. As a $onseF"en$e) the *EED s stem #eals e0/li$itl with stormwater management % rewar#ing /ro;e$ts that re#"$e %oth the rate an# F"antit of stormwater from a site an# those /ro;e$ts that im/rove the F"alit of r"noM generate# from site r"noM. *EED rewar#s /ro;e$ts on /revio"sl "n#evelo/e# sites that &ee/ r"noM from the most freF"ent storms Gthose that o$$"r) on average) ever two ears or more freF"entl H to /re8#evel8 o/ment $on#itions) % instit"ting vario"s meas"res s"$h as #etention or retention /on#s) onsite inRltration G"sing /ermea%le /avingH) %ioswales Gvegetate# r"noM #it$hesH) green roofs an# "sing native an# a#a/te# vege8 tation instea# of t"rf. On sites that are alrea# more than D?L im/ervio"s Gfor %"il#ing
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(ioswales $an %e integrate# with other ar$hite$t"ral#esign fea8 t"res to ta&erainwater from %"il#ings) either to remove from the site or to re$ $le for %"il#ing water "ses) as in this /ro;e$t at Port8 lan# State 2niversit 7s E/ler ,all) a*EED8NC Silver8$ertifie# %"il#8 ing) #esigne# % -ith"n ar$hite$ts.

a##itions or renovations in most #evelo/e# "r%an areasH) *EED rewar#s those that re#"$e stormwater r"noM % >DL or more from /revailing $on8 #itions. To this en#) green roofs are a great ai#) es/e$iall on limite# "r%an sites that "s"all #on7t have e0tensive areas for new /lantings.

4ustainable Design
A$$or#ing to a"thor an# ar$hite$t Jason -$*ennan) 5s"staina%le #esign is a #esign /hiloso/h that see&s to ma0imiOe the F"alit of the %"ilt envi8

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ronment) while minimiOing or eliminating negative im/a$t to the nat"ral environment.6 E KA This is a s"$$in$t an# val"a%le #eRnition) one that $om8 /lements the oft8F"ote# statement of the 2N7s (r"n#tlan# .orl# Com8 mission on the Environment an# Develo/ment in EAB@) 5O"r Common F"t"re)6 #eRning s"staina%le #evelo/ment as meeting 5the nee#s of the /resent witho"t $om/romising the a%ilit of f"t"re generations to meet their own nee#s.6 S"staina%le #esign is also a ma;or movement in $ontem8 /orar ar$hite$t"re an# engineering /ra$ti$e. A%ove all) it is a%o"t 5the wa things are "se#T how the are $omm"ni$ate# to the worl#T an# the wa the are /ro#"$e#.6 EJ? Elements of s"staina%le #esign /ra$ti$e in$l"#e= W ,igh levels of reso"r$e eS$ien$ overall) in$l"#ing trans/ortation an# energ "se in %"il#ing materials) $onstr"$tion an# %"il#ing o/er8 ations. W Energ 8eS$ient %"il#ing s stems. W Renewa%le energ "se. W .ater $onser vation an# gra water re"se. W ,a%itat /reser vation an# restoration. W 2se of nat"ral energies for %"il#ing heating an# $ooling. W Rainwater $a/t"re) re"se an# re$ $ling. W Nat"ral stormwater management. W 2se of re$ $le#8$ontent) non8to0i$) salvage# an# lo$al materials. W ,ealth an# /ro#"$tive in#oor environments for /eo/le. W D"ra%ilit of %"il#ing materials an# #esigns. W Fle0i%ilit for %"il#ing "ses to $hange over time. W A$$ess to alternative transit mo#es. S"staina%le #esign $onsi#ers the %ig /i$t"re= the nee# to transform glo%al settlement an# in#"strial /atterns to %e healthier an# less wastef"l) less im/a$tf"l on the nat"ral environment. It %rings these $on$erns #own to the s$ale of ea$h %"il#ing) ea$h site /lan) ea$h $hoi$e of materials an# /ro$esses. .hen s"$$essf"l) s"staina%le #esign is often har# to #ete$t. A %"il#ing ;"st feels right on the site rather than o%tr"siveT there is a%"n#ant #a lightingT nat"re is %oth within an# o"tsi#eT as a #esign element) water Uows nat"rall from the %"il#ing into a %ioswale or other nat"ral #rainage feat"reT the %"il#ing is $omforta%le witho"t a h"ge r"sh of moving airT in8 ternal s/a$es $reate e0/ansiveness an# #elightT an# the overall eMe$t is %ea"tif"l. As man s$ientists have note#) if the sol"tion to a /ro%lem is not 5elegant)6 it is either in$orre$t or there is /ro%a%l a sim/ler sol"tion wait8 ing to %e fo"n#.

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4ustainable 4ites
If it7s on a /oorl sele$te# site) $an it still %e a green /ro;e$tN In general the answer is es) %"t green %"il#ing assessment s stems s"$h as *EED give g"i#an$e for site sele$tion. The goal is to #evelo/ onl on a//ro/riate sites an# to avoi# the environmental im/a$ts of lo$ating on /oorl $hosen sites. +reen %"il#ing /ro;e$ts sho"l# avoi# lo$ating %"il#ings) har#s$a/e G/ave# s"rfa$es for lan#s$a/ing s"$h as /laOas an# wal&wa sH) roa#s or /ar&ing areas on sites that= W Are /revio"sl "n#evelo/e# an# less than Rve feet %elow the E??8 ear Uoo# level Gthis reF"irement $an %e met in /ortions of ol#er $ities sit8 "ate# alongsi#e rivers or la&es that are alrea# #evelo/e# an# that are in the E??8 ear Uoo# /lainT the *EED reF"irement $overs onl /revi8 o"sl "n#evelo/e# sitesH. W Are lo$ate# on /rime farmlan# Gthis /oint wo"l# not %e availa%le for a lot of s"%"r%an #evelo/ment that is go%%ling "/ /rime farmlan# all over the $o"ntr H. W Are within E?? feet of a wetlan#) as #eRne# % state an# fe#eral reg"la8 tions) or at a greater #istan$e) as /rovi#e# for "n#er lo$al laws or Oon8 ing or#inan$es) even if /revio"sl #evelo/e#. W Are #esignate# as ha%itat for an threatene# or en#angere# s/e$ies Gthis is generall /rohi%ite# an wa % state an# fe#eral lawsH. W Are lo$ate# on /revio"sl "n#evelo/e# lan# that is within D? feet of a water %o# ) #eRne# as seas) la&es) rivers) streams an# tri%"taries that s"//ort or $o"l# s"//ort Rsh) re$reation or in#"strial "se Gthe i#ea here is to &ee/ %"Mer Oones aro"n# water %o#ies so that the /"%li$ $an a$$ess them) an# so that #evelo/ment has lesser im/a$ts % %eing set %a$&H. W Are sit"ate# on lan# that /rior to a$F"isition for the /ro;e$t was /"%8 li$ /ar&lan#) "nless lan# of eF"al val"e as /ar&lan# is a$$e/te# in tra#e % the /"%li$ lan#owner Glo$al) state or fe#eral /ar& /ro;e$ts are still allowe# to %"il#) for e0am/le) visitor $enters to green %"il#ing stan#ar#sH. In a##ition to site sele$tion r"les) *EED also en$o"rages /ro;e$ts to lo$ate in areas of higher #ensit with at least two8stor #evelo/ment GC?)??? sF"are feet /er a$re or moreH in the s"rro"n#ing area or to lo$ate in areas that have a n"m%er of im/ortant servi$es availa%le to resi#ents of a/art8 ments or o$$"/ants of oS$es an# sho/s. In this wa ) the infrastr"$t"re will
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alrea# %e in /la$e) an# with eno"gh ser vi$es a$$essi%le within a wal&a%le #istan$e Ghalf a mile or lessH) /eo/le will %e en$o"rage# not to #rive to get to s"$h essential servi$es as a #r"g store) $onvenien$e store) %an&) #r $leaner) /ar&) #o$tor7s oS$es) s$hools) resta"rants) #e/artment store or mall) $hil# $are an# health $l"%s or Rtness $enters. I wor&e# in #owntown Portlan# for nine ears an# fo"n# it a%sol"tel #elightf"l to ta&e $are of life7s man small erran#s on m wa to wor&) #"r8 ing a $oMee %rea&) #"ring the l"n$h ho"r an# right after wor&. .hen I #rove to wor&) whi$h was not often) m $ar wo"l# often sta /ar&e# for the entire #a ) an# I $o"l# still get ever thing #one on foot. It was a m"$h healthier wa to live than wor&ing in the s"%"r%s an# having to #rive ever where.

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#echnology> !reen
D"ring >??C an# >??@ vent"re $a/italists Rnall #is$overe# green %"il#8 ing) investing in a wave of /ro#"$t innovations an# renewa%le energ ) whi$h attra$te# $onsi#era%le mone in >??D an# >??C when oil /ri$e hi&es rea$he# re$or# levels. In this ZE.E trillion %"il#ing in#"str G$onstr"$tion val"eH) /rivate8eF"it $om/anies are investing in /ro#"$ts an# s stems that re#"$e the "se of to0i$ materials in $onstr"$tionT ma&e the $onstr"$8 tion /ro$ess more eS$ientT en$o"rage green ho"sing te$hnologiesT /ro8 vi#e for environmentall frien#l metho#s for salvaging tim%erT in$rease energ eS$ien$ in %"il#ing s stemsT /rovi#e more wa s to ins"late homes an# %"il#ings with $on$rete) for e0am/le) % "sing ins"late# $on8 $rete forms GICFsHT an# "se energ 8eS$ient str"$t"ral ins"late# /anels GSIPsH. EJE There is also growing interest in "sing nanote$hnolog in s"$h areas as /hotovoltai$ $ells) in#oor thermal8ins"lation $oatings) self8$lean8 EJ> ing glaOing an# stronger steel for re%ar in $on$rete $onstr"$tion. .e7re seeing the worl#7s largest $om/anies ma&e ma;or $ommitments to energ te$hnolog an# a wave of other innovations that will aMe$t %"il#ing #esign. A goo# e0am/le of this is the ZE.D %illion investment E$o8 Imagination $am/aign la"n$he# % +eneral Ele$tri$7s G+EH CEO JeMre Immelt in >??D) well %efore the $"rrent wave of e$o8ins/ire# $or/orate $on$ern. The $am/aign in$l"#es ma;or investments in solar an# win# en8 erg te$hnolog as well as in water #esalination. In a##ition +E set a K?L greenho"se gas G+,+H intensit re#"$tion goal % the en# of >??B) along with a EL a%sol"te re#"$tion % the en# of >?E>. +E has also set an energ 8 eS$ien$ im/rovement goal of K?L % the en# of >?E>. Progress will %e meas"re# against a >??J %aseline. EJ K The growth of e0hi%it %ooths at the 2S +reen ("il#ing Co"n$il7s an8 n"al +reen%"il# tra#e show an# $onferen$e also highlights the wave of te$hnologi$al $hanges swee/ing the green %"il#ing in#"str . From a mo#8 est %eginning of >>? e0hi%it %ooths in >??>) the >??C show feat"re# @?? EJJ The e0hi%it %ooths) more than a threefol# in$rease in ;"st fo"r ears. Novem%er >??@ show) to %e hel# in Chi$ago) e0/e$ts to feat"re BD? e0hi%it %ooths an# to attra$t nearl >?)??? atten#ees. In the s/here of %"il#ing #esign) man new te$hnologies are a//ear8 ing that allow ar$hite$ts an# engineers to s/e$if far more energ 8eS$ient /ro#"$ts) for man more "ses) an# to anal Oe the im/a$t of these meas"res on a /ro;e$t7s energ eS$ien$ m"$h earlier in the #esign /ro$ess. .e7re also seeing K8D mo#eling %e$ome a realit ) so that new /assive #esign te$h8
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niF"es $an %e e0amine# for their energ im/a$ts %efore #esigns are har#8 ene# into wor&ing #rawings. In the area of $limate $ontrol) ;"st as "n#er8 Uoor air #istri%"tion s stems $ame into "se in the late EAA?s) we7re now seeing a variet of other %"il#ing $limate management s stems) in$l"#ing 5#o"%le8envelo/e6 renovations of ol#er %"il#ings in $ol#8$limate regions to %eneRt from nat"ral ventilation in $ol# weather. A #o"%le8s&in faba#e at a new resear$h $enter on the 2niversit of Toronto7s St. +eorge $am/"s is an e0am/le of this tren#. EJD

#her,al 'nergy 4tor age

Thermal energ storage is a sim/le $on$e/t= ma&e i$e or $hille# water when /ower is $hea/) then avoi# %" ing ele$tri$it to o/erate me$hani$al $ooling s stems when it is e0/ensive. J"st a%o"t an large oS$e %"il#ing) hos/ital) hotel an# similar >JQ@ fa$ilities $an %eneRt from thermal energ storage. As "tilities are for$e# to in$rease /ea&8/erio# ele$tri$al rates to

Thermal energ storage s stems $an shave /ea& /ower #eman# % >DL in large %"il#8 ings an# fa$ilities.

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avoi# %rowno"ts an# %la$&o"ts on s"mmer afternoons % limiting #e8 man#) thermal energ storage s stems are %eginning to $ome into their own. The re#"$e the /ress"re on the ele$tri$al gri# an# $an save %"il#ing owners $onsi#era%le mone . The also $an save mone "/front) even after /a ing for their $ost) % limiting the siOe of the ,VAC s stem /"r$hase#. The sho"l# %e tho"ght of as a $om/onent of an integrate# #esign /ro;e$t) where the initial fo$"s is on re#"$ing the nee# for s"mmer air $on#ition8 ing thro"gh overhangs an# sha#ing #evi$es) %etter glaOing an# /assive solar #esign a//roa$hes) not as an en# in themselves. Consi#er the e0am/le shown in the ta%le on /age ECA. ( a//l ing thermal energ storage) the %"il#ing7s ele$tri$al #eman# is lowere# % J?? &ilowatt) a%o"t a >DL re#"$tion in /ea& #eman#. If the "tilit $harges ZE? /er &ilowatt) not an "n"s"al amo"nt) the monthl savings from #eman# avoi#an$e alone $o"l# %e ZJ)???) or nearl ZD?)??? /er ear9 These savings $an $ontin"e for man months %e on# the /ea& s"mmer $ooling /erio#) %e$a"se "tilities often $harge for the instantaneo"s /ea& /ower "se in a F"arter) or sometimes in an entire ear. If time8of8#a rates are availa%le from the lo$al ele$tri$ "tilit ) ma&ing /ower $hea/er to %" #"ring oM8 /ea& ho"rs) the energ $ost to /ro#"$e the $ooling wo"l# also %e lower) f"rther in$reasing the $ost savings from installing the s stem Gonl a%o"t E?L of i$e storage s stems /rovi#e the f"ll $ooling loa#H. In themselves) ele$tri$ "tilit 5#eman# avoi#an$e6 $harges /rovi#e $om/lete e$onomi$ ;"stiR$ation for /artial storage s stems. Time8of8#a rates are not nee#e# > %"t a faster ret"rn on investment will o$$"r with them.

