Beyond the environmental factors, however, are some compelling positive human benefits that green buildings can deliver. If given the choice, who wouldn’t prefer to breathe fresh air, be surrounded by more natural materials and generate less landfill waste? When expressed in those terms, green strategies seem like common sense.
But are there different shades of green? In other words, how far does an organization have to go to be considered green? Some steps are easy; some require a bit more commitment (and cash). Simply implementing a recycling program and a few energy efficiency upgrades may be huge victories for some organizations. For others, LEED Platinum certification is the only goal that will meet their vision.
At the pinnacle of green innovation is what’s known as a “living building,” a structure that has a positive overall impact on the Earth by actually enriching the habitat, improving the groundwater table and providing a net environmental gain. These buildings generate their own energy, recycle water and manage waste onsite.
Exciting as living buildings are, most organizations are not currently positioned to make such dramatic green commitments. Perhaps there are no significant capital building projects on the horizon, or budgets are tightening, or senior management remains unconvinced of the value of being green. But these obstacles don’t mean that nothing can be done. In fact, the most profound green building strategy exists in making green facilities accessible and affordable through existing budgets, rather than requiring significant additional upfront investment. A green building at a conventional price is the “holy grail” of green, and it’s more achievable than many facility executives may think.
Cost Premium for Green?
The most basic LEED certification — Certified — or even the second level — Silver — can be achieved with no additional first construction cost if it’s planned from the beginning. Buildings that achieve Certified status usually incorporate common-sense ideas that are intrinsic to the design, not “add-on” costs. And USGBC is working to expand the LEED rating system to include additional project types, such as commercial interiors, schools and hospitals.
The principles of sustainability can be applied to any project, regardless of building type, size, location or budget. Green strategies have been integrated into a diverse range of projects, including office buildings, labs, schools, hospitals, courthouses, airports, museums, prisons and ballparks.
The challenge for facility executives is to look creatively for innovations to overcome the organization’s hesitation about — or even opposition to — green. Roadblocks (real or perceived) don’t have to be deal-killers. Instead, they can spark creative ways to approach and overcome the challenges.
Regardless of the limitations faced, steps can be taken immediately to start implementing green strategies. Grandiose “statements” — or grandiose budgets — are not a requirement. In fact, some of the most profound solutions are simple and small. Like the tortoise in the fable, a great impact can be made by taking advantage of each opportunity that presents itself (no matter how small) rather than waiting to take one big leap forward.
Many of the core principles of green design hearken back to building practices that were common prior to the advent of air conditioning and elevators, when sealed-off buildings became a high priority. As it turns out, techniques such as natural ventilation, natural light and central courtyards are environmentally preferable.
Here are some relatively easy strategies to consider for greening facilities:
Choose Environmentally Responsible Materials
An important step is selecting high-quality, sustainable materials such as flooring, coatings, casework and wallcoverings. Although the quality, availability and affordability of green materials are growing quickly, facility executives should be cautious of “greenwashing” — the misrepresentation of the environmental characteristics or performance of products or design strategies to appear greener than they actually are. The good news is that a growing number of third-party certification programs are available to help authenticate these claims. These include the Greenguard Certification Program, a testing program for low-emitting products and materials; the Carpet and Rug Institute’s “Green Label Plus” program; and the Forest Stewardship Council Certified Wood program.
Use Efficient Equipment
Another relatively simple strategy is to incorporate Energy Star equipment, low-flow water fixtures and energy-efficient fluorescent or LED lighting instead of incandescents. Although LEDs or fluorescents are frequently more expensive than standard equipment, the additional initial upfront cost will often pay back and continue delivering on the investment. For example, even in facilities that have relatively few incandescents, relamping can bring a significant reduction in energy use and maintenance.
Improve Efficiency of Work Environments
The amount and type of space provided to occupants can be challenged. Because of technology and changing work patterns, the critical portions of today’s workplaces are typically not individual offices or workstations. Far more important are the common areas — the team spaces, conference rooms, coffee bars and dining areas where sparks fly as people meet and exchange ideas. An increase of community spaces accompanied by a net reduction of total space naturally leads to a reduction in energy costs and other resource consumption.
Of course, whenever someone’s personal real estate is threatened, the issue becomes a sensitive — and sometimes highly charged — one. Any proposed move to a less private, more open office plan needs to be handled with extreme care. Ultimately, the goal is to achieve a delicate balance of personal spaces, teaming spaces and privacy spaces.
Take Advantage of Natural Light
A corollary to increasing common areas is the opportunity to increase access to natural light and views for all people who use or visit the space. Daylight creates a healthier, more productive environment for building occupants, and it can significantly cut down on energy costs.
A narrow floorplate with the long side facing north/south is best for harvesting and controlling light, but facility executives may not have control of their building’s form and orientation. If that’s the case, an option is to reconfigure current space so the greatest number of people have access to daylight. This may mean relocating private offices to the interior of the space and reserving the perimeter (window spaces) for common areas and open offices. The goal is to create an environment where more daylight can penetrate deeper into the space so more people can enjoy and benefit from it. Like shrinking office space, this is clearly another hot-button issue that shouldn’t be approached lightly.
Green Operations and Maintenance
Simple operational and policy changes can bring significant dividends. A focus on improving the efficiency of systems offers immediate and long-term payback. The LEED for Existing Buildings (LEED-EB) rating system is an effective tool for systematically addressing operations and maintenance protocols to reduce energy consumption and water usage, and improve the indoor environment. Beyond those benefits, LEED-EB gives third-party recognition that sustainable results have been achieved. Even if all the requirements aren’t achievable, it’s a great way to determine what to do and how to start.
Some policy ideas include offering incentives for ridesharing and public transportation, stopping junk mail, purchasing local furnishings, donating used or unwanted items to community or charitable organizations, choosing food vendors that use less packaging and using washable/biodegradable plates, cups and utensils.
While individual actions are worthwhile and commendable, the long-term goal should be to move beyond independent “appendage” tactics into more integrated solutions that have the greatest impact on many sustainable outcomes.
Organizations and individuals are increasingly recognizing the value of green as a way to attract and retain employees, tenants and occupants, and to ensure their facilities will be viable for the future. As organizations grow more sensitive to environmental issues, more significant green solutions will become accessible to more people.
