Go Green and Save

"Green" building is catching on in the Midwest as long-term studies substantiate the benefits of what is called "sustainable" design. Money is being invested in new materials, more efficient heating and ventilating equipment, and advanced design processes.

But many people still wonder what is meant by green building or sustainable design.

"Sustainable design fundamentally changes the way buildings are designed and built," says Ken Pientka, COO of Planning Design Build Inc. in Madison. "It's geared toward minimizing a building's resource use and lessening its impact on the environment."

Efforts by the U.S. Green Building Council have led to green building becoming more standardized and easier for people to understand. Plus, owners are demanding environmentally friendly homes and office buildings.

"Sustainable design will be the way of the future," says Sherrie Gruder, sustainable design specialist with UW-Extension in Madison. For example, all new federal government buildings must be built to incorporate certain green building standards - the feds want to reduce energy consumption by 30-35% by 2010, relative to 1985 levels.

Commitment to green building is carrying over to the private sector. Green leaders in Wisconsin include S.C. Johnson, Johnson Controls, Harley-Davidson, and The Gialamas Co.

"There is a huge, growing market for green building products," Gruder adds. "And the cost of doing green has become very price-competitive - it's not out of reach for any business."

So what are the benefits of green building?

"In addition to lower operating costs," says Pientka, "there are increased occupancy rates, higher tenant satisfaction, lower risk to operators regarding health claims [sick building syndrome], reduced insurance and general liability rates, and lower capitalization rates. It's great PR. And environmentally it's the right thing to do."

What makes a green building?

The U.S. Green Building Council is a group of nearly 3,000 organizations in the building industry that tirelessly promotes sustainable design. Driving its zeal are these stark facts: Buildings in the U.S. account for 36% of the country's total energy consumption, 30% of greenhouse gas emissions, 30% of all raw material usage, and 30% of waste output to landfills.

Green building will reduce these numbers by saving energy, minimizing waste, and using recycled products. Components include using abundant natural light and fresh air, highly efficient HVAC systems, glare-free lighting, environmentally friendly building materials (low toxicity), and environmentally wise maintenance of the green space.

"Indoor air quality is also very important issue," says Pientka. "Interior materials should contain minimal VOCs [volatile organic compounds] or none at all. Water-based solvents and glues are good for this. Carbon dioxide, which we exhale, makes us groggy. Circulating a lot of fresh air moves out the CO2 and any VOCs that are accumulating."

The LEED program (Leadership in Energy and Environmental Design) is a green-building rating system designed by the USGBC.

"Third-party reviewers examine your project and grade it according to a proven system," says Gruder.

"Meeting LEED criteria will result in a huge savings in operating costs. It's also a great way to let your shareholders, customers, and employees know you are a thoughtful player who's concerned about the community and the environment."

Is if really cost-competitive?

Data from long-term studies in California are beginning to get people's attention. For example, according to California's Sustainable Building Task Force, it only costs about 2% more on average (about an additional $3-5 per square foot) to construct a green building over a standard one - that's a drop from 5-15% five years ago.

What's more, the savings are more than 10 times the initial investment over the life of the building - or $50-75 per square foot. For instance, daylighting (using more natural light) can cut energy costs in half.

Other paybacks are lower health care costs. Green buildings have better indoor air quality.

"Some estimates show that lost work and health care costs total almost $50 billion a year in this country," says Gruder, "and nearly a quarter of that is due to respiratory ailments, such as asthma. Improved indoor air quality can reduce these losses by up to 20% annually."

Although hard data is still lacking, proponents feel that employees in green buildings also tend to be happier, more productive, and easier to retain.

New green projects

Oscar J. Boldt Construction moved into its new green-built headquarters in Stevens Point about a year ago.

"We have a very open concept with lots of natural daylighting - every office gets sunshine," says David Kievet, executive vice president and general manager.

"One drawback to daylighting is solar glare on the computer screens," he says. "We determined it only affected monitors one hour a day, and only on sunny days. The staff decided to reorganize their work patterns around the sunshine rather than give it up." Light fixtures are controlled electronically, so there are very few light switches in the building. On sunny days there is virtually no lighting electrical load.

"It took a little getting used to," Kicvet admits. "The instinct is to have lights on, to have a bright ceiling. We had to use photocell sensors to prove to our employees the light levels were just as bright with the daylighting."

A dual-duct HVAC system can bring in 100% fresh air if necessary. Boldt also purchases 50% of its power from green sources, such as wind generation.

"It's a good thing to do," says Kievet. "Our use of green energy is the equivalent to getting 35 cars off the road."

The biggest payback so far? "The energy savings is great," says Kievet. "But the biggest thing is people seem happier. They get here earlier, stay during lunch, socialize more, and stay later at night."

Boldt spent about $2.5 million to build its green headquarters. A conventional building would have cost $2.3 million.

"We're getting payback on that extra $200,000 in so many ways," concludes Kievet. "But most important is that we are showing our customers and community that we care about the environment. It does a lot for our image as a leader."

The Wisconsin Department of Natural Resources is building a new Northeast regional headquarters in Howard. "All attempts are being made to design and construct the project to meet or exceed the LEED 'Silver' requirements as established by the U.S. Green Building Council," says Mark Hambrecht, project manager with the DNR.

It will be the first LEED-certified, stateowned building in Wisconsin.

The project includes 34,560 sq. ft. of general office space and 13,835 sq. ft. of detached shop storage. Key components are a high-reflectance roof, maximum daylighting, low-VOC-emitting building materials, a permanent carbon dioxide monitoring system, and the use of recycled or refurbished building materials. The price tag is about $4.9 million (a little less than $100 per square foot).

"It's great that both the DNR and Department of Administration think this is an important project," says Annette Weissbach, a DNR hydrogeologist.

"We want this to be a flagship for state buildings," agrees Ian Griffiths, an architect with Berners-Schober Associates in Green Bay, who is involved in the project.

"The orientation of the building is the strongest part of the design for saving energy. We expect to cut energy costs by 55-60% with little or no increase in the cost per square foot compared to a regular building."

The project should be completed by the fall or early winter of 2004.

The future

Green building is a big trend with leading companies across the country.

"It is part of the triple bottom line - economy, environment, and community," says Gruder. "Corporations are starting to report the triple bottom line on their reports to shareholders. They are acting today so future generations can enjoy and utilize the same resources that we have today. Anyone who wants to be a good corporate citizen while keeping their eye on long-term savings will be building green."

Keying in on the belief that green building improves productivity and employee health in the workplace, Gruder says, "If a company can boost worker productivity by only 1%, it will equate to a savings that exceeds the company's energy bill for the entire year. It will also mean lower health care costs."

She also points out that as sustainable design proliferates, it will stimulate the private sector in Wisconsin.

"The building industry is steeped in tradition," Gruder observes. "Once general contractors get that initial experience, using green building practices is not a hard sell. They see the savings. They see the client satisfaction."

"Sustainable buildings are affordable," Pientka concludes. "It is the right thing to do and as building professionals it's our job to make it happen."