#riple "otto, ?ine

The tri/le %ottom line re/resents a new wa of thin&ing a%o"t green %"il#ings an# s"staina%ilit = tr"l a//ro/riate meas"res nee# to in$or/o8 rate $onsi#eration of e$olog Qenvironment) e$onom an# Gso$ialH eF"it Gthe three EsH) or /eo/le) /lanet an# /roRts Gthe three PsH. The tri/le %ot8 tom line $ontrasts with the tra#itional %"siness %ottom line whi$h $onsi#8 ers onl /roRts. Clearl %"sinesses have %een moving awa from a /roRts8 onl orientation for F"ite some time) as the $or/orate so$ial res/onsi%ilit movement has ta&en hol#= getting an# &ee/ing goo# em/lo ees who $are a%o"t the environment an# a%o"t the lo$al $omm"nit has %e$ome a $en8 tral element in /roRta%ilit .
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In the /ast few ears) the green %"il#ing movement has /"she# man $om/anies to rethin& their entire a//roa$h to #evelo/ment) em/hasiOing energ eS$ien$ an# *EED ratings in their real estate oMerings. +oo# e08 am/les of this movement a%o"n#. At the >??@ 5+reen Cities6 $onferen$e in S #ne ) A"stralia) the entire large /ro/ert #evelo/ment in#"str in A"stralia a//eare# line# "/ %ehin# the i#ea that green %"il#ings /ro8 mote# higher /ro/ert val"es an# ena%le# them to a$F"ire %etter tenants an# %" ers. *ate in >??C /rominent real estate $ons"ltant Charles *o$&8 woo# $laime# that 5trillions of #ollars of $ommer$ial /ro/ert `aro"n# the worl# will %e$ome o%solete ' an# will #ro/ in val"e6 %e$a"se green %"il#ings are going mainstream. EJC - %oo&) 3eveloping Green: Strategies for Su%%ess ) /resents the over8 E J@ These %eneRts in8 whelming %"siness8$ase %eneRts of green %"il#ings. $l"#e not onl the e0/e$te# "tilit savings) %"t also im/rove# health an# well8%eing of em/lo ees) easier /ro/ert mar&eting an# %etter /"%li$ rela8 tions) ease in getting %oth #e%t an# eF"it $a/ital for #evelo/ment) an# im/rove# retention of &e em/lo ees. There is no %etter e0am/le of how the tri/le %ottom line wor&s than green %"il#ings. .e $an im/rove the "r%an an# nat"ral environment) save energ ) re#"$e infrastr"$t"re invest8 ment $osts an# gain %etter health an# morale of the wor&for$e thro"gh the sim/le a$t of %etter %"il#ing #esign. So) what is sto//ing "sN Ar$hite$t .illiam -$Dono"gh also tal&s a%o"t the 5tri/le to/ line6= thin&ing of these three things together allows one to grow /roRts while also im/roving environment an# enhan$ing eF"it . In other wor#s ea$h as/e$t wins) an# there is no tra#eoM reF"ire# %etween e$onomi$ eS8 $ien$ ) environment an# so$ial eF"it . If o" Rn# this is not the $ase) o" have to go %a$& to the #rawing %oar# an# tr har#er9 In a >??> essa -$8 Dono"gh an# his $olla%orator) Dr. -i$hael (ra"ngart) state= A %"siness strateg fo$"se# solel on the %ottom line) however) $an o%s$"re o//ort"nities to /"rs"e innovation an# $reate val"e in the #esign /ro$ess. New tools for s"staina%le #esign $an refo8 $"s /ro#"$t #evelo/ment from a /ro$ess aime# at limiting en#8 of8/i/e lia%ilities to one geare# to $reating safe) F"alit /ro#"$ts right from the start. E JB

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<4 !reen "uilding Council
The 2S +reen ("il#ing Co"n$il G2S+(CH was forme# in EAAK % a few en8 ter/rising so"ls who wante# to transform the %"il#ing mar&et/la$e into a more environmentall res/onsi%le a$tivit . EJA Consisting solel of organi8 Oations) the 2S+(C now Gearl >??@H re/resents more than B)D?? mem8 %ers in$l"#ing fe#eral) state an# lo$al government agen$iesT $olleges an# "niversitiesT environmental N+OsT /ro#"$t man"fa$t"rersT tra#e asso$ia8 tionsT ar$hite$ts) engineers an# %"il#ersT an# a m ria# of other #is$i/lines an# /rofessions engage# in the %"il#ing in#"str . .ith less than E?? /ai# staM /eo/le) the 2S+(C is heavil s"//orte# % tens of tho"san#s of ho"rs ann"all from vol"nteers re/resenting mem%er $om/anies who staM the e0tensive $ommittee s stem that g"i#es the organiOation7s te$hni8 $al eMorts. There is also a wi#es/rea# s stem of more than @? lo$al $ha/8 ters. The Cana#a +reen ("il#ing Co"n$il is an eF"all # nami$ for$e for $hangeT in /er8$a/ita terms) its earl >??@ mem%ershi/ of nearl E)J?? e08 $ee#s that of the 2S+(C. ED? As its earliest /riorit ) the 2S+(C #evelo/e# the *EED rating s stem to #eRne what ma#e "/ a green %"il#ing. Seven ears after the intro#"$8 tion of the *EED version >.? in >???) more than D)??? /ro;e$ts are now registere# "n#er the *EED s stem. At an average %"il#ing siOe of more than E??)??? sF"are feet) *EED /ro;e$ts re/resent a%o"t D?? million sF"are feet of $onstr"$tion) eF"ivalent to a%o"t >?L of the ann"al $om8 mer$ial sF"are footage $onstr"$te# in the 2S. ED E In a##ition to $ertif ing a %"il#ing7s greenness with the *EED rating s stem) the 2S+(C trains /eo/le in "sing the s$heme. As of earl >??@ nearl JD)??? ha# %een traine#) an# more than KD)??? ha# /asse# a na8 tional e0am to %e$ome *EED A$$re#ite# Professionals. It is amaOing how man /eo/le) from all #iMerent as/e$ts of the %"il#ing in#"str ) are inter8 este# eno"gh in this rating s stem to atten# an all8#a wor&sho/ an# to ta&e a test to $ertif their $a/a$it to wor& within it. Thro"gh the *EED rating s stem an# the training of %"il#ing /rofessionals) 2S+(C is eMe$8 tivel %"il#ing the $a/a$it for a ma;or shift in %"il#ing #esign) $onstr"$8 tion an# o/erations) something that wo"l# have %een in$on$eiva%le at the %eginning of the #e$a#e. In >??@ the organiOation res/on#e# to the $limate $hange $hallenge % $hanging the *EED rating s stem to reF"ire $ertain minim"m levels of en8 erg eS$ien$ from all $ertiRe# /ro;e$ts. (eginning in >??@) as a res"lt of these $hanges) 2S+(C lea#ershi/ e0/e$ts that *EED8$ertiRe# %"il#ings
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will re#"$e overall $ar%on #io0i#e emissions % D?L $om/are# with $on8 ventional %"il#ings. 2S+(C %elieves we have rea$he# a ti//ing /oint in the green %"il#ing revol"tion. The organiOation7s CEO) Ri$& Fe#riOOi) /re#i$te# in late >??C that) % the en# of >?E?) there will %e E??)??? *EED8$ertiRe# %"il#ings an# one million *EED8$ertiRe# homes) a ma;or in$rease in s"$h /ro;e$ts in ;"st fo"r ears. ED > It7s $lear that the 2S+(C is one of the ma;or $atal sts for green %"il#ings in the 2S an# that its mem%ershi/ an# inU"en$e will $ontin"e to grow signiR$antl in the ne0t few ears. GSho"l#n7t o"r "ni8 versit ) government agen$ ) $om/an or non8/roRt %e$ome a mem%erNH

<nbridled 'nthusias,G
This ma seem li&e a strange term to in$l"#e in a %oo& a%o"t green %"il#8 ings) %"t it is im/ortant nonetheless. I have never met a more enth"siasti$ gro"/ of /rofessionals than the green %"il#ing $row#. Enth"siasm is a &e F"alit in ma&ing an ma;or $hanges in e0isting s stems. Stemming from the +ree& /hrase en Theos ) 5/ossesse# % a go#6 or 5+o# in me)6 enth"si8 asm hel/s over$ome all o%sta$les. The EAth $ent"r Ameri$an /hiloso/her Ral/h .al#o Emerson sai#) 5Nothing great was ever a$hieve# witho"t enth"siasm.6 For Emerson) en8 th"siasm gave a /erson $o"rage to follow her inner #ire$tion. 5.hatever $o"rse o" #e$i#e "/on) there is alwa s someone to tell o" that o" are wrong. There are alwa s #iS$"lties arising whi$h tem/t o" to %elieve that o"r $riti$s are right. To ma/ o"t a $o"rse of a$tion an# follow it to an en# reF"ires $o"rage.6 Davi# +ottfrie# was a s"$$essf"l o"ng /ro/ert #evelo/er in .ash8 ington) DC) when he got the "rge to fo"n# the 2S +reen ("il#ing Co"n$il in EAAK. ,e later fo"n#e# the .orl# +reen ("il#ing Co"n$il in EAAA) whi$h now n"m%ers ten mem%er $o"ntries) 2S) Cana#a) A"stralia) New 1ealan#) In#ia) 2nite# 4ing#om) -e0i$o) Taiwan) the 2nite# Ara% Emirates an# Ja/an. Davi#7s enth"siasm for green %"il#ings is infe$tio"sT as a res"lt of his lea#ershi/ a$"men) /ers"asive s&ills an# in$re#i%le #rive) the 2S+(C is now the most #ramati$ for$e for $hange that the %"il#ing in#"str has seen in #e$a#es. A Cana#ian) Joe van (elleghem is an a$$o"ntant % training. C"r8 rentl ) he is #evelo/ing Do$&si#e +reen) /romise# to %e the worl#7s largest
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E DK An one all8*EED Platin"m #evelo/ment in Vi$toria) (ritish Col"m%ia. who listens to Joe tal& a%o"t how #oing the right thing is the %est %"siness /ro/osition $omes awa $onvin$e# that the nee# to #o the same. To win the $om/etition to %"il# Do$&si#e +reen) Joe7s #evelo/ment team %eat o"t a %etter8f"n#e# team) in terms of reso"r$es an# re/"tation. Joe7s en8 th"siasm won the $om/etition an# $ontin"es to over$ome all o%sta$les to the /ro;e$t7s s"$$ess. 4ath .illiams hol#s a #o$torate in e#"$ation an# was #ire$tor of re8 sear$h at -ontana State 2niversit when she got the green %"il#ing %"g well into her /rofessional $areer. .or&ing with national green %"il#ing lea#ers) she s/onsore# one of the /re8eminent green %"il#ing /ro;e$ts of the EAA?s) the E/iCenter at -ontana State. Now an international green %"il#ing $ons"ltant heavil involve# in the .orl# +reen ("il#ing Co"n$il an# /ast vi$e8$hair of the 2S+(C) 4ath is a so/histi$ate#) no8nonsense $owgirl from -ontana who $an $onvin$e an one that not %"il#ing green is in$re#i%l st"/i#. -eet (o% (er&e%ile) a fo"n#ing /artner of a lea#ing ar$hite$t"ral Rrm in 4ansas Cit ) -isso"ri) an# a $o8fo"n#er of the AIA Committee on the Environment in EABA) whose s&illf"l ren#ering of s"staina%le #esign into a n"m%er of lan#mar& /ro;e$ts $ontin"es to ins/ire new generations of ar8 $hite$ts an# engineers. (o% seems to gain more enth"siasm for green %"il#ings with ea$h /assing ear. If the green %"il#ing movement has the eF"ivalent of Star )ars7 !o#a) the wise el#er) (o% is it.

<rban &eat3island '..ect

The "r%an heat8islan# eMe$t was Rrst #o$"mente# in the EAC?s when s$i8 entists noti$e# that $ities were noti$ea%l hotter than the s"rro"n#ing $o"ntr si#e. Sometime #"ring the winter) #"ring o"r morning $om8 m"te) listen to the weather re/orts) an# o"7ll see that the "r%an areas are t /i$all D]F to @]F warmer than the more o"tl ing areas. This is /rett nat"ral) if o" thin& a%o"t it. .e /"m/ h"ge amo"nts of energ into $ities) an# as ever high8s$hool /h si$s st"#ent &nows) all energ event"8 all %e$omes waste heat. In a##ition we /ave over o"r $ities) remove vege8 tation an# /"t "/ $on$rete str"$t"res that retain the s"nlight well into the night. .e $o"l# not have #esigne# a more /erfe$t wa to heat "/ the $ities.

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Partl as a res"lt) a%o"t ZJ? %illion is s/ent ever ear % /ro/ert man8 agers an# %"il#ing owners to air $on#ition %"il#ings. E DJ In winter this might so"n# goo#) ;"st as glo%al warming might so"n# goo# to some /eo/le in Alas&a G"ntil the $onsi#er all the $onseF"en$esH. ("t in s"mmer it $reates a m"$h hotter lo$al mi$ro$limate in $ities) with less $ooling from trans/iration % vegetation an# more air $on#itioning Gwhi$h $ools %"il#ings %"t /"ts all the heat into the street or the airH. In Phoeni0) re/orte#l ) % the ear >??? nighttime low tem/erat"res in s"m8 mer were E?^F hotter than in the EA@?s. It other wor#s) it never $ools oM for months on en#. This means ele$tri$it #eman# is m"$h higher in s"mmer) whi$h in t"rn #rives the s"rging #eman# for new /ower /lants. .hat $an %e #oneN *EED s"ggests several sim/le meas"res to re#"$e solar heating in the s"mmer an# $reate $ooler mi$ro$limates. First) re#"$e the amo"nt of har#s$a/e or im/ervio"s s"rfa$e areas that $an a%sor% heat. Se$on#) /"t sha#ing aro"n# all a%sor/tive har#s$a/e s"rfa$es G/ar&ing lots) si#ewal&s) /atios an# /laOasH so that at least D?L is sha#e# at noon on a t /i$al s"mmer #a . In some areas s"$h as the So"th) vegetation aro"n# /ar&ing lots $an get /rett tall within Rve ears9 Thir#) /la$e D?L or more of /ar&ing "n#ergro"n# or "n#er the %"il#ing so there is less s"rfa$e area to heat "/ from /ar&ing lots. Fo"rth) "se highl reUe$tive /aving materials Ggra or white $on$rete instea# of as/haltH for a /ar&ing lot so that more in$oming solar ra#iation will %e reUe$te# %a$& into s/a$e an# not %e a%8 sor%e#. Fifth) "se an o/en8gri# /avement s stem that wo"l# have vegeta8 tion growing insi#e the /avers so that there is less area to a%sor% heat from the s"n. O%vio"sl these meas"res $an %e "se# in $om%ination= o" $an see there are man o/tions for re#"$ing the "r%an heat8islan# eMe$t from har# s"rfa$es. .hen it $omes to the %"il#ing itself) there are two ma;or o/tions. Elsewhere we have /roRle# $ool roofs an# green roofs. *EED reF"ires a green roof to $over at least D?L of the roof s"rfa$e an# a $ool roof to $over at least @DL) or some $om%ination of the two a//roa$hes. Either will re8 #"$e not onl the "r%an heat8islan# eMe$t) %"t also a %"il#ing7s #eman# for air $on#itioning in s"mmer % /rovi#ing $ooler atti$ or s"%roof tem8 /erat"res.

