In today’s competitive world, the practice of sustainable architecture and construction revolves mainly around innovation and creativity. One of the primary attributes of green building is that materials and techniques are employed that do not have a negative impact on the environment. Also, the building’s inhabitants do not choose materials just because they are more familiar with their use. For example, there are numerous recycled products that can be used in the construction of sustainable structures, such as ceramic floor tiles, which can be made from recycled glass. Also, flooring made from cork oak bark is friendly to the environment since cork harvesting does not harm the trees it is taken from. Bamboo flooring is another suitable alternative to wood that is less expensive and is actually harder than hardwood flooring and more durable.
It is important to address the many traditional building design concerns of economy, utility, durability, and aesthetics. Green design strategies underline additional concerns regarding occupant health, the environment, and resource depletion. To address all these concerns, there are 11 green design strategies and measures that can be employed:
Encourage the use of renewable energy and materials that are sustainably harvested.
Ensure maximum overall energy efficiency.
Ensure that water use is efficient, and minimize wastewater and runoff.
Conserve nonrenewable energy and scarce materials.
Optimize site selection to conserve green space and minimize transportation impacts.
Minimize human exposure to hazardous materials.
Minimize the ecological impact of energy and materials used.
Encourage use of mass transit, occupant bicycle use, and other alternatives to fossil-fueled vehicles.
Conserve and restore local air, water, soils, flora, and fauna.
Minimize adverse impacts of materials by employing green products.
Orient buildings to take maximum advantage of sunlight and microclimate.
Taking a holistic approach to implementing these strategies puts us in a better position to preserve our environment for future generations by conserving natural resources and protecting air and water quality. It also provides critical benefits by increasing comfort and well-being and helping to maintain healthy air quality. Green building strategies are good for the economy because they reduce maintenance and replacement requirements, lower utility bills, decrease the cost of homeownership, and increase property and resale values. In practical terms, green building is a whole-systems approach to building design and construction that employs features such as
Using energy-efficient appliances and water-saving devices, fixtures, and technologies
Building quality, durable structures with good insulation and ventilation
Taking advantage of the sun and the site to increase a building’s capacity for natural heating, cooling, and daylighting
Recycling and minimizing construction and demolition waste
Using healthy products and building practices
Incorporating durable, recycled, salvaged, and sustainably harvested materials
Landscaping with native, drought-resistant plants and water-efficient practices
Designing for livable neighborhoods
1. Integrated Design
It has become almost imperative, to achieve success in green building, to have an integrated design team—designers; a building information modeling (BIM) manager; structural, mechanical, electrical, civil, lighting, plumbing, and landscape engineers; and possibly others, in addition to the contractor—working with the project owner or developer to find the most effective way to meet the owner’s goals and objectives. This is aided by adapting the various systems to each other as an integrated whole and recognizing the interconnectivity of the systems and components that cumulatively make up a building and the disciplines involved in its design. Unlike the traditional approach, integrated design correctly assumes that each system affects the functioning of the other systems, which is why these systems must be harmonized if they are to perform together at maximum efficiency. Optimizing the building’s performance, and thus reducing the adverse impact on the environment, and minimizing its total cost must be the ultimate objective of sustainability.
It should be apparent from the preceding that the first and most important steps toward sustainability in real estate development is to focus on areas relating to energy efficiency, water efficiency, waste efficiency, and design efficiency, on a per-building and a whole-development basis. The following factors are the main components in achieving green building and are rewarded by the majority of green rating systems, including LEED, Building Research Establishment’s Environmental Assessment Method (BREEAM®), and Green Globes.
2. Site Selection
This is one of the cardinal features of successful green building. It basically emphasizes the reuse and restoration of existing buildings and sites. Site selection is also concerned with rehabilitating contaminated or brownfield sites (determined by a local, state, or federal agency), as well as preserving natural and agricultural resources. Other features of site selection include promotion of biodiversity and maximizing open space by reducing the development footprint, as well as reducing light trespass to minimize light pollution associated with interior light (e.g., existing building and exterior light luminance should not exceed site boundaries). Also included are stormwater management through supporting natural hydrology and reducing water pollution by increasing pervious area and onsite infiltration; reduction of construction waste; reducing the heat island effect; and encouraging use of public or low-environmental-impact transportation options.
