FEATURE ARTICLE, JUNE 2006

BUILT TO LAST
A look at how sustainable building can increase occupancy, help the environment and save money.
Betsy del Monte, AIA

The new RadioShack corporate headquarters in Fort Worth, Texas, was built on the site of an old housing project. By building on a site that already had buildings, the company saved on infrastructure and land preparation costs.

Building green is not necessarily more expensive, but it does take planning. Developers can benefit by taking a new approach to locating and constructing buildings. Many of the steps that can be taken for sustainability do not cost anything. Some do cost a little bit more upfront, but all of the steps taken can lead to cost savings in the long run, and they should lead to a higher performance building that lasts longer and has satisfied tenants.

The first steps to take involve the site selection for a new building. There are many factors that make an excellent building site, and some are very important to a green or sustainable building. Look at existing buildings that can be renovated to at least keep their shell. Many older building designs can be effectively adapted to new uses, while maintaining their “retro” character. 

Another option is to build where there already is a building. There may be significant savings on infrastructure and land preparation costs. For example, at the new RadioShack headquarters in Fort Worth, Texas, much of the site was an old housing project. The company was able to place their new building close to downtown by building on a site that already had buildings, instead of a greenfield. As construction started, they were able to recycle as much as 80 percent of the old buildings, and donate usable parts to charities.

In addition to existing buildings, developers should consider brownfield sites. Some sites may have obvious concerns, such as soil quality and other environmental issues. Many local and state governments offer tax advantages for cleaning up and using these sites, which can be a big money-saver in the long run. There are also programs that offer grants to clean up the site. Site cleanup can mean treating the soil so that contaminants are neutralized. In some extreme cases, the top layer of soil might need to be removed. Using and cleaning up a brownfield site is a great way to make use of, and improve, land that may otherwise be a great location.

Perform an environmental impact study before purchasing the site or planning the new building to avoid wetlands or flood plains. Flood plains, though they may be covered by flood insurance, are always an area to avoid. In these lower lying areas there is always a risk of infiltration problems due to subsoil water. Even if there never is a flood to the building, the water table may rise so that the water is not able to drain properly. Runoff might end up in the building instead of away from it.

Wetlands areas are extremely important and sensitive ecologically. As has been seen recently, their development can have a major impact on adjacent areas. Even if the location has other redeeming features, the threat of ecological lawsuits is reason enough to avoid them.

There are some other opportunities when looking at sites. A site on or near a public transportation line will offer employees the advantage of using public transportation to and from work. It can also mean less parking and more green space on site, saving on-site dev-elopment costs.

Greater green space offers several advantages. First, it adds permeability to the site for water runoff, preventing many drainage problems. If the water is retained and used for irrigation, it reduces overall water usage. It also is a scenic benefit for those inside and outside the building, adding to the project’s value. Better site water management means less municipal demand for storm sewers and wastewater treatment facilities.

When developing the pro-forma financial statements for the building, make sure to incorporate all of the efficiencies of a sustainable building. Lower water usage and bills are the result of water efficient fixtures and plumbing, as well as reduced irrigation. By making sure all of the efficiencies are shown in the financials, it becomes easy to show the true value of the building to potential investors over the long term and for resale.

Lower electricity and HVAC costs are a direct result of high-performing facilities, but the biggest savings is realized when the HVAC systems can actually be downsized due to a more efficient building design. This area of dramatic savings is often discounted.

Another plus is that green buildings are more enjoyable for the tenants. This can lead to higher occupancy rates and even higher rents. While this isn’t necessarily something that can be shown to investors, it should be kept in mind and is a good talking point.

When drawing up the building, keep the footprint to as little a space as possible. This uses less land, which could mean less land purchased upfront. Additionally, the less land used leads to better permeability and more green space for the tenants to enjoy.

Some other things that can help with respect to the land area covered involve the parking area. Keep it to a minimum. Design it with the least amount of parking zoning will allow. Also, have better parking spots for carpoolers, which will encourage them to ride together. And have spaces and even lockers for bikes.