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5astu 4hastra
Similar to Feng Sh"i) a #esign /hiloso/h an# a//roa$h &nown as Vast" Shastra is %ase# on tea$hings of the an$ient s$ri/t"res of In#ia. Intro#"$e# into the 2S % the Ameri$an /ra$titioners of Trans$en#ental -e#itation GT-H) Vast" Shastra aims to harmoniOe /eo/le) %"il#ings an# lan#. .hile in#ivi#"al homes have %een %"ilt "sing these an$ient /rin$i/les) the largest $ommer$ial e0/ression of this a//roa$h to $reating health wor& an# living environments is an oS$e %"il#ing in Ro$&ville) -ar lan#) e08 /e$te# to o/en for %"siness in >??@. *o$ate# on EE a$res) the Z@> million) >??)???8sF"are8foot >??? Tower Oa&s (o"levar# %"il#ing is aiming for a *EED +ol# rating an# an Energ Star $ertiR$ation) %ase# on a /ro;e$te# JEL savings in energ "se. The %"il#ing will also %e the hea#F"arters for two /rivatel owne# real estate $om/anies) The Tower Com/anies an# *erner Enter/rises) who will to8 gether o$$"/ a%o"t @?)??? sF"are feet. EDD Vast" Shastra fo$"ses on %"il#ing orientation) fa$ing east to ta&e a#vantage of the energ of the rising s"n. A$$or#ing to Vast" Shastra /hi8 loso/h ) this hel/s to energiOe /eo/le as the $ome to wor&. -an Native Ameri$an #wellings also o/ene# to the east to $a/t"re the warmth an# energ of the rising s"n. G( $ontrast) most /assive solar #esigns have the long a0is of a %"il#ing fa$ing east8west) an# not north8so"th as is the $ase here) to /romote energ eS$ien$ an# #a lighting.H DiMerent a$tivities are lo$ate# in the %"il#ing to ta&e %est a#vantage of the s"n #"ring the #a . This a//roa$h is easier to a//l to homes) where &it$hen) %ath) living room an# %e#room all are "se# at fairl s/e$iR$ times of the #a T in a $ommer$ial %"il#ing) most "ses #on7t reall $hange m"$h #"ring the #a light ho"rs. Vast" Shastra is also $on$erne# with /ro/ortion) a &e to s"$$essf"l #esign in nat"re. Pro/ortion is a &e /rin$i/le in ar$hite$t"re) an# nat"re often mimi$s the same /ro/ortions at #iMerent s$ales) an a//roa$h $har8 a$teriOe# % fra$tal geometr . As o" might s"s/e$t in a health %"il#ing) Vast" Shastra also has a fo$"s on "sing nat"ral an# non8to0i$ materials) Rlling rooms with #a light an# fresh air an# "sing the s"n7s /ower for on8 site energ generation. As %eRts a health %"il#ing) >??? Tower Oa&s (o"levar# will also have an onsite Rtness $enter) a me#itation room G% the wa ) o" $an Rn# these in a n"m%er of air/orts now) so wh not have them in oS$e %"il#ingsNH an# a nat"re /reserve) to %ring nat"re $loser to

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/eo/le an# to /reserve what is alrea# there. .hat solar #oesn7t /rovi#e) win# /ower willT the /ro;e$t /lans to f"lRll E??L of its /ower nee#s from renewa%le energ so"r$es. EDC !o" $an see that .estern ar$hite$t"re $an $ertainl learn a lot from tra#itional Eastern #esign metho#s) with their fo$"s on managing s"%tle) as well as /h si$al) energies an# on harmoniOing #wellings an# %"il#ings with the nat"ral environment. *iving an# wor&ing in health ) s"staina%le environments has long %een a fo$"s of other $"lt"res) one we are ;"st %e8 ginning to em"late.

5entilation
Ever one &nows the im/ortan$e of fresh air. J"st sta $oo/e# "/ for a few ho"rs in a /oorl ventilate# room an# see how slee/ an# generall o"t of sorts o" feel. Engineers #esign %"il#ings to meet or e0$ee# %"il#ing $o#e reF"irements for fresh air. *EED gives an e0tra /oint for #esigns that $ir8 $"late at least K?L more fresh air than stan#ar# a//roa$hes to en$o"rage this sim/le a//roa$h to a healthier %"il#ing. In man /arts of the 2S) fresh air $an also $ool %"il#ings for h"n#re#s of ho"rs a ear) witho"t "sing air $on#itioning. A well8#esigne# an# energ 8eS$ient %"il#ing will ma&e ma0im"m "se of the free $ooling of o"t#oor air) so long as h"mi#it is not e0$essive or heat loss too great Gre8 mem%er that for ever $"%i$ foot of fresh air $oming into a %"il#ing) a $"%i$ foot of $on#itione# air has to leaveH. ("t there7s more to the stor . -an %"il#ings in win# areas $an ta&e a#vantage of that energ to /"sh air into a %"il#ing on the win#war# G"/8 win#H si#e an# $a"se it to e0it on the leewar# G#ownwin#H si#e. Nat"ral ventilation of this t /e $an re#"$e the fan energ reF"ire# for moving air insi#e a %"il#ing) /arti$"larl in a large o/en8/lan oS$e. Restri$tions on internal air movement will #efeat the /"r/ose of nat"ral ventilation) whi$h reF"ires that engineers an# ar$hite$ts ma&e this #e$ision earl in the %"il#ing #esign /ro$ess. (e$a"se it7s so #iS$"lt to get ;"st the right win# $on#itions for nat"ral ventilation) most %"il#ings of this t /e "se a mi0e#8mo#e a//roa$h) installing fans to hel/ move air in stagnant win# $on#itions. The Rg"re %elow shows how nat"ral ventilation might wor& along with a 5sta$& eMe$t)6 where heate# air rises o"t the to/ of a %"il#ing)

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Nat"ral ventilation $an $om/lement stan#ar# ventilation strategies an# re#"$e fan energ "se in larger %"il#ings) as shown for a new engineer8 ing %"il#ing at Portlan# State 2niversit ) #esigne# % 1immer +"ns"l Fras$a Ar$hite$ts.

with $ooler air $oming in %elow. This is a "sef"l a//roa$h) sin$e most oS$e %"il#ings reF"ire $ooling ear8ro"n#. In $ooler $limates ventilation s stems nee# to %e $o"/le# with heat8 re$over s stems) so that heate# air leaving the %"il#ing $an give "/ some of its energ to the in$oming air) th"s avoi#ing some of the 5energ /enalt 6 of in$rease# ventilation.

5ie-s o. the Cutdoors

*oo&ing o"t a win#ow at the o"t#oors is so f"n#amental to the h"man e08 /erien$e that we often fail to noti$e its im/ortan$e. Some ears ago I saw resear$h #ata that showe# that /eo/le who sat farthest from the win#ow in oS$e %"il#ings ha# higher rates of /h siologi$al an# /s $hologi$al illness. Thin& of a mo#ern oS$e %"il#ing an# a 5$"%e farm6 stret$hing from the win#ows to the interior $ore. Peo/le in the $"%i$les far thest from the win8 #ow $an7t see o"t#oors witho"t getting "/ an# moving aro"n# Gwhi$h of $o"rse most /eo/le #o) even if the #on7t &now wh H. In a green %"il#ing /eo/le sho"l# %e a%le to see o"t#oors from A?L of all reg"larl o$$"/ie# s/a$es Gthis might e0$l"#e some interior $onferen$e rooms) for e0am/leH. In re$ent ears ar$hite$ts have #esigne# oS$es on the /erimeter to have
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The *ewis an# Clar& Stateoffi$e %"il#ing in Jeffer8 son Cit ) -isso"ri) #esigne# % (NI- Ar$hite$ts) is a *EED Platin"m8$ertifie# %"il#ing with a%"n#ant views of the o"t#oors.

$lear glaOing) so an one $an see thro"gh them to the o"t#oors) or to lo$ate $orri#ors along the %"il#ing /erimeter) so ever one $an see o"tsi#e. .hen I learne# of this reF"irement in the *EED s stem) I /on#ere# its im/ortan$e. ("t if o" thin& for a moment) h"man %eings have evolve# for more than two million ears in intimate $onne$tion with the o"t#oors) moving in#oors onl to eat or slee/. O"r entire sensor a//arat"s) o"r en8 tire /s $holog is %ase# on $onne$tion with nat"reT we #on7t nee# s$ien8 tiR$ resear$h to tell "s this) it7s so o%vio"s. Onl in the last ED? ears have we %eg"n to s/en# so m"$h of the #a light ho"rs in#oors. Even E?? ears ago) ADL of the 2S /o/"lation was engage# mostl in agri$"lt"re) moving in8 #oors an# o"t#oors freF"entl . For most /eo/le mo#ern life #oesn7t allow the l"0"r of %eing o"t8 #oors m"$h of the #a . ,ave o" ever s/ent an entire #a in a win#owless $onferen$e hall an# felt more than a little $raO from la$& of $onne$tion to #a light an# the weather o"t#oorsN .e sho"l# a#o/t the more sensi%le E"ro/ean $o#es sti/"lating that no wor&er $an %e more than E? meters GKK feetH from a win#ow) to allow for nat"ral #a lighting to /enetrate Gan# for /eo/le to see o"tsi#eH. Also) t /i$al $"%i$le heights nee# to %e re#"$e# to J> in$hes or less so that ever one $an have a view witho"t getting "/ from their #es&s.
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5olatile Crganic Co,pounds 7 5CCs8
Volatile Organi$ Com/o"n#s GVOCsH are an entire $lass of $ar%on8%ase# $hemi$als that give oM va/ors at normal room tem/erat"res. Tho"san#s of /ro#"$ts emit VOCs) in$l"#ing /aints an# la$F"ers) /aint stri//ers) a#8 hesives an# sealants) $ar/ets an# $ar/et %a$&ing) $leaning s"//lies) /esti8 $i#es) %"il#ing materials an# f"rnishings) oS$e eF"i/ment G$o/iers an# /rinters)H gra/hi$s an# $raft materials) an# /ermanent mar&ers. .hen I was growing "/) o"r famil got a new $ar ever three to Rve ears. It was a real treat to sit in the new $ar an# inhale new8$ar smell) an o#or that #isa//eare# after a few months. Of $o"rse) as &i#s we #i#n7t real8 iOe that we were %reathing several to0i$ $hemi$als) in$l"#ing tol"ene) a s"s8 /e$te# $ar$inogen9 For ears I fo"n# a"to8s"//l stores selling s/ra $ans of new8$ar smell9 VOCs are now reg"late# % air8F"alit management #is8 tri$ts %e$a"se the $ontri%"te to gro"n#8level oOone. Nowa#a s with so man /eo/le having environmental allergies) it ;"st ma&es goo# sense to re#"$e the level of VOCs in %"il#ings to whi$h /eo/le are e0/ose#) /arti$"larl in Rve ma;or $ategories= W Paints an# $oatings. W A#hesives an# sealants. W Car/ets. W Com/osite woo# an# agriR%er /ro#"$ts. W F"rnit"re an# f"rnishings. Paints an# $oatings in green %"il#ings m"st meet VOC limits esta%lishe# in the +reen Seal +S8EE stan#ar#) while $lear woo# Rnishes) Uoor $oatings an# similar s"%stan$es have their own s/e$ial stan#ar#s. -an VOC $on8 $entrations are reg"late# % lo$al air /oll"tion $ontrol agen$ies) sin$e the event"all es$a/e a %"il#ing thro"gh the ventilation s stem an# %e$ome an ingre#ient in gro"n#8level oOone. ,igh8VOC levels are often fo"n# in general $onstr"$tion a#hesives Gthin& of an thing that $omes in a t"%eH) Uooring an# Rre8sto//ing a#he8 sives) $a"l&ing) #"$t sealants an# /l"m%ing a#hesives. There are also aero8 sol a#hesives) $ar/et /a# a#hesives an# $erami$ tile a#hesives with high8 VOC levels. Car/ets an# $ar/et $"shions are also so"r$es for VOCs in %"il#ings. In green %"il#ings the m"st %e $ertiRe# "n#er the Car/et an# R"g Insti8 t"te7s +reen *a%el Pl"s an# +reen *a%el /rograms. Com/osite woo# an# agriR%er /ro#"$ts in green %"il#ings m"st %e
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free of an a##e# "rea8formal#eh #e resins. This $ategor in$l"#es /arti8 $le%oar#) me#i"m8#ensit R%er%oar#) /l woo#) wheat%oar#) straw%oar# an# #oor $ores. F"rnit"re an# f"rnishings are also so"r$es of VOCs. Tr to %" a /ie$e of f"rnit"re that #oesn7t have /resse# woo# R%ers soa&e# with smell "rea8formal#eh #e) an# o"7ll "n#erstan#. Now thin& a%o"t all the /eo/le in oS$es s"%;e$t to the oM8gassing of formal#eh #e from new f"rnit"re9

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2ater Conservation
The lament of the An$ient -ariner) 5.ater) water) ever where) %"t not a #ro/ to #rin&)6 is e$hoe# in man /arts of the worl# %"t fort"natel not et in this $o"ntr . ,owever) looming water shortages in $ertain /arts of the $o"ntr ) s"$h as the So"thwest an# .est) a## "rgen$ to the #esign of water $onservation s stems for %"il#ings an# #evelo/ments. In a##ition man are %e$oming aware of the lin& %etween energ "se an# water "se= in the .est) $onsi#era%le water "se goes for the $ooling nee#s of thermal G$oalH ele$tri$ /ower /lants. In other wor#s) as this area grows an# ele$tri$8 it #eman# in$reases) water s"//lies $ome "n#er #o"%le /ress"re. Nation8 wi#e) freshwater "se for /ower /ro#"$tion amo"nts to a%o"t >?? billion gallons /er #a . J"st as the %"il#ing sto$& will %e @DL new or renovate# in >?KD) $om8 /are# with >??D) with all of the im/li$ations that has for energ "se) % starting now) we $an #ramati$all re#"$e overall water "se for %"il#ings) lan#s$a/ing an# neigh%orhoo#s % em/lo ing aggressive strategies to re8 #"$e $ons"m/tion of /ota%le water) following the mantra 5Re#"$e) re"se) re$ $le.6 .ater $onservation in %"il#ings involves redu%ing R0t"re #e8 man#) from $onventional toilets "sing E.C gallons /er U"sh Gg/fH to low8 Uow toilets "sing E.>B g/f Ga >?L re#"$tionH) then to lower8Uows at E.E> g/f Ga K?L re#"$tionH) /erha/s even to ?.B g/f G#"al8U"sh toilets on the low settingH. .e $an eliminate the "se of water for U"shing "rinals entirel ) % "sing water8free "rinals. .e $an reuse gra water Gwastewater from sin&s an# showers) for e0am/leH for U"shing toilets) an# we $an "se onsite wastewater treatment in %"il#ings to /rovi#e re%y%led water for s"$h "ses as toilet U"shing an# $ooling tower ma&e"/ water. .e $an "se %oth gra 8 water an# m"ni$i/all treate# wastewater for lan#s$a/e irrigation) as well as re#"$ing water #eman# thro"gh 0eris$a/ing strategies. The &e is to manage the entire water $ $le) starting with what7s free GrainfallH an# tr ing to get as man "ses o"t of that water as /ossi%le. For e0am/le) if o" $o"l# re"se B?L of all water "se# in U"shing toilets) o"7# get the "se of the same water Rve times. Then) even in a low8rainfall $li8 mate) o" $o"l# have a ma;or im/a$t on water "se. (e$as"e rainfall varies in the 2S from less than B to E> in$hes /er ear in the #esert regions to KC in$hes in s"$h /la$es as Portlan# an# Chi$ago) to nearl D? in$hes in Or8 lan#o) it7s im/ortant to loo& at ea$h /ro;e$t7s water reso"r$es as a starting /oint for #evelo/ing #esign strategies.
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The e$onomi$s of water /ri$ing in "r%an areas favors loo&ing at the f"ll s stem $osts) in$l"#ing meter $harges an# $onne$tion fees. Re$laiming all the rainwater from a site) so that no storm8sewer $onne$tion is nee#e#) $an often res"lt in savings that are greater than the $ost of rainwater $at$h8 ment an# treatment. The same hol#s for onsite sewage treatment) /arti$"8 larl if the treate# wastewater $an %e "se# for toilet U"shing) $ooling8tower ma&e"/ water an# irrigation witho"t ever leaving the /ro;e$t site. .h not ta&e a more #etaile# an# e0/ansive loo& at the o//ort"nities for J?L) or %etter) water $onservation in o"r ne0t /ro;e$tN