The IgCC, however, significantly eliminates development on green fields (undeveloped land), although there are exceptions based primarily on existing infrastructure. It includes clear guidelines for site disturbance, irrigation, erosion control, transportation, heat island mitigation, graywater systems, habitat protection, and site restoration.
3. Energy Efficiency
In many ways this is the most important issue surrounding green building, and it is also the one element of a project that can most significantly impact reductions in operating costs. Energy efficiency measures may be eligible for federal and state tax credits and other financial incentives as required by the current ASHRAE/IESNA 90.1 Standard. The components of this standard are as follows:
Building envelope
Heating, ventilation, and air conditioning
Water heating, including swimming pools
Power, including building power-distributed generation systems
Lighting
Other electrical equipment
IgCC requirements stipulate that total efficiency must be “51% of the energy allowable in the 2000 International Energy Conservation Code” (IECC), and building envelope performance must exceed that by 10%. IgCC also sets minimum standards for lighting and mechanical systems, and mandates certain levels of submetering and demand-response automation. California approved new green codes (“CalGreen”) that took effect in January 2011. David Walls, executive director of the State Building Commission, says that “[t]he new code’s mandatory measures will help reduce greenhouse-gas emissions by 3 million metric tons by 2020.” As far as California Title 24 standards are concerned, the majority of buildings generally strive to meet this standard. The following strategies contribute to achieving both the IgCC and CalGreen goals.
Use energy-efficient heat/cooling systems in conjunction with a thermally efficient building shell. Other prudent energy-saving opportunities may exist with heat recovery options and thermal energy storage. High R-value wall and ceiling insulation to be installed; minimal glass to be employed on east and west exposures and light colors for roofing and wall finishes.
Encourage the incorporation of renewable energy sources such as solar, wind, or other alternative energy into the HVAC system to reduce operational costs and minimize the use of fossil fuels.
Minimize as much as possible electric loads created by lighting, appliances, and other systems.
Employ passive design strategies, including building shape and orientation, passive solar design, and the use of natural lighting, to dramatically impact building energy performance.
Employ modern energy management controls, as improperly programmed controls and outdated technology can mislead a building owner that a building is performing more efficiently than it actually is. Replacing, upgrading, or reprogramming the temperature controls and energy management system will ensure equipment operates at optimum efficiency.
Develop strategies to provide natural lighting and views where this will improve well-being and productivity. A green building is typically designed to take advantage of the sun’s seasonal position to heat its interior in winter and frequently incorporates design features such as light shelves, overhanging eaves, or landscaping to mitigate the sun’s heat in summer. Room orientation should generally be designed to improve natural ventilation.
Install high-efficiency lighting systems with advanced lighting control systems and incorporating motion sensors linked to dimmable lighting controls. Inclusion of task lighting can reduce general overhead light levels.
Use BIM computer modeling when possible to optimize design of electrical and mechanical systems and the building shell.
Employ retro-commissioning. Most existing buildings have never been commissioned during construction, and as they age they require regular maintenance. In this respect, retro-commissioning can be extremely useful by resolving problems that occur during the Design or Construction Phases, or by addressing problems that have developed throughout the building’s life and thus make a substantial difference in energy usage and savings.
4. Water Efficiency and Conservation
This establishes maximum consumption of fixtures and appliances and sets specifications for rainwater storage and graywater systems. Of note, the United States annually draws out an estimated 3700 billion gallons more water from its natural water resources than it returns. Many municipalities have legislation in place requiring stormwater and wastewater efficiency measures, while the Energy Policy Act (EPAct) of 1992 already requires water conservation for plumbing fixtures. Implementing water efficiency measures conserves our depleting water resources and preserves water for agricultural uses, in addition to reducing pressure on water-related ecosystems. There are numerous efficiency measures that can be implemented to advance water efficiency and conservation, including
Employ ultra-low-flush toilets, low-flow showerheads, and other water-conserving fixtures to minimize wastewater.