When planning and constructing the building itself, keep as much of the existing planting, whether it be trees, shrubs or ground cover. By keeping the existing planting, mature landscaping is provided for the project and money for the purchase of new greenery is saved.

If new landscaping is necessary, consider two alternatives to traditional plants. First, use native plants, particularly drought resistant ones, which are proven to thrive in the given landscape. Also, consider xeriscaping where possible. Xeriscaping is the use of drought-resistant native plants as well as other surface treatments that don’t need water, such as landscape stones, gravel or sand for groundcover. These methods will save water for the building and keep long-term landscape costs down.

Wherever possible, capture storm water runoff to reuse. Install collectors from gutters and roof drains to collect water in cisterns. If the property is large enough, use a retention pond to collect groundwater runoff in addition to the roof drainage. This water can be used for irrigation or for non-potable water uses in the building. Less municipal water demand, which is good for the whole community, and lower water bills are the result.

Sabre’s recently constructed headquarters in Southlake, Texas, makes very good use of runoff. This facility has a collection pond, which supplies most of the property’s landscape irrigation. This amounts to a significant amount of savings over the lifetime of the building.

Another way to save energy is to prevent areas where solar energy collects in a “heat island”. Eliminate heat islands by avoiding dark materials on the roof or parking areas. A roof can be a light color or made out of reflective materials. Additionally, plantings can help keep the roof cool if there is space for them. By keeping the roof cool, thermal transfer from the roof into the building is reduced. This lowers building cooling costs and also keeps surrounding temperatures down.

For parking areas, use as much greenery as possible with green strips and trees. Also, use light colored concrete, pavers or paint. Permeable pavement and permeable pavers, such as Grasscrete, can keep the heat down. This results in less reflective heat to the building, landscaping and surrounding buildings.

Inside the building, there are many design methods for increasing efficiency and building performance. Interior open-planned spaces are great for productivity, ease of movement, more efficient lighting and better ventilation. Open space is also much more easily remodeled or modified for future tenants or needs.

When planning and installing the HVAC system, make sure it is right for the building. Simply going by square footage isn’t the most efficient way to plan a system. The ideal building will have a balance of increased daylight — for free lighting — with reduced glare, controlled by sun shades and light shelves. Required lighting can be provided by high-efficiency fixtures on a control system coordinated with available daylight. The solar gain is mitigated through the use of high-performance glass and shading devices or deeply recessed openings. The high-efficiency building described here will need less power and will use less heating and cooling. Making sure the system meets the building’s needs is the best way to find cost benefit.

Use of high-efficiency plumbing fixtures throughout the building, like low-flow and waterless fixtures, keeps water use to a minimum. The new RadioShack headquarters, with low flow lavatories and waterless urinals, uses 33 percent less indoor water use for an annual savings of 1.4 million gallons. That’s a lot of water, and a lot of money saved.

Indoor air quality is critical to healthy and happy workers.  The use of low-emitting construction materials in the finish of the building can make a huge difference in the indoor air quality. Items to consider include carpeting and the glue that holds it down, the type of wood and its finish and other indoor materials. To maintain this quality, also use low-emitting materials in building maintenance and cleaning.

Finally, don’t forget about recycling — from the beginning to the end. Use recycled materials wherever possible inside and out. Metal roofs can be made from mostly recycled metal, for example. When constructing the building, make sure that as much of the building waste is recycled. And, promote indoor recycling. Have recycling stations, provide recycling pickup and removal and distribute educational materials.

Green building saves money, promotes a sustainable society and is a great investment. And with a little planning, any new or renovated building can be green.

Betsy del Monte, AIA, is chair of the board of directors of the U.S. Green Building Council — North Texas Chapter and president-elect for 2006 of the Dallas Chapter of the AIA. She serves as an architectural principal for Dallas-based The Beck Group.

©2006 France Publications, Inc. Duplication or reproduction of this article not permitted without authorization from France Publications, Inc. For information on reprints of this article contact Barbara Sherer at (630) 554-6054.