2ater3.ree <rinals
2rinals waste more than ED? %illion gallons of fresh water /er ear) eF"iva8 lent to the water "se of E)D??)??? homes) at an average "se of K?? gallons /er #a /er home. ED @ The average "rinal installe# sin$e EAA> "ses E gallon /er U"sh) whi$h is the $o#e reF"irement) %ase# on the EAA> fe#eral Energ Poli$ A$t. GOverall) the average might %e $loser to > gallons /er U"sh for EDB all "rinals now installe#.H Thin& of more than @B million men at wor&) ma&ing an average of three U"shes /er #a ) Rve #a s a wee&) most of them ol#er "rinals "sing > to K gallons /er U"sh) ;"st to U"sh awa a liF"i# that7s sterile an# more than AAL water.

Two t /es of water8free "rinals.

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The #esign of water8free "rinals in$l"#es an oil seal %elow the #rain) whi$h /revents sewer gases from rising "/ Gone of the /"r/oses of the U"sh an# the #rainH into a %athroom. The seal has to %e $hange# /erio#i8 $all . A$$or#ing to one man"fa$t"rer= This /leasant8smelling sealant liF"i# tra/ /rovi#es an airtight %arrier %etween "rine an# the restroom to /revent o#ors from es$a/ing the #rain) %"t allows "rine to /ass thro"gh %e$a"se it is lighter than water. 2rine imme#iatel /enetrates the sealant liF8 "i# an# Uows to the #rain. 2ri$ se#iment is $olle$te# % the $ar8 tri#ge) leaving an o#or8free environment) $lean /i/es an# a%8 sol"tel no water waste. EDA (asi$all ) water8free "rinals wor& ;"st Rne in sit"ations where there is a large) often anon mo"s /o/"lation of "sers) s"$h as oS$e %"il#ings) resta"rants) air/orts) s$hools) sta#i"ms an# theaters. .ith /ro/er #esign an# installation) ro"tine maintenan$e Gin$l"#ing F"ar terl treatment8$ar8 tri#ge re/la$ementsH an# a little signage to tell "sers what7s going on) water8free "rinals wor& ;"st Rne) re#"$ing overall water $ons"m/tion in %"il#ings % "/ to J?)??? gallons /er ear /er "rinal. EC? .ater8free "rinals are "se# in s"$h /la$es as the Ja$&ie +leason The8 ater in -iami (ea$hT the Evergreen State College in Ol m/ia) .ashingtonT the ,arol# .ashington So$ial Se$"rit Center in Chi$agoT the twin Petronas Towers in 4"ala *"m/"r) -ala siaT an# the Jimm Carter Presi8 ECE Over the long r"n) wi#es/rea# #ential *i%rar ) in Atlanta) +eorgia. a#o/tion of water8free "rinals will also hel/ re#"$e f"t"re infrastr"$t"re #evelo/ment $osts % re#"$ing water #eman# an# sewage generation. From the stan#/oint of e$onomi$s) water8free "rinals) either in new %"il#8 ings or in renovations) /a for themselves in water savings in a relativel short /erio# of time.

2etlands> Constr ucted

Constr"$te# wetlan#s are an integral /art of stormwater management an# onsite sewage treatment sol"tions for green %"il#ing /ro;e$ts. .hen there is eno"gh lan# availa%le) s"$h as in s"%"r%an oS$e /ar& #evelo/ment) these s stems f"n$tion %oth to hol# stormwater an# to "se treate# sewage
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S$hemati$ #esign of $onstr"$te# wetlan#s for sewage treatment.

to s"//l n"trients to aF"ati$ /lants an# animals. As most e$olog st"8 #ents learn) wetlan#s are the most /ro#"$tive e$os stems in the worl#) stra##ling the interse$tion of lan# an# water. The are also nat"re7s Rlters) hel/ing to remove se#iments an# heav metals) as well as oil an# grease) from stormwater an# transforming sewage n"trients into life8giving $ar8 %on) nitrogen) /hos/hor"s an# tra$e minerals. Pro/erl #esigne#) $on8 str"$te# wetlan#s $an /rovi#e wil#life ha%itat an# o/en s/a$e for green %"il#ing /ro;e$ts) as well as a /la$e for s$hool to"rs an# o"t#oor environ8 mental e#"$ation. Constr"$te# wetlan#s $an have either s"rfa$e or s"%s"rfa$e Uows. S"rfa$e Uows resem%le marshes) while s"%s"rfa$e Uows s"//ort a wi#e va8 riet of /lants % s"//l ing them with n"trients. Plantings of ree# %e#s are /o/"lar in E"ro/ean $onstr"$te# wetlan#s) an# /lants s"$h as $attails) se#ges an# %"lr"shes are "se# worl#wi#e. E C> As of >??J more than D)??? $onstr"$te# wetlan#s ha# %een %"ilt in E"ro/e) an# more than E)??? were in o/eration in the 2S. ECK Constr"$te# wetlan#s ma %e $hea/er to %"il# than tra#itional sewage an# stormwater treatment /lants) have lower o/erating an# main8 tenan$e $osts an# $an han#le wi#el var ing vol"mes of wastewater. For e0am/le) the Tres Rios $onstr"$te# wetlan#s is a @8mile) JB?8a$re ri/arian $orri#or in the so"thwestern /art of Phoeni0) at the $on;"n$tion of the Salt an# +ila rivers. As a wil#life san$t"ar an# /la$e of re/ose in an in8 $reasingl #ense "r%an area) Tres Rios not onl treats sewage from the AE st Aven"e treatment /lant) %"t /rovi#es man /"%li$8"se %eneRts for the Phoeni0 metro/olitan area. ECJ
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2ind Po-er
The win# %lows ever where on the /lanet. !o" might thin&) wh not har8 ness it for /ower in %"il#ingsN T /i$all ) average ann"al win# s/ee#s of EE miles /er ho"r are nee#e# for $ommer$ial a//li$ations) while lower win# s/ee#s $an %e "se# for water /"m/ing an# %atter $harging. Now) most $ities are not %"ilt in /la$es where the average win# s/ee# Gever ho"r of the earH is EE m/hT that7s not reall ver $omforta%le. So the %est win# re8 so"r$es are lo$ate# awa from $ities) an# the most $ost8eMe$tive win# /ower $omes from large8s$ale win# farms that fee# the /ower generate# into the ele$tri$ /ower gri#. On a goo# site with mo#ern eF"i/ment) win# energ $osts in the range of D to B $ents /er &ilowatt ho"r) F"ite $om/eti8 tive with most new /ower so"r$es. ECD In fa$t win# /ower is the largest so"r$e of new renewa%le energ in the 2S) with nearl >)D?? megawatts G-.H of $a/a$it $oming online an# fee#ing into the nation7s "tilit gri# in >??C alone) re/resenting an invest8 ment of ZJ %illion. A$$or#ing to the Ameri$an .in# Energ Asso$iation) in >??C= New win# farms %ooste# $"m"lative 2S installe# win# energ $a/a$it % >@L to EE)C?K -.) the eF"ivalent of EE large $oal8Rre# ele$tri$ /ower /lants. .in# energ fa$ilities $"rrentl installe# in the 2S /ro#"$e a%o"t KE %illion &ilowatt ho"rs ann"all ) eno"gh ele$tri$it to serve >.A million homes. ECC Some /eo/le a#vo$ate /la$ing win#8t"r%ine generators on to/ of %"il#8 ings) %"t this is less $ost8eMe$tive than in remote lo$ations. First of all) these s stems have to %e small) whi$h $osts more /er "nit of $a/a$it . Se$8 on#) win# /ower in$reases with height) so taller %"il#ings are %etter %ets than smaller %"il#ings. Thir#) in $ities) "/stream %"il#ings $an s/oil the win# for #ownstream %"il#ings) so the win# reso"r$e has to %e eval"ate# with that in min#) for %oth e0isting an# whatever f"t"re %"il#ings might %e ere$te# in o"r area. Fo"rth) win# /ower in$reases at the %ube of the win# s/ee#= for e0am/le) a site that has >?L more win# s/ee# Gfor e0am8 /le) E> m/h average vs. E? m/hH will #eliver @KL more ann"al win# /ower9 This %asi$ $hara$teristi$ of win# /ower means that onl the win#iest lo$a8 tions in the win#iest $ities are goo# $an#i#ates for this /ower. Fifth) win# /ower intro#"$es new str"$t"ral #esign $onsi#erations for %"il#ings. As with /hotovoltai$s) there are goo# reasons other than raw e$onom8
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i$s to $onsi#er small win# s stems for the to/s of %"il#ings) or for %"il#ing sites) if the /ro#"$e some energ an# o/erate safel . First) the are ver visi%le an# therefore a#vertise the %"il#ing7s $ommitment to renewa%le energ . Se$on#) the $an %e attra$tive vis"al elements) in this $ase a &ineti$ s$"l/t"re) that ar$hite$ts an# %"il#ing owners might want to "se. Thir#) the /rovi#e a tea$hing tool a%o"t renewa%le energ for s$hools an# envi8 ronmental e#"$ation $enters. Nevertheless) internationall &nown win# e0/ert Pa"l +i/e sa s) 5-o"nting win# t"r%ines ' of an &in# ' on a %"il#ing is a ver %a# i#ea. I7ve et to see an a//li$ation where this has wor&e# or will li&el wor&.6 EC@

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Heriscaping
O"t#oor water "ses) /rimaril for lan#s$a/ing) $ons"me an estimate# eight %illion gallons /er #a in the 2S) /erha/s as m"$h as one8thir# of all water "se. ECB 5Ieris$a/ing6 is a well8"se# term for water8$onserving lan#8 s$a/ing) the /reR0 #enoting #r . Another term might %e 5nat"ral lan#8 s$a/ing.6 The essential feat"re of 0eris$a/ing is to em/lo regionall a/8 /ro/riate /lants an# /lanting te$hniF"es Gs"$h as m"l$hingH that re#"$e or eliminate water "se e0$e/t from normal /re$i/itation in the area. If o"7ve ever seen s/rin&lers on in the mi#st of a rainstorm) or %roa# e08 /anses of green lawn highlighting a /"%li$ %"il#ing or ma;or oS$e $om8 /le0 in the #esert) o"7ll &now something is amiss in o"r "n#erstan#ing of how to minimiOe the environmental im/a$ts of lan#s$a/ing /ra$ti$es. Fort"natel ) 0eris$a/ing is a ma;or movement to#a among lan#s$a/e ar8 $hite$ts. .here I live in T"$son) I wo"l# %e sho$&e# to see a green lawn in front of a new home in a #evelo/ment. In the T"$son area) single famil resi8 #ents "se K? to D? /er$ent of their water o"t#oors for lan#s$a/e watering) ECB The re8 swimming /ools) s/as) eva/orative $ooling an# other s"$h "ses. alit of living in a #esert has Rnall $a"ght the /o/"lar imaginationT as a res"lt) /eo/le /lant a lot of $a$t"s) mesF"ite an# Palo Ver#e trees) varieties of s"$$"lents an# #esert wil#Uowers) living with the seasonalit of the #r lan#s$a/e. Planting native an# a#a/te# s/e$ies) a t /i$al /ra$ti$e of 0eris$a/ing) has the a##e# a#vantage of /rovi#ing foo#) ha%itat an# shelter for man lo$al %ir#s) inse$ts an# small mammals that have evolve# in the region. -ost state e0tension servi$es /rovi#e information on /lant sele$tion for 0eris$a/ing) an# most lan#s$a/e ar$hite$ts &now this a//roa$h. The har#er /art is to Rn# someone e0/ert eno"gh in lo$al native /lants to in8 tro#"$e an# &ee/ them growing in a 0eris$a/e# environment. Te$hni$all ) for green %"il#ings 0eris$a/ing $an %e a$$om/anie# % tem/orar irrigation for the Rrst ear) "ntil /lants are esta%lishe#. -an /ra$titioners also gro"/ /lants with similar water reF"irements) es/e$iall in larger areas where #iMerent amo"nts of rainwater $an %e #ire$te# into swales) /on#s an# waterwa s. O"tsi#e of areas with mil# tem/erat"res an# a%"n#ant rainfall) o" will not see m"$h t"rf in a 0eris$a/e. The Rrst ste/ in eval"ating a 0eris$a/e #esign is to reall &now the site= s"n) win#) rain) e0isting vegetation) to/ogra/h ) orientation Gso"th8fa$ing or north8fa$ing) for e0am/leH an# soils. Plants nee# to %e $hosen $aref"ll
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for their water reF"irements) sha#e an# s"n toleran$e) foo# an# shelter val"e to native wil#life. +ro"/ /lants in wa s that ma&e sense in their nat8 "ral environment. For e0am/le) in the #esert o"ng sag"aro $a$ti often grow in the sha#e of ol#er trees s"$h as mesF"ite. P"t in some m"l$h an# a sim/le watering s stem the Rrst ear to get the /lants esta%lishe#) then let nat"re ta&e its $o"rse.