Incorporate dual plumbing systems that use recycled water for toilet flushing or a graywater system that recovers rainwater or other nonpotable water for site irrigation.
Install recirculating systems to be used for centralized hot water distribution, and point-of-use water-heating systems for more distant locations.
Use a water budget approach that schedules irrigation systems.
Incorporate self-closing nozzles on hoses and state-of-the-art irrigation controllers.
Employ micro-irrigation techniques to supply water in nonturf areas; buildings should be metered separately from landscape.
5. Materials and Resources
Choosing the most appropriate building material is very important because it can have an enormous impact on the natural environment, partly caused by the many processes involved such as extraction, production, and transportation, all of which can negatively impact our ecosystem. But it is also important because some materials may release toxic chemicals that are harmful to building occupants. Green building generally avoids using potentially toxic materials such as treated woods, plastics, and petroleum-based adhesives that can degrade air and water quality and cause health problems. Additionally, building demolition may cause materials to release hazardous or nonbiodegradable material pollutants into the natural environment or into drinking water reserves. Sustainable building materials also reduce landfill waste; IgCC code mandates a minimum of 50% of construction waste to be diverted from landfills and at least 55% of building materials to be salvaged, recycled content, recyclable, bio-based, or indigenous. The code also mandates that buildings must be designed for a minimum of 60 years of life, and must show a service plan that justifies that. The following aspects should be considered when choosing building materials for a project:
Choose sustainable construction materials and products whenever possible. Their sustainability can be measured by several characteristics such as recycled content, reusability, minimum off-gassing of harmful chemicals, zero or low toxicity, durability, sustainably harvested materials, high recyclability, and local production. Use of such products promotes resource conservation and efficiency, minimizes the adverse impact on the environment, and helps to harmonize the building with its surroundings.
Employ dimensional planning and other material efficiency strategies to reduce the amount of building materials needed and cut construction costs. For example, the design of rooms to 4-foot multiples minimizes waste by conforming to standard-sized wallboard and plywood sheets.
If possible, reuse and recycle construction and demolition materials. Using recycled-content products cuts costs and assists in the development of markets for recycled materials that are being diverted from landfills. One example is the use of inert demolition materials as a base course for a parking lot.
Allocate adequate space to facilitate recycling collection and to incorporate a solid waste management program that reduces waste generation.
Require waste management plans for managing materials through deconstruction, demolition, and construction.
Employing recycled/reused materials helps to ensure the sustainability of resources. If building projects use only virgin raw materials, these materials will gradually be exhausted. As the availability of raw materials lessens, prices will rise and before long the materials will no longer be obtainable. This trend has already started to impact certain raw materials that are either no longer available or have become very scarce, and can only be obtained as recycled from existing projects. Recycling and reusing materials helps ensure that these materials will be readily available for years to come.
6. Indoor Environmental Quality and Safety
The adoption of green construction principles can contribute dramatically to a superior interior environment, which in turn can significantly reduce the rate of respiratory disease, allergy, asthma, and sick building syndrome (SBS) symptoms, and enhance tenant comfort and worker performance. Materials such as carpet, cabinetry adhesives, and paint and other wall coverings with zero or low levels of volatile organic compounds (VOCs) release less gas and improve a building’s indoor air quality. On the other hand, building materials and cleaning and maintenance products that emit toxic gases, VOCs, and formaldehyde should be avoided as they can have a very negative impact on occupants’ health and productivity. Daylighting can also improve indoor environmental quality (IEQ) by boosting the occupant’s mood with natural light. Adequate ventilation and a high-efficiency, in-duct filtration system should be provided. Heating and cooling systems that ensure proper ventilation and filtration can have a dramatic and positive impact on indoor air quality. The potential financial benefits of improving indoor environments can be very significant.
To prevent indoor microbial contamination, materials should be chosen that are resistant to microbial growth. Provide effective roof drainage and drainage for the surrounding landscape, as well as proper drainage of air-conditioning coils. Other building systems should be designed to control humidity.