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$en
- wife an# I have an ongoing #is$"ssion a%o"t how5/erfe$t6 things nee# to %e aro"n# the home. She li&es to have ever thing 5;"st right.6 I &ee/ telling her to $onsi#er instea# the 1en $on$e/t of 5wa%i8sa%i)6 whi$h a/8 /eals more to me. .a%i8sa%i a$&nowle#ges three sim/le realities= nothing lasts) nothing is Rnishe# an# nothing is /erfe$t. E CA It im/lies that how one $hooses to loo& at things is the most im/ortant #eterminant of how satisRe# one is with the worl#. To F"ote a well8&nown /hrase from oga /hiloso/h ) 5The worl# is as o" see it.6 1en is a%o"t %eing satisRe# with little things) Rn#ing reUe$tions of the $osmos in a %e# of san# an# gravel) a fewwell8/la$e# %o"l#ers an# a s/rin8 &ling of nat"ral elements s"$h as grasses. As .illiam (la&e wrote in 5A"g"ries of Inno$en$e6 more than two $ent"ries ago) o" a//roa$h the sa$re# when o" manage 5to see a worl# in a grain of san# an# a heaven in a wil# Uower) hol# inRnit in the /alm of o"r han# an# eternit in an ho"r.6 .hat #oes this have to #o with green %"il#ingsN It is this= we nee# to $ele%rate what we have a$hieve#) even while we remain insistent on getting %etter in the f"t"re. .e nee# to %e aware that ea$h green %"il#ing is going to have im/erfe$tions= things attem/te# %"t not a$hieve#) things not at8 tem/te# that in retros/e$t $o"l# have %een a$$om/lishe#) %"t #i#n7t Rt with the #esign team7s vision or the owner7s $on$e/tion of the /ro;e$t. A 1en a//roa$h to green %"il#ings wo"l# $ele%rate also what7s s/e$ial a%o"t the /la$e) its /arti$"lar lo$ation on the /lanet. Perha/s to f"rther this a/8 /roa$h) ea$h %"il#ing $o"l# %e gifte# with a sim/le hai&") an e/igra/h at the entran$e. As for a 1en8ins/ire# %"il#ing) a goo# e0am/le might %e the +reen +"l$h 1en Center +"est ,o"se) in the +ol#en +ate National Re$reation Area in -"ir (ea$h) north of San Fran$is$o. A$$or#ing to the /ro;e$t #e8 signer) ar$hite$t Sim van #er R n= The g"est ho"se serving the +reen +"l$h 1en Center is sensi8 tivel #esigne# to minimiOe its visi%ilit an# /h si$al im/a$t on site. The o$tagonal /lan an# sim/le elegan$e of the E>8room g"est ho"se reUe$t the Asian origins of 1en ("##hism. The %"il#ing7s $entering geometr is f"rther arti$"late# % a two8stor $entral $ore) "se# as a gathering an# meeting s/a$e. The #esign of the g"est ho"se s"//orts an# res/e$ts the
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h"man sear$h for %ea"t . ,an#$rafte# Ja/anese ;oiner is "se# thro"gho"t the ho"se with stri$t attention to #etail. The %"il#ing in$or/orates re$ $le# tim%ers an# a /assive solar heating s stem #esigne# to meet h"man nee#s witho"t #estro ing the fa%ri$ of the living worl#. XThisY is a tr"l /ea$ef"l /la$e. E@?

$ero3net3energy "uildings
The $on$e/t of Oero8net8energ %"il#ings an# Oero8net8energ neigh%or8 hoo#s is F"i$&l $a/t"ring the attention of man green %"il#ing #esigners an# even some #evelo/ers. A Oero8net8energ %"il#ing wo"l# /rovi#e all of its own energ on an ann"al %asis from onsite renewa%le reso"r$es or oMsite renewa%le energ /"r$hases. In this wa it wo"l# still %e $onne$te#
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to the gri#) /rovi#ing /ower when it ha# a s"r/l"s an# #rawing from the gri# when it nee#e# /ower) s"$h as at night. This a//roa$h t /i$all involves "sing solar energ for ele$tri$it ) water heating an# s/a$e heating an# em/lo ing s"$h #esign meas"res as /assive solar #esign) nat"ral ventilation an# o/era%le win#ows for s/a$e $ooling Gwith some ele$tri$ /ower assistH. In /ra$ti$e $om/lete energ in8 #e/en#en$e is F"ite a$hieva%le at the level of homes an# small %"il#ings. -"$h #e/en#s on the lo$al mi$ro$limateT et if one thin&s a%o"t it) all homes were 5Oero8net8energ 6 %efore the In#"strial Revol"tion) so there are man so"r$es of in#igeno"s ar$hite$t"re for ins/iration9 A single8famil home in Paterson) New Jerse ) $ertiRe# at *EED for ,omes Platin"m level in >??C) shows how to move towar# the goal of Oero8net8energ . Calle# The (ASF Near81ero Energ ,ome) it in$l"#es e08 /an#e# /ol st rene ins"lation) /ol "rethane foam sealants an# $ool metal roof $oatings to re#"$e energ "se B?L %elow a t /i$al home. E@E On a larger s$ale) in -ar$h >??C the .orl# ("siness Co"n$il for S"s8 taina%le Develo/ment anno"n$e# that it is forming an allian$e to #evelo/ Oero8energ %"il#ings. The have an am%itio"s target= % >?D? new %"il#8 ings will $ons"me Oero8net8energ from e0ternal /ower so"r$es an# /ro8 #"$e Oero8net $ar%on #io0i#e emissions while %eing e$onomi$all via%le to $onstr"$t an# o/erate. E@> In De$em%er >??C the 24 government anno"n$e# a /rogram for Oero8$ar%on new homesT % >?EC all new homes are to %e Oero8$ar%on) with

The (ASF Near81ero Energ ,ome in Paterson) New Jerse .

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a >DL im/rovement on energ "se over $"rrent %"il#ing reg"lations % >?E? an# a JJL im/rovement % >?EK. A E??8home /ro;e$t near *on#on) the (e#1ED G(e##ington 1ero Energ Develo/mentH set a goal of %e$om8 ing $ar%on ne"tralT the have $"t $ar%on emissions % DCL thro"gh en8 E@K erg 8eS$ien$ meas"res an# an onsite solar /hotovoltai$s s stem.

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-ost %oo&s are o"t#ate# shortl after the are /"%lishe# in this fast8$hanging Rel#. Nevertheless) there are a few that have some #egree of shelf life. !o" might Rn# them interesting) /erha/s life8$hanging. Ra An#erson) 8id,&ourse &orre%tion ) PeregrinOilla Press) EAAB. This is a $lassi$ %oo& $hroni$ling the s"$$essf"l %eginning of a $or/orate /ara8 #igm shift thro"gh a /ersonal transformation % the CEO. Ra An#erson s/ea&s from the heart) with e0/erien$e) /assion an# eloF"en$e. Janine (en "s) Biomimi%ry: /nnovation /nspired by 0ature ) ,ar/er Perennial) >??>. This is the %i%le for all those who thin& that fo"r %illion ears of nat"ral evol"8 tion might have some lessons for $ontem/orar te$hnologists loo&ing for high8/erforman$e s stems with less reso"r$e in/"ts. Penn (on#a an# 4ate Sosnow$hi&) Sustainable &ommer%ial /nteriors ) .ile ) >??C. This is a ver re$ent %oo& for /ra$ti$ing interior #esigners. Penn (on#a has %een wi#el re$ogniOe# as a signiR$ant for$e in greening the interior #esign /rofession. Stewart (ran#) #o! Buildings 'earn ) Peng"in) EAAD. .i#el la"#e# as a wor& of geni"s) this %oo& shows how %"il#ings $hange an# learn over timeT it arg"es for Ue0i%ilit ) a &e $om/onent of all green %"il#ing #esign. ,er%ert Dreiseitl an# Dieter +ra") 0e! )aters%apes: Planning 3esigning and Building !ith)ater ) (ir&hae"ser) >??D. Dreiseitl is an a$&nowle#ge# $ontem/orar master of intro#"$ing water into lan#s$a/e ar$hite$t"re) with the %roa#er /ers/e$tive of an art thera/ist Ghis Rrst /rofessionH on how water %rings "s together an# heals the so"l. This %oo& "/#ates his earlier wor& G )aters%apes H with his latest /ro;e$ts.

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4ari Foster) Annette Stelma$& an# De%%ie ,in#man) Sustainable Residential /nteriors) .ile ) >??C. (asing their a//roa$h on an integrate# #esign /ro$ess) Asso$iates III) a lea#8 ing interior #esign Rrm in (o"l#er) Colora#o) with e0/ertise in a##ressing en8 vironmental $on$erns in homes) /resents sol"tions for the resi#ential interior #esigner. Davi# +ottfrie#) Greed to Green ).orl#("il# P"%lishing) >??J. If o" want the insi#er7s /ers/e$tive on the formation an# earl ears of the 2S +reen ("il#ing Co"n$il) Davi# +ottfrie#7s amaOing stor of /ersonal an# organiOational transformation /"lls no /"n$hes. Pa"l ,aw&en) Amor *ovins an# *. ,"nter *ovins) 0atural &apitalism: &reating the 0e.t /ndustrial Revolut ion ) *ittle (rown) EAAA. This %oo& is a $lassi$ treatment of a wi#e variet of s"%;e$ts) all %ase# aro"n# the i#ea of how m"$h we $an learn from nat"ral s stems an# how little we are a//l ing what we alrea# &now. This %oo& will rewar# an one who wants to "n#erstan# how to ta&e the ne0t lea/ in green %"il#ing #esign. Davi# -a$a"la an# Jason -$*ennan) The *%ologi%al *ngineer $olume -ne: "een *ngineering , E$otone) >??D. This is the Rrst vol"me in a series /roRling the wor& of the most innovative en8 gineering Rrms in North Ameri$a an# showing how the /ro#"$e f"n$tionall o"tstan#ing str"$t"res) s stems an# te$hnologies. 4evin , #es) former /resi8 #ent of 4een Engineering) wrote the forewor# an# $ontri%"te# to the %oo&. .illiam -$Dono"gh an# -i$hael (ra"ngart) &radle to &radle: &hanging the )ay )e 8a9e Things) North Point Press) >??>. Not /rinte# on or#inar %oo& /a/er) this %oo& wal&s the tal&. The a"thors ta&e "s ste/ % ste/ thro"gh their reasons for a#vo$ating a new in#"strial /ar8 a#igm an# /resent great $ase st"#ies of how the 7ve %eg"n the /ro$ess for a n"m%er of $om/anies. Jason -$*ennan) Philosophy of Sustainable 3esign ) E$otone) >??J. This is an earl attem/t at a 5/hiloso/h 6 of s"staina%le #esignT an eminentl rea#a%le overview of the &e $on$e/ts "se# % /ra$titioners in the Rel#. Re8 s/e$t nat"re) while ma&ing things green an# %ea"tif"l are &e ta&e8awa s from this %oo&. San#ra -en#ler) .illiam O#ell an# -ar Ann *aOar"s) The #-" Guideboo9 to Sustainble 3esign ) >n# E#.) .ile ) >??C. If there7s one essential referen$e for an one /ra$ti$ing or wanting to "n#er8 stan# the realities of s"staina%le #esign) this is it. There are J?? /ages of how8 to with lots of /ra$ti$al e0am/les.

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Ross S/iegel an# Dr" -ea#ows) Green Building 8aterials: A Guide to Produ%t n# E#.) .ile ) >??C. Sele%tion and Spe%i:%ation )> This is #eRnitel a %oo& for s/e$ialists in /ro#"$t sele$tion an# s/e$iR$ation) %"t the Rrst /art of the %oo& is a great overview of the /ro#"$t sele$tion /ro$ess) 5where the r"%%er meets the roa#6 in green %"il#ing. Ale0 SteMen) e#.) )orld &hanging: A ;ser7s Guide for the st 41 &entury A%rams) >??C. It7s har# to &now what to sa a%o"t this nearl C??8/age $om/en#i"m of ever thing we &now a%o"t green sol"tions) e0$e/t that o" nee# a $o/ in o"r li%rar for referen$e. Sim van #er R n) 3esign for 'ife: The Ar%hite%ture of Sim van der Ryn ) +i%%s Smith) >??D. The s"%title gives awa the %oo&7s message. This is the stor of Sim7s life wor&. It is tol# %rilliantl ) movingl an# from a ver /ersonal /ers/e$tive. Sim7s wor& has inU"en$e# tho"san#s of s"staina%le #esigners. Sim van #er R n an# St"art Cowan) *%ologi%al 3esign: Tenth Anniversary *di, tion Islan# Press) >??@. A seminal wor& that ill"strates an# e0/li$ates Rve $ore /rin$i/les of s"stain8 a%le #esign) it is a timeless remin#er of how m"$h #esigners have to learn from nat"ral s stems an# how the sho"l# #esign with the long8term health of /eo8 /le an# /lanet foremost in min#. Ale0 .ilson) +our Green #ome ) New So$iet P"%lishers) >??C. This is a great /rimer for an one $onsi#ering %"il#ing a new home an# want8 ing to ma&e it as green as /ossi%le. Ale0 /ro%a%l has the %est overview of these to/i$s of an one aro"n#. Ale0 .ilson an# -ar& Pie/&orn)e#s.) Green Building Produ%ts: The GreenSpe% n# E#.) New So$iet P"%lishers) >??C. Guide to Residential Building 8aterials )> This is the single8%est #es&to/ referen$e on a$t"al /ro#"$ts for an one #esign8 ing new green homes or $ommer$ial %"il#ings) thoro"ghl vette# % the /"%8 lishers of *nvironmental Building 0e!s. James .ines) Green Ar%hite%ture ) Tas$hen) >???. James .ines is a /rofessor of ar$hite$t"re an# someone who $an tell stories with the %est of them. This %oo& is a %ea"tif"ll ill"strate# overview of the state of the art of green #esign thro"gh the earl >???s. Jerr !"#elson) 3eveloping Green: Strategies for Su%%ess. ) National Asso$iation of In#"strial an# OS$e Pro/erties) >??C) www.naio/.org) with CD of $ase st"#ies atta$he#.

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This is the %est intro#"$tion to the %"siness $ase for green %"il#ings) written for #evelo/ers. In$l"#es $ase st"#ies of green #evelo/ments s"%mitte# for the Rrst NAIOP +reen Develo/ment of the!ear awar# in >??D.

>. P"%li$ations
It7s har# to &ee/ "/ with the /roliferation of green %"il#ing magaOines an# re8 late# /"%li$ations. ,ere are a few /"%li$ations I rea# on a reg"lar %asis an# Rn# val"a%le for sta ing in to"$h. -ost are availa%le %oth in har# $o/ an# ele$troni$ versions) so if o"7re averse to having too m"$h /a/er aro"n#) o" $an &ee/ "/ with the news via ele$troni$ e#itions Building 3esign < &onstru%tion ) www.%#$mag.$om (D\C7s e#itor Ro% Cassi# is one of the a"thoritative voi$es in the in#"str . .ritten /rimaril for 5("il#ing Team6 /ra$titioners) B3<& is eminentl a$8 $essi%le to an one. Buildings 8aga=ine) www.%"il#ings.$om ("il#ings magaOine /rovi#es a goo# intro#"$tion to the /ra$ti$al si#e of %"il#ing #esign) $onstr"$tion an# o/erations. +oo# $overage of s/e$ialt to/8 i$s in the in#"str . &onsulting,Spe%ifying *ngineer ) www.$semag.$om If o"7re an engineer wor&ing with green %"il#ings) this /"%li$ation /rovi#es reg"lar $overage of the engineering iss"es in green %"il#ing #esign an# $on8 str"$tion. e%o,stru%ture) www.e$o8str"$t"re.$om *%o,st ru%tureis the most ill"strate# of the tra#e magaOines $overing the green %"il#ing in#"str . +oo# $ase st"#ies an# a %roa# sele$tion of to/i$s ma&e it a goo# rea# for &ee/ing "/. *nvironmental Building 0e!s) www.%"il#inggreen.$om E(N is sim/l the %est8e#ite# an# most relevant /"%li$ation for green %"il#ers. The monthl feat"re stories &ee/ o" a%reast of emerging iss"es in green %"il#ing #esign) $onstr"$tion an# o/erations. *nvironmental 3esign < &onstru%tion ) www.e#$mag.$om Now ten ears ol#) ED\C /rovi#es Rrst8$lass e#itorial $overage of relevant is8 s"es) along with well8written $ases st"#ies of lea#ing green %"il#ing /ro;e$ts. Green>)or9 8aga=ine ) www.greenatwor&mag.$om A %i8monthl magaOine that /rovi#es a goo# overview of s"staina%ilit in the wor&/la$e) in$l"#ing e0tensive $overage of green %"il#ings.

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Green Builder 8aga=ine ) www.green%"il#ermag.$om This is the monthl green %"il#ing magaOine for the AD)??? mem%ers of the National Asso$iation of ,ome ("il#ers. Essential rea#ing if o" want to &now what this a"#ien$e is learning a%o"t green %"il#ings. Green Sour%e 8aga=ine ) www.$onstr"$tion.$omQgreenso"r$e From the /"%lishers of *ngineering 0e!s,Re%ordan# Ar%hite%tural Re%ord ) a"8 thoritative /"%li$ations in their Rel#) this F"arterl is e#ite# % the team at Environmental ("il#ing News. The $ase st"#ies are the %est written o" will Rn# an where. #ome *nergy 8aga=ine ) www.homeenerg .org A fairl te$hni$al magaOine on energ 8eS$ien$ home #esign an# home im8 /rovements) this ;o"rnal is a$$essi%le to the serio"s homeowner as well as an 8 one with goo# te$hni$al s&ills. ?ournal of Greenbuilding ) www.$ollege/"%lishing."sQ;o"rnal.htm This is the Rrst serio"s a$a#emi$ ;o"rnal in the Rel#) /"%lishe# F"arterl an# evenl #ivi#e# %etween resear$h arti$les an# review arti$les of &e iss"es in green %"il#ing. 8etropolis) www.metro/olismag.$om If o" want to &now what7s going on in the %roa#er worl# of #esign) this monthl is a m"st8rea#. Rene!able *nergy )orld ) www.renewa%le8energ 8worl#.$om This is a lavishl ill"strate#) te$hni$all a$$"rate Gwitho"t %eing oM8/"ttingH ;o"rnal from the 24 that $overs the s/e$tr"m of renewa%le energ #evelo/8 ments. (est of all) it7s free. Solar Today ) www.solarto#a .org This oS$ial /"%li$ation of the Ameri$an Solar Energ So$iet is written for a general a"#ien$eT o" $an even Rn# it at the $he$&o"t $o"nter of nat"ral foo#s stores. Sustainable /ndustries ?ournal ) www.si;o"rnal.$om This monthl /rovi#es great $overage of the .est Coast7s #evelo/ments a$ross a wi#e range of s"staina%le in#"stries) in$l"#ing green %"il#ing. Short arti8 $les) eas to rea#.

K. .e%sites
+reen ("il#ing Initiative) www.theg%i.org This is the oS$ial we%site for the +reen +lo%es rating s stem. At this site) o"

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ma register an# #ownloa# a trial version of the s stem for "se in one of o"r /ro;e$ts. +reen("OO) www.green%"OO.$om A goo# we%site for a %roa#er view of the s"staina%le %"siness movement. I+reen("il#) www.igreen%"il#.$om This is a goo# overview we%site of the %"siness an# /ro#"$t si#e of the green %"il#ing movement. National Asso$iation of ,ome%"il#ers) -o#el +reen ,ome +"i#elines) www.nah%.org At this site) o" ma #ownloa# the green home rating s stem /referre# an# $"rrentl "se# % most home%"il#ers an# home%"il#er asso$iations. S"staina%le ("il#ings In#"str Co"n$il) www.s%i$o"n$il.org The S(IC is a lea#ing national e#"$ational organiOation fo$"se# heavil on homes an# high8/erforman$e s$hools. Its resi#ential green %"il#ing g"i#e8 lines $ame o"t in a Rfth e#ition in >??@. 2S +reen ("il#ing Co"n$il) www."sg%$.org The 2S+(C we%site is the /remier we%site not onl for the organiOation %"t for news an# ha//enings in the %roa#er Rel# of green %"il#ings. If a tren# has legs) o"7ll Rn# it here. !o" $an #ownloa# $o/ies of all *EED rating s stems an# also sear$h for *EED8registere# an# $ertiRe# /ro;e$ts. 2S De/t. of Energ ) ,igh8Performan$e (l#gs. Data%ase) www.eere.energ .govQ%"il#ingsQ#ata%aseQ This is a great site for #etaile# $ase st"#ies of nearl E?? green %"il#ing /ro;8 e$ts. 2S Environmental Prote$tion Agen$ ) Energ Star /rogram) www.energ star.gov The essential site for learning a%o"t Energ Star ratings for /ro#"$ts) homes an# %"il#ings) with lots of great free tools o" $an "se to assess the energ /er8 forman$e o"r %"il#ing) $om/are# with a #ata%ase of more than K)??? other %"il#ings7 a$t"al energ "se. .orl# Changing) www.worl#$hanging.$om Emerging innovations an# sol"tions for %"il#ing a %righter green f"t"reT an essential site if o" want to &now what7s going to %e a mainstream $on$ern in short or#er.

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En#notes

Prefa$e
E. 2S +reen ("il#ing Co"n$il #ata) Jan"ar >??@.

Cha/ter E
E. &ity 8ayors: 'argest %it ies in the !orld XCite# A/ril K) >??@Y. $it ma ors.$omQstatisti$sQlargest8$ities8>??@.html >. &radle to &radle &4& #ome &ompetition)inner XCite# A/ril K) >??@Y. $ra#leto$ra#lehome.$omQwsth/age>.html K. XCite# A/ril K) >??@Y. /re$a"tion.orgQli%Q//h#ef.htm J. The #annover Prin%iples: 3esign for Sustainability XCite# A/ril K) >??@Y. m$#ono"gh.$omQ/rin$i/les./#f D. *nvironmental and *nergy Study /nstitute. Rene!able *nergy and *nergy *@%ien%y Fa%t Sheets XCite# A/ril K) >??@Y. eesi.orgQ/rogramsQenerg an#$limateQEEREFa$tSheetsIn#e0.html C. XCite# A/ril K) >??@Y. ar$hite$t"re>?K?.org

Cha/ter >
E. Data from 2S+(C) Jan"ar >J) >??@. >. XCite# Fe%r"ar >D) >??@Y. $ag%$.org K. (rownlie) -ar&. Trend )at%hing XCite# A/ril K) >??@Y. A$$or#ing to the "P8G /nternational Survey of &orporate Sustainability Report ing 4224 ) a//ro0imatel JDL of the +lo%al Fort"ne >D? now /ro#"$es some t /e of so$ial) environmental) $or/orate $itiOenshi/ or s"staina%ilit re/ort. O$to%er >??K. green%iO.$omQnewsQ$ol"mnshthir#.$fmNNewsIDg>DCAA J. $onstr"$tion.$om an# Ar%hite%tural Re%ord ) De$em%er >@) >??D. D. /ntrodu%tion to '**3 and Green Building XCite# A/ril K) >??@Y. "sg%$.orgQshowRle.as/0NDo$"mentIDg@J> C. ggh$.org @. $ag%$.org B. Interview in ;rban 'and magaOine) Jan"ar >??@) /. EEB.

Cha/ter J
E. +reen(iO.$om. S!iss Re -Aers *mployee Rebate to Redu%e &arbon Foot, print XCite# Jan"ar A) >??@Y. green%iO.$omQnewsQnewshthir#.$fmN NewsIDgKJJ??
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>. XCite# A/ril K) >??@Y. reso"r$e8sol"tions.org K. XCite# A/ril K) >??@Y. greener$ars.org J. &ities )or9ing Together to Prote%t -ur Air Buality #ealth and *nviron, ment: A &all to A%t ion XCite# A/ril K) >??@Y. seattle.govQma orQ$limate QPDFQ2SC-hC8/agehClimateh-ailinghA**./#f D. &linton Global /nitiative XCite# A/ril K) >??@Y. atten#.$lintonglo%al initiative.orgQhome.nsfQ/th$mthto/i$No/en\$atg$limate C. XCite# A/ril K) >??@Y. green/rint#enver.org @. XCite# A/ril K) >??@Y. #sire"sa.org B. 8a9ing Solar Po!er 8ainstreamXCite# A/ril K) >??@Y. environment$alifornia.orgQenerg Qmillion8solar8roofsQfa$t8sheet A. aashe.org E?. XCite# A/ril K) >??@Y. as"s"staina%ilit .as".e#" EE. *eith Shar/) ,arvar# 2niversit . Personal $omm"ni$ation) Jan"ar E@) >??@.

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E. XCite# A/ril K) >??@Y. ar$hite$t"re>?K?.org >. XCite# A/ril K) >??@Y. ar$hite$t"re>?K?.org K. Sierra Cl"%. Bi%y%le &ommuting XCite# A/ril K) >??@Y. sierra$l"%.orgQ e8RlesQ%i&eh$omm"ting.as/. Also) -utside 8aga=ine o"tsi#e.awa .$omQ o"tsi#eQ#estinationsQ>??C?BQ%est8o"tsi#e8towns8>??C8C.html XCite# KQK?Q?Y. J. Total 8idyear Population for the )orld XCite# De$em%er K?) >??CY. $ens"s.govQi/$QwwwQworl#/o/.html D. Fundamentals of Physi%al Geography XCite# A/ril K) >??@Y. /h si$algeogra/h .netQf"n#amentalsQD#.html C. Flanner ) Tim. The )eather 8a9ers: The #istory and Future /mpa%t of &limate &hange. Te0t P"%lishing) >??D. @. 5Chi$&en Fat Co"l# Soon Fin# 2se in (iof"el.6 Ari=ona 3aily Star. Jan8 "ar B) >??@) /. DE. B. &onta%t ;s: FABs XCite# Jan"ar B) >??@Y. vw.$omQ$onta$t"sQfaFs.htmliD.E A. Coo&) John. Biodiesel -n Sale at )est Seattle Safe!ay XCite# Fe%r"ar >K) >??@Y. seattle/i.nwso"r$e.$omQ%"sinessQK?JJJKh%io#iesel>E.html Nso"r$egrss E?. See note @. EE. .ilson) E#war# O. Biophilia. ,arvar# 2niversit Press) EABJ. E>. h8m8g.$om EK. )indo!s and -@%es: A Study of -@%e )or9er Performan%e and the /ndoor *nvironment XCite# A/ril K) >??@Y. h8m8g.$omQ#ownloa#sQDa lightingQA8Ah.in#owshOS$esh>.C.E?./#f EJ. XCite# A/ril K) >??@Y. h8m8g.$omQ#ownloa#sQDa lightingQA8DhDa lgth Retailh>.K.@./#f ED. Referen$e material from AI+ +lo%al Real Estate for Atlanti$ Station.
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EC. Develo/ment Center for A//ro/riate Te$hnolog XCite# A/ril K) >??@Y. #$at.org E@. Sustainability and the Building &odesXCite# Jan"ar B) >??@Y. networ&earth.orgQnat"ral%"il#ingQ$o#es.html EB. Interfa$e Engineering. *ngineering a Sustainable )orld ) >??D. EA. XCite# A/ril K) >??@Y. gl"ma$.$om >?. 5China Cashes in on +lo%al .arming.6 )all Street ?ournal ) Jan"ar B) >??@) /. AEE. >E. XCite# A/ril K) >??@Y. ma&ower.t /e/a#.$omQ;oelhma&owerQ>??@Q?EQ ish$ar%onhne"tr.html >>. XCite# A/ril K) >??@Y. shaw$ontra$tgro"/.$om >K. Davi# ,"#nall) *o"isiana Pa$iR$ Cor/. Personal $omm"ni$ation) De8 $em%er >??C. >J. 2S +reen ("il#ing Co"n$il. '**3 for 0e! &onstru%tion and 8aCor Renovation $ersion 4.4 Referen%e Guide . Se/tem%er >??C) /. KCB. >D. &ost,*Ae%tiveness of &ommer%ial,Buildings &ommissioningXCite# A/ril K) >??@Y. eet#.l%l.govQEmillsQP2(SQC08Costs8(eneRts.html >C. Deane) -i$hael. &an Turner &onstru%tion 8a9e 52D )aste 3iversion Standard Pra%ti%e in a 8aCor &onstru%tion &ompany ) f"rnishe# % the a"thor) >??D. >@. XCite# A/ril K) >??@Y. f /ower.orgQresQtoolsQ/ro#"$tshres"lts.htmlNi#g E??E>K >B. XCite# A/ril K) >??@Y. $oolroofs.org >A. &ool RoofsXCite# A/ril K) >??@Y. f /ower.orgQresQtoolsQ/ro#"$tshres"lts .htmlNi#gE??E>K K?. Dennis .il#e) +er#ingE#len Develo/ment. Personal $omm"ni$ation) s/ring >??C. KE. ,aw&en) Pa"l) Amor *ovins an# *. ,"nter *ovins. 0atural &apitalism . *ittle) (rown \ Com/an ) EAAA) /. EED. K>. -atthiessen) *isa Fa an# Peter -orris. &osting Green: A &omprehen, sive &ost 3atabase and Budgeting 8ethodology XCite# A/ril K) >??@Y. #avislang#on."sQ/#fQ2SAQ>??JCosting+reen./#f. J"l >??J. KK. -$Dono"gh (ra"ngart Design Chemistr ) **C. &radle to &radle &erti:%ation &riteria XCite# De$em%er KE) >??CY. m%#$.$omQ#o$sQ CertiR$ationCriteria./#f KJ. /nterfa%e 'aun%hes 8ission Zero XCite# De$em%er KE) >??CY. interfa$ein$.$omQ/#fsQInterfa$e*a"n$hes-ission1ero./#f KD. An#erson) Ra . 8id,&ourse &orre%t ion To!ard a Sustainable *nterprise: The /nterfa%e 8odel . PeregrinOilla Press) EAAB. KC. *uropean ;nion -utpa%es ;nited States on &hemi%al Safety XCite# Jan"ar K) >??@Y. h"liF.$omQJD>CQe"ro/ean8"nion8o"t/a$es8"nite# 8states8on8$hemi$al8safet K@. Selen) ,enri& an# Sta$ VanDeveer. 5Raising +lo%al Stan#ar#s)6 *nvi, ronment ) E6E?) De$em%er >??C) //. C_E@. Re/rinte# with the /ermission of the ,elen Dwight Rei# E#"$ational Fo"n#ation. P"%lishe# %
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th Street N.) .ashington) DC >??KC8EB?>. ,el#ref P"%li$ations) EKEA EB www.hel#ref.org Co/ rightj >??C. KB. Building /nvestment 3e%ision Support FB/3SG XCite# Jan"ar D) >??@Y. aia.orgQSiteO%;e$tsQRlesQ(IDSh$olor./#f P. >>. KA. )indo!s and -@%es: A Study of -@%e )or9er Performan%e and the /ndoor *nvironment,&*& P/*R 422H XCite# A/ril K) >??@Y. h8m8g.$om Q/ro;e$tsQ#a lightingQs"mmariesL>?onL>?#a lighting.htm J?. Al Ni$hols) Al Ni$hols Engineering) T"$son. Personal $omm"ni$ation. JE. Peters) Tom. Re,/magineI. D4 A#"lt) >??KT an#3esign. D4 A#"lt. >??D. J>. (ran#) Stewart. #o! Buildings 'earn . Peng"in) EAAD. JK. .a$&ernagel) -.) an# .. Rees. -ur *%ologi%al Footprint: Redu%ing #uman /mpa%t on the *arth . New So$iet P"%lishers) EAAC. JJ. 0ational Footprints XCite# A/ril K) >??@Y. foot/rintnet8 wor&.orgQgfnhs"%./h/N$ontentgnationalhfoot/rints JD. *%ologi%al Footprint: -vervie! XCite# A/ril K) >??@Y. foot/rintnetwor&.orgQgfnhs"%./h/N$ontentgfoot/rinthoverview JC. nat"ralste/.org J@. SERA Ar$hite$ts. A 0atural Step &ase StudyXCite# A/ril K) >??@Y. .inter >??D. sera/#0.$om JB. 4"ts$her) Charles F. Tra%9ing &limate &hange in the ;.S.XCite# A/ril K) >??@Y. ases.orgQ$limate$hangeQ$limateh$hange./#f JA. Ross S/iegel) Flet$her Thom/son Ar$hite$tsQEngineers. Personal $om8 m"ni$ation) Jan"ar >K) >??@. D?. (en#er) Tom. Building!iththe Breath of 'ife. Fire River Press)>???)/. CB. DE. Environmental ,ealth Center. Formaldehyde XCite# A/ril K) >??@Y. ns$.orgQE,CQin#oorQformal#.htm. See also) 2.S. De/artment of *a%or osha.govQS*TCQformal#eh #eQin#e0.html XA/ril EK) >??@Y. hermanmiller.$omQCDAQSSAQPro#"$tQE)EDA>)aE?8$JJ?8/>>D)??.html XCite# A/ril K) >??@Y. D>. +reen ("il#ing Initiative. 0e!s XCite# Jan"ar >J) >??@Y. theg%i.orgQg%iQnewshE>?B?Chs%i$.as/ DK. Green Globes 3esign v. 1: Post,%onst ru%tion Assessment XCite# A/ril K) >??@Y. theg%i.orgQgreenglo%esQ/#fQ+reen+lo%esDST2./#f. P. D. DJ. theg%i.orgQresi#ential. XCite# Jan"ar >J) >??@Y. DD. Green Building Rating SystemsXCite# Jan"ar >J) >??@Y. theg%i.orgQg%iQ+reenh("il#inghRatingh2of-./#f DC. XCite# A/ril K) >??@Y. theg%i.orgQgreenglo%esQ/#fQ+reen+lo%esDST2./#f D@. Green Guide for #ealth &are 0e!sletter . -a >??C. ggh$.org DB. The Business &ase for Green Buildings XCite# Jan"ar >J) >??@Y. health$are#esignmagaOine.$omQCleanDesign.htmNIDgDEJB DA. I%i#. C?. 0A#B7s 8odel Green #ome Building Guidelines XCite# A/ril K) >??@Y. nah%.orgQ/"%li$ationh#etails.as/0N/"%li$ationIDgEAAJ\se$tion IDgEDD