7. Waste Management Issues
These issues are connected to several areas of green building, from waste reduction measures during construction to waste recycling. In the United States it is estimated that 31.5 million tons of construction waste are produced annually. Furthermore, nearly 40% of solid waste in the United States is produced by construction and demolition.
8. Commissioning Operation and Maintenance
Green building measures cannot achieve their objectives unless they function as intended according to the specifications and Contract Documents. The incorporation of operating and maintenance factors into the design of a building can contribute to the creation of healthy working environments, higher productivity, and reduced energy and resource costs. Whenever possible, therefore, designers should specify materials and systems that simplify and reduce maintenance and life-cycle costs, use less water and energy, and are cost-effective.
Building commissioning and enhanced commissioning are necessary imperatives that include testing and adjusting mechanical, electrical, and plumbing systems to ensure that all equipment meets the design intent. Commissioning also includes instructing and educating building owners and staff on the operation and maintenance of equipment. As buildings age, their performance generally declines; continued proper performance can only be assured through regular maintenance or through retro-commissioning.
9. Livable Communities and Neighborhoods
We need to define those structures and strategies that will advance the design of more livable eco-friendly communities and neighborhoods. There are several issues that pertain to community and neighborhood development and that should be addressed, such as the application of ecologically appropriate site development practices, the incorporation of high-performance buildings, and the incorporation of renewable energy.
In addition, the development of new communities and neighborhoods, and the housing in such developments, may involve looking into issues not normally considered in single-structure projects. Such issues may include evaluating the community’s location, the proposed structure and density of the community, and the effects of the community on transportation requirements. Other issues that should be considered include setting standards for the community’s infrastructure and standards to be applied to specific development projects within the community, as all these factors influence the environmental impacts of the development and the ongoing livability of the community as an integrated whole.
The introduction of the IgCC has clearly impacted the construction industry, which has for some years been part of the mainstream in the United States. Likewise, the escalating costs of energy and building materials, coupled with warnings from the EPA about the toxicity of today’s treated and synthetic materials, are prompting architects and engineers to revise their approach to building techniques that employ native resources as construction materials and use nature (daylight, solar, and ventilation) for heating and cooling. Green developments are generally more efficient, last longer, and cost less to operate and maintain than conventional buildings. Moreover, they generally provide greater occupant comfort and higher productivity than conventional developments, which is why most sophisticated buyers and lessors prefer them and are usually willing to pay a premium for green developments.
The Department of Energy (DOE) estimates that buildings in the United States consume annually more than one-third of the nation’s energy and contribute approximately 36% of the carbon dioxide (CO2) emissions released into the atmosphere. This is partly due to the fact that the vast majority of buildings today continue to use mechanical equipment powered by electricity or fossil fuels for heating, cooling, lighting, and maintaining indoor air quality. This means that the fossil fuels used to condition buildings and generate electricity are having an enormous negative impact on the environment; they emit a plethora of hazardous pollutants such as VOCs that cost building occupants and insurance companies millions of dollars annually in healthcare costs. In addition, we have the problem of fossil fuel mining and extraction, which add to the adverse environmental impacts while fomenting price instability, which is causing concern among both investors and building owners. The new IgCC will foster and mandate the creation of buildings that use less energy and both reduce and stabilize costs, as well as have a positive impact the environment.
The DOE early on had the foresight to appreciate the urgent need for buildings that were more energy efficient; in 1998 it took the initiative and decided to collaborate with the commercial construction industry to develop a 20-year plan for research and development on energy-efficient commercial buildings. The primary mission of the DOE’s High-Performance Buildings Program is to help create more efficient buildings that save energy and provide a quality, comfortable environment for workers and tenants. The program is targeted mainly to the building community, particularly building owners/developers, architects, and engineers. Today we have the knowledge and technologies required to reduce energy use in our homes and workplaces without having to compromise comfort or aesthetics. The building industry has until recently remained aloof or uninformed and has resisted taking full advantage of these important advances. It is expected that with the new green codes coming into play, future building projects will be designed and operated taking into account the many environmental impacts, to produce healthier and more efficient buildings.
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