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CE. SGS Solar System 3es%riptionXCite# Jan"ar @) >??@Y. greenwatts.$omQ/agesQSolarStatsQSolarDes$r.html C>. green8e.org CK. $eri:%ation Report Reveals Signi:%ant /n%rease in &erti:ed Rene!able *nergy Sales in 4225 XCite# A/ril K) >??@Y. reso"r$e8sol"tions.org QwhereQ/ressreleasesQ>??CQVeriR$ationhRe/orthRelease.E>.?J.?C.htm CJ. XCite# A/ril K) >??@Y. %8e8f.orgQ+reenTags CD. Ten &riteria for *valuating Green Building 8aterials XCite# Jan"ar C) >??@Y. heartlan#greensheets.orgQE?$riteria.htmli@ CC. See the +reen S/e$ #ire$tor ) #es$ri%e# in the Reso"r$es se$tion) for a listing of more than >)??? green /ro#"$ts) their $hara$teristi$s an# where to get them. C@. A &onversation !ith )illiam 8%3onough XCite# Jan"ar E?) >??@Y. S/ring >??C. #ar#en.virginia.e#"Q%attenQ%attenh%rieRngsQArti$lesQ %atten%rfhs/ringh?Chm$#ono"gh./#f CB. #igh,Performan%e Buildings 3atabase XCite# A/ril K) >??@Y. 2S De/art8 ment of Energ . eere.energ .govQ%"il#ingsQhigh/erforman$eQ CA. XCite# A/ril K) >??@Y. eia.#oe.govQeme"Q$%e$sQ$ontents.html @?. XCite# A/ril K) >??@Y. /owerlight.$omQ/ro#"$tsQs"ntilehfeat"res./h/ @E. &alifornia Builder 8aga=ineXCite# Jan"ar >J) >??@Y. $a%"il#er.$omQinternal.as/N/i#g>@> @>. Grupe *arns &erti:%at ion for 8eeting Buality Green Building Standards at &arsten &rossings in Ro%9lin XCite# A/ril K) >??@Y. gr"/e.$omQ$omm"nitiesQ$arstenQnewshgr"/eh*EEDh$ert./#f @K. (enton) Joe. #ybrid Sales 3rop !ith Gas Pri%es XCite# Jan"ar C) >??@Y. $ons"meraMairs.$omQnews?JQ>??@Q?EQh %ri#shtren#s.html @J. About: #ybrid &arsXCite# Jan"ar C) >??@Y. h %ri#$ars.a%o"t.$omQo#Qh %ri#$arfaFQfQh %ri#ta0amo"nt.htm @D. The Greenest $ehi%les of 422J XCite# Jan"ar C) >??@Y. greener$ars.$omQE>green.html @C. -il Pri%es: A Pause Then ;p Part // XCite# A/ril K) >??@Y. online.%arrons.$omQarti$leQS(EEC?@@AJ@BA>DA>J@C.htmlNmo#g arti$le8o"tset8%o0 @@. /nterfa%e Sho!room A%hieves '**3,&/ Platinum XCite# A/ril K) >??@Y. %entle /rin$estreet.$omQ$"lt"resQen8"sQ%/$QnewsQ/ghlee#8$ih /latin"m.htm @B. Coo&<Fo0 Ar$hite$ts. Personal $omm"ni$ation of /ro;e$t #es$ri/tion. $oo&/l"sfo0.$om @A. So%iety for 0euros%ien%e )ins Gold &erti:%ation A!ard from ;.S. Green Building &oun%il for 0e! -@%e Spa%e XCite# A/ril K) >??@Y. sfn.orgQin#e0.$fmN/agenamegnewshEE>B?C B?. Press Releases XCite# A/ril K) >??@Y. hines.$omQ/ressQreleasesQA8>@8?C.as/0 BE. 0e!s ReleasesXCite# De$em%er KE) >??CY. sharehol#er.$omQlr Qinvest orsQReleaseDetail.$fmNReleaseIDg>EJ>@C\ReleaseT /egVA(ea$h
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B>. vent"re8magaOine.$omQ$ontenthar$hivesQFall?CQin#e0.html XCite# De$em%er KE) >??CY. BK. Sims) Ste/hanie. '**3ing the )ayXCite# De$em%er KE) >??CY. ger#inge#len.$omQ/ro;e$t./h/Ni#gC> BJ. Alley4E *astXCite# De$em%er KE) >??CY. v"l$anrealestate.$omQTem/lateS"$$essStories.as/0N$ontentI#gEEB BD. XCite# De$em%er KE) >??CY. "li.orgQA-QTem/late.$fmNSe$tiong +reenTe$hE\Tem/lategQ-em%ersOnl .$fm\ContentIDgK@CDJ BC. The 0e! -rleans Prin%iplesXCite# A/ril K) >??@Y. /. J. greenhre$onstr"$tion.%"il#inggreen.$omQ#o$"ments.atta$hmentQ K?D?CBQNewOrleanshPrin$i/lesh*owRes./#f B@. -o"Oon) Steve. &ottages to &all #omeXCite# Jan"ar EE) >??@Y. igreen%"il#.$omQ$#h>EED.as/0 BB. AAordable Green #ousing XCite# A/ril K) >??@Y. nr#$.orgQ$itiesQ%"il#ingQfho"sing.as/ BA. hermanmiller.$omQCDAQSSAQPro#"$tQE)EDA>)aE?8$JJ?8/>>D)??.html XCite# A/ril EK) >??@Y. A?. 2S +reen ("il#ing Co"n$il. '**3,*B Rating System) /. K. XCite# Jan"8 ar E?) >??@Y. "sg%$.org AE. '**3 for 0eighborhood 3evelopments Rating System: Pilot ProCe%t Rating System ) //. J_D XCite# Fe%r"ar @) >??@Y. "sg%$.org A>. B**S H.2XCite# Jan"ar EE) >??@Y. %frl.nist.govQoaeQsoftwareQ%ees.html AK. S$ientiR$ A//li$ation International Cor/oration. 'ife &y%le Assessment: Prin%iples and Pra%ti%e XCite# Jan"ar EE) >??@Y. e/a.govQORDQNR-R*Ql$a$$essQ/#fsQC??r?C?C?./#f AJ. An# Fri$htl) Interfa$e Engineering) In$.) Portlan#) Oregon. Personal $omm"ni$ation. AD. *&A0' &onferen%eXCite# Fe%r"ar >D) >??@Y. "r%anwil#lan#s.orgQ$onferen$e.html AC. #o! *nergy /s ;sed in &ommer%ial Buildings XCite# A/ril K) >??@Y. >??J. eia.#oe.gov A@. The 'iving Building &hallengeXCite# A/ril K) >??@Y. $as$a#iag%$.orgQreso"r$esQliving8%"il#ingsQliving8%"il#ing8$hallenge AB. ,ea#) Peter. Presentation at the >??@ +reen Cities $onferen$e) S #ne ) A"stralia. This #evelo/ment has %een feat"re# in a n"m%er of news ar8 ti$les in >??C an# >??@. AA. 0) Regional Green Buildings Produ%ts 8atri. XCite# A/ril K) >??@Y. s$onne$t.orgQgreen%"il#ingQnwwashingtongreen%"il#ingmaterials matri0 E??. 5New Toilets Are +oing +reen to ,alt +allon +"OOling.6 )ashington Post. Jan"ar >E) >??@. E?E. *nvironmental Building 0e!s XCite# A/ril K) >??@Y. Fe%r"ar >??C. %"il#inggreen.$omQarti$lesQIss"eTOC.$fmNVol"megEC\Iss"eg> E?>. Te%hnology Basi%s XCite# A/ril K) >??@Y. eere.energ .govQ#eQmi$rot"r%inesQte$hh%asi$s.html
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E?K. Dreiseitl) ,er%ert an# Dieter +ra") e#s. 0e! )aters%apes: Planning 3e, signing and Building !ith )ater . (ir&ha"eser) >??D) //. J>_JD. E?J. Thomas &rapper XCite# A/ril K) >??@Y. the/l"m%er.$omQ$ra//er.html E?D. Interfa$e Engineering. *ngineering a Sustainable )orld ) /. >@. E?C. '**3,*B ProCe%t &ase Study: ?ohnson3iversey #eadKuarters XCite# A/ril K) >??@Y. "sg%$.orgQDo$sQ*EED#o$sQJohnsonDiverse L>? NarrativeL>?CaseL>?St"# L>?VD./#f E?@. ProCe%t Pro:le XCite# A/ril K) >??@Y. "sg%$.orgQShowFile.as/0NDo$"mentIDg>?DB E?B. Press Releases XCite# A/ril K) >??@Y. "sg%$.orgQNewsQPressReleaseDetails.as/0NIDg>@BK E?A. -=one #oleXCite# A/ril K) >??@Y. antar$ti$a.a$."&Q4e hTo/i$sQThehOOoneh,ole EE?. Trane Cor/oration. Personal $omm"ni$ation) Fe%r"ar >??@. EEE. Paints FGS,11GXCite# A/ril K) >??@Y. greenseal.orgQ$ertiR$ationQ stan#ar#sQ/aints.$fm. For +reen Planet Paints) see green/lanet/aints .$om XCite# A/ril EK) >??@Y. EE>. See the $lassi$ wor& on this s"%;e$t= 4"hn) Thomas. The Stru%ture of S%ienti:% Revolutions. 2niversit of Chi$ago Press) EAAC. EEK. So%el) Dava. The Planets. Peng"in) >??C) /. KB. EEJ. -ea#ows) Donella. 'everage Points: Pla%es to /ntervene in a System s"stainer.orgQ/"%sQ*everagehPoints./#f EED. -aOria) E#war#. The Passive Solar *nergy Boo9: A &omplete Guide to Passive Solar #ome Greenhouse and Building 3esign . Ro#ale Press) EA@A. EEC. (rown) +.1.) an# -ar& De4a . Sun )ind < 'ight: Ar%hite%tural 3esign Strategies) >n# e#. .ile ) >???. EE@. 0on,point Sour%e Pollution: The 0ation7s 'argest )ater Buality Problem e/a.govQn/sQfa$tsQ/ointE.htm. See also) e/a.govQe/aoswerQhaOwaste Q"se#oilQin#e0.htm XCite# A/ril K) >??@Y. EEB. &* 0e!s. Jan"ar >??@) /. EE. $enews.$om EEA. Permeable PavingXCite# A/ril K) >??@Y. tool%ase.orgQTe$hnolog 8Inventor QSitewor&Q/ermea%le8/avement E>?. Other state in$entives for renewa%le energ an# energ eS$ien$ $an %e viewe# at= #sire"sa.org E>E. !"#elson) Jerr . 8a9ing Photovoltai%s Pay Their )ay XCite# Jan"ar EJ) >??@Y. %#$networ&.$omQarti$leQCACKA?A@>.htmlNte0tg/hotovoltai$s E>>. Gen=yme &enter XCite# A/ril K) >??@Y. lee#$asest"#8 ies."sg%$.orgQoverview.$fmNPro;e$tIDg>@J E>K. T"rner) Cath . '**3 Building Performan%e in the &as%adia Region: A Post -%%upan%y *valuation Report XCite# A/ril K) >??@Y. "sg%$.orgQ$ha/tersQ$as$a#iaQ#o$sQ/#fQPOEhREPORTh>??C./#f E>J. -%%upant Satisfa%tion !ith /*B in Green and '**3,&ert i:ed Buildings $%e.%er&ele .e#"Qresear$hQ%riefs8*EED.htm E>D. Re#rawn from Carnegie -ellon 2niversit ) Energ ("il#ing Informa8
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4aiser Permanente) @B 4atrina),"rri$ane)J) AA) E>K 4ats)+reg)ECE 4ettle Foo#s)EKCRg. 4itt Pea& National O%serva8 tor )EEE 4mart) C> &nowle#ge)E?E_E?> 4 oto treat )CA) ED>

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lan#Rlls)@)AD)E>B lan#s$a/ing)EC)E>B. see also 0eris$a/ing *ea#ershi/ in Energ an# Environmental Design

G*EEDH. see *EED G*ea#ershi/ in Energ an# Environmental De8 signH *eaf light)E?K Rg. *EDs Glight8emitting #io#esH) E?K_E?J. see also lighting *EED G*ea#ershi/ in En8 erg an# Environmental DesignH)E?J_E?B a$$re#ite# /rofessionals) E@> $ertiR$ation)JK_JJ $omfort as #eRne# % ) JB $ommer$ial interiors G*EED8CIH)E?C $ore an# shell G*EED8CSH) E?D_E?C e0isting %"il#ingsG*EED8 E(H)E?C_E?@ homes G*EED8,H) E?@_E?B neigh%orhoo# #evelo/8 ment G*EED8NDH) E?@ new $onstr"$tion G*EED8 NCH)E?D Platin"m%"il#ings)E>) EKB_EJ? Silver%"il#ings) E>)@A ta0 %eneRts of)JJ *ennar Cor/oration)B@) BB *ewis an# Clar& State OS$e) E@A Rg. *i%ert Pro/ert Tr"st) AB life8$ $le assessment G*CAH) E?B_E?A life8$ $le $ost G*CCH)E?A_EEE light8emitting #io#es G*EDsH)E?K_E?J lighting #a lighting) DA_C? #esign)EE>_EEK *eaf light)E?K Rg. *EDs Glight8emitting #io#esH) E?K_E?J light8emitting #io#es G*EDsH)E?K_E?J /ro#"$tivit gains) EEK Rg. light /oll"tion re#"$tion) E?A_EEE light rail) K?_KE)K> *illis ("siness S$hool)DARg.

linole"mUooring)E@)A@)EJA *iving ("il#ing Challenge) EEJ living %"il#ings) EEK_EED lo$all so"r$e# materials) EED_EEC *o$&woo#)Charles)E@E logging) "n#erwater salvage) JC *ovelo$&) James)>> *ovins)Amor ) CA)E?E *ovins),"nter*.)E?E low8emission vehi$les) ED low8U"sh toilets) EEC_EE@ * me Pro/erties) EKA

0
-a$&e -it$hell Asso$iates) EJ? Rg. maintenan$e /ra$ti$es) E>@_ E>B -artha Stewart In$.) C> materials. see also s/e$iR$ materials lo$all so"r$e#) EED_EEC ra/i#l renewa%le)EJB_ ED? re$ $le#8$ontent) ED?_EDE salvage)EDB_EDA -atthiessen)*isa)@B -aOria) E#war#)@)E?)>A -$Dono"gh).illiam) CD -$Dono"gh (ra"ngart De8 sign Chemistr )@J Rg. -$,arg) Ian)E>> -$*ennan)Jason) ECJ meas"rement an# veriR$a8 tion s stems)EEA_E>? -enOinger)Ivo)EA mi$rot"r%ines) EEB_EEA) EEB Rg. -i##le%roo&)Jason)EDB Rg. -iller) ,erman) E?K_E?J) E?K Rg. -ith"n ar$hite$ts) CB Rg.) ECJ Rg. mi0e#8mo#e $on#itioning s stem)EJ> Rg. -ontana State) E@J -ontreal Proto$ol) E>B_E>A -oore R"%le !"#ellAr$hi8 te$ts) >K Rg.

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NA,( +reen C"stom ,ome of the !ear)BB Nathan +oo# Ar$hite$ts)BB Rg. National Asso$iation of ,ome%"il#ers)JJ) @B National (io#iesel(oar#) KD National Instit"te of Stan8 #ar#san# Te$hnolog GNISTH)E?B Native Ameri$an an# Native Cana#ian wa s of living) E>E_E>> native lan#s$a/ing)EC Nat"ral Reso"r$es Defense Co"n$il) E>) AA)E?@ Nat"ral Ste/) C@) BA Nat"ral S stems Interna8 tional)EBD Rg. nat"ral ventilation s stem) EJ> Rg. nat"re) #esign with) E>>_E>K net /resent val"e)EE?) E>@) EK@)EDD)ECE New Al$hem Instit"te)E>C new "r%anism) E>K_E>D New 2r%anist #evelo/ment) @ARg. New 2r%anist town $enter) E>J Rg. Ne0t Phase St"#ios)EKB Rg. non8/oint so"r$e)EKJ

P
/aints)EK?_EKE /ara#igmshift) EKE_EK> Par&wa Pro/erties) AB /assive solar#esign) EK>_EKK /avement) /ermea%le) EKK_ EKD /a %a$& /erio#)EE? Penns lvania State 2niver8 sit ) C Rg. Per#"e Farms) KJ /ermea%le /avement) EKK_ EKD Peters) Tom) CE /henol8formal#eh #e)@J /hotovoltai$s)EKD_EK@ Pivo)+ar )AB Plater81 %er&)EliOa%eth) E>K Platin"m%"il#ings)EKB_EJ? /oll"tion)air)K>) E?B)EEA) EB? /oll"tion)o$ean an# river) @ /oro"s as/halt)EKJ Portlan# State 2niversit ) E@B Rg. Port of Portlan#)EKJ 5/ost mo#ern6engineering) @E Rg. /ost8o$$"/an$ eval"ation) EJ?_EJ> /ower)green)B?_BE /ower)win#) EBC_EB@ Power*ight S"nTile3) B@ /re$a"tionar /rin$i/le)D PrentissPro/erties) AB /reservation) histori$)BC_B@ /ro#"$tivit )EJ>_EJK)EJ> Rg. /"%li$ transit) K?_KE P"gh < S$ar/a Ar$hite$ts) AA Rg.

re$ $le#8$ontent materials) ED?_EDE re$ $ling) $onstr"$tion waste)D> Rees) .illiam)CC renewa%le energ ) EDE_ED> energ in$entives)A> Rg. materials) EJB_ED? renovation)%"il#ing) ED>_ EDK reso"r$es)EAD_>?? restoration of sites) EDJ_EDD ret"rn on investment) EDD_ EDC right8siOing s stems) EDC_ED@ River Ro"ge Plant)BK Rg.)BJ roofs) $ool) DK_DJ)DK Rg. roofs) green)B>_BK)BK Rg. R"#olf) ,einO)EC?

4
salvage logging)JC salvage materials)EDB_EDA Santa -oni$a Cit *i%rar ) >K Rg. s$hools)green) EDA_ECE)ECE Rg. SERA Ar$hite$ts) EDK Rg. sewage treatment)E>C_E>@) EBD Rg. Shar/)*eith)>J Shaw Contra$t +ro"/)J> Rg.)JK Sheeh ) Craig) E>B Silver%"il#ings) E>)@A sites) restoration of)EDJ_EDD sites) s"staina%le) ECC_EC@ SmithRel# Foo#s)A@ Rg. so$ial ;"sti$e) AA_E?? So$iet for Ne"ros$ien$e) A@ Rg. solar ele$tri$ s stems) EKD_EKC energ arra s)EKC Rg. /assive #esign) EK>_EKK reUe$tan$e in#e0 GSRIH) DJ thermals stems) EC>_ECK SR+ Ar$hite$ts)DA Rg. St.+eorge Cam/"s)ECA steel)EED_EEC) ED? Steel$ase)@J Rg.

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t h Street oS$e tower) E@E8E@ K@ O7Neill)Ti/) E>> onsite sewage treatment) E>C_E>@ o/era%le win#ows) D?_DE o/erations an# mainte8 nan$e /ra$ti$es)E>@_E>B Oregon)2niversit of)DA Rg. Oregon ,ealth \ S$ien$e 2niversit ) E>) AB)EKA Rg. o"t#oors)views of the) E@B_ E@A Overlan# Partners)C Rg. oOone8la er /rote$tion) E>B_ E>A

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ra#iant heating an# $ooling) EJC_EJ@ rainwater re$lamationQ re"se)EJ@_EJB) EJ@ Rg. ra/i#l renewa%le materials) EJB_ED? REAC,) D@ Real Estate Investment Tr"stsGREITsH)AB

IN D E I

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Stenslan#)Jan) @B Ste/hen E.E/ler ,all) EJE) ECJ stormwater management) ECK_ECJ str"$t"ral ins"late# /anels GSIPsH)ECB s"staina%ilit engineering) @?_@E s"staina%le #esign) ECJ_ECD s"staina%le engineering)@E Rg. S"staina%le Forestr Initia8 tive GSFIH) JJ)@C s"staina%le sites)ECC_EC@ Swinerton ("il#ers)KE Rg. Swiss Re) EA_>? s stem)$ontrolla%ilit of) D?_DE

T"rner)Cath )EJE T"rner Constr"$tion)D> TVSAr$hite$ts) AC Rg. >??? Tower Oa&s (o"le8 var#) E@C T son Foo#s) KJ

VOCs Gvolatile organi$ $om/o"n#sH)EB?_EBE volatile organi$ $om/o"n#s GVOCsH)EB?_EBE V"l$an RealEstate)AB

2 <
"n%ri#le# enth"siasm) E@K_ E@J "n#erUoor air#istri%"tion) KA) CK) EJK)ECA "n#erwater salvage logging) JC 2niversit of California) (er&ele ) EJE 2niversit of California) Riversi#e) EDB Rg. 2niversit of Oregon) DA Rg. 2niversit of Toronto)ECA "r%an heat8islan# eMe$t) E@J_E@D 2r%anism) New)E>K_E>D "rea8formal#eh #e)@K_@J "rinals)water8free) EBK_EBJ) EBK Rg. 2SAA Realt ) AB 2S De/artment of Energ ) A 2S Environmental Prote$8 tion Agen$ )@)E?A) EEC 2S +reen ("il#ing Co"n$il) E@>_E@K 2S -a ors7Climate Prote$8 tion Agreement)>K wa%i8sa%i)EA? .a$&ernagel) -athis) CC .ashington Cit ,all)JD Rg. waste re$ $ling)$onstr"$8 tion) D> water$onservation) EB>_EBK water8free "rinals) EBK_EBJ) EBK Rg. .aterless Com/an ) EBK Rg. waterstormwater manage8 ment) ECK_ECJ wetlan#s)$onstr"$te#) EBJ_ EBD)EBD Rg. wil#life ha%itat)EDJ_EDD) EDJ Rg.)EBD .illiam -$Dono"gh < Partners) BK Rg. .illiams) 4ath)E@J .ilson) E#war# O.) KD win#ows) $lerestor ) EKK win#ows) o/era%le) D?_DE win# /ower)B? Rg.) EBC_EB@ win# t"r%ines) EB@ woo# /ro#"$ts)$ertiRe#) JJ_JC wor&/la$e)health ) BJ .orl# ("siness Co"n$ilfor S"staina%le Develo/8 ment) EA> .T. Ar$hite$ts)C Rg.

#
Ta$oma G.AH /oli$e fa$ilit ) EJ@ Rg. Tanner S/rings Par&) EDJ Rg. Taos P"e%lo)E>E Rg. Tate A$$ess Floors) CK Rg. ta0 $re#its)in$ome) >J TCF Ar$hite$t"re)EJ@ Rg. te$hnolog )green) ECB_ECA Telenor) D? thermalenerg storage)ECA_ E@?)ECA Rg. The Thin&$hair)@J Rg. ThomasPro/erties +ro"/) E>B To##)John an# Nan$ )E>C toilets)#"al8U"sh)>E)B>)BA) A@)EE@) EB> toilets)low8U"sh) EEC_EE@ transit) a$$essto) K?_KE transit8oriente# #evelo/8 ment) KE)E>J trans/ortation)alternative) A?_AE Tres Rios .etlan#s) EBD tri/le %ottom line)E@?_E@E Triton *ogging)JC t"r%ines) win#)EB@

5
van (elleghem) Joe)E@K Vast" Shastra) E@C_E@@ vehi$les) h %ri#) A?_AE vehi$les) low8emission) ED ventilation)E@@_E@B. see also ,VAC s stems #is/la$ement)CK_CJ nat"ral)E@B Rg. nat"ral s stem) EJ> Rg. veriR$ation s stems) EEA_E>? viewsof the o"t#oors) E@B_ E@A

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A%o"t the A"thor

has %een involve# in $ommer$ialiOing renewa%le en8 erg s stems) environmental reme#iation /ro#"$ts an# servi$es) an# green %"il#ing #esign an# $ons"lting servi$es for >D ears. A registere# /rofessional engineer) he hol#s #egrees in $ivil an# environmental engi8 neering from Calte$h an# ,arvar#) an# an -(A with highest honors from the 2niversit of Oregon. C"rrentl ) as /rin$i/al for !"#elson Asso$iates) a green %"il#ing $on8 s"ltan$ %ase# in T"$son) AriOona) he wor&s to 5%"il# the %"siness of green %"il#ing.6 ,is $lients in$l"#e ar$hite$ts) #evelo/ers) /ro#"$t man"8 fa$t"rers an# /rivate eF"it . ,e has traine# more than K)??? in#"str /rofessionals in the *EED s stem. Sin$e >??J he has $haire# the 2S+(C7s ann"al $onferen$e) +reen8 %"il#) the largest green %"il#ing $onferen$e in the worl#. In >??C he was name# a National Peer Professional % the 2S +eneral Servi$es A#minis8 tration. ,e lives with his wife an# #og at the e#ge of the Sonoran Desert in T"$son) AriOona.

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"CCB4 #C "< ?D A 1'2 4CC '#Y

O"r %oo&s /rovi#e /ositive sol"tions for /eo/le who want to ma&e a #if feren$e. .e s/e$ialiOe in= 1atural "uilding I Appropriate #echnology 'cological Design and Planning J 4ustainable ?iving Conscientious Co,,erce J 'nviron,ent and Justice 'ducational and Parenting %esources J 1onviolence Progressive ?eadership J %esistance and Co,,unity

If o" have en;o e# Green Building A to Z o" might also en;o other

New So$iet P"%lishers

'15 %C10 '1#A? "'1'6 #4 4#A# '0'1#
New So$iet P"%lishers has $hosen to /ro#"$e this %oo& on re$ $le# /a/er ma#e with (00K post consu,er -aste ) /ro$esse# $hlorine free) an# ol# growth free. For ever D)??? %oo&s /rinte#) New So$iet saves the following reso"r$es= >J Trees >)EBB Po"n#s of Soli# .aste >)J?B +allons of .ater K)EJ? 4ilowatt ,o"rs of Ele$tri$it K)A@B Po"n#s of +reenho"se +ases E@ Po"n#s of ,APs) VOCs) an# AOI Com%ine# C C"%i$ !ar#s of *an#fill S/a$e
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Environmental %enefits are $al$"late# %ase# on resear$h #one % the Environmental Defense F"n# an# other mem%ers of the Pa/er Tas& For$e who st"# the environmental im/a$ts of the /a/er in#"str .

For a full list of 0SP7s titles please %all (3L003+M73M772

or %he%9 out our !ebsite at:

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