It Started with Sustainable DevelopmentIn 1987 the United Nation's World Commission on Environment and Development, known as the Brundtland Commission, met to create a vision called "Our Common Future" that was based upon sustainability. From this effort, the definition of sustainable development emerged as:"meeting the needs of the presentwithout compromising the ability of future generationsto meet their own needs."
Sustainable development measures success in terms of economic, environmental, and social benefits. The building industry expanded on this concept, and applied it to "the built environment," creating the term sustainable building. The term sustainable building is used interchangeably with green building. Its purpose is to reduce the adverse human impacts on the natural environment, while improving our quality of life and economic well-being.
The Impact of the Building Industry Buildings and development affect water quality, air quality, and ecosystems, impacting human healthy and our quality of life. In addition to environmental impacts, buildings have a large economic footprint. Buildings represent more than 50 percent of the nation's wealth, and the U.S. construction market comprises 13% of U.S. GDP, and building-related fields employ 10 million people (2003 U.S. DOE Buildings Energy Databook). The U.S. construction market is also responsible for:
39% of total energy use
39% of municipal solid waste
35% of greenhouse gas emissions
40% of all raw materials, including
25% of timber harvests
12% of potable water withdrawal
To remain competitive and continue to expand and produce profits in the future, building industry professionals are learning to address the environmental, social and economic consequences of their industry. Through careful planning, we can substantially reduce the adverse impacts of the built environment. Some strategies can actually improve degraded environments and increase the comfort and productivity of building occupants. Sustainable building is an integrated approach that promotes environmental quality, economic vitality, and social benefit through the design, construction and operation of the built environment.
Green Building TodayGreen building applies principles of resource and energy efficiency, healthy buildings and materials, and ecologically and socially sensitive land-use to achieve "an aesthetic sensitivity that inspires, affirms, and ennobles." (International Union of Architects "Declaration of Interdependence for a Sustainable Future)
Green building requires an integrated, multi-disciplinary design process and a "whole-building" systems approach that considers the building's entire life-cycle (from planning, design, and construction to operation and maintenance, renovation, and demolition or building reuse). Together, these provide the means to create solutions that optimize building cost and performance.
It Adds Value to Your Project
Green building can save money on utility bills, decrease maintenance costs, and help protect the value of your real estate investment. It also enhances the health and well-being of your family or office staff by creating indoor environments with better air quality and daylighting.
Not only that, but green building is good for the environment, too! It can help minimize waste, preserve natural resources, protect forests, wildlife, air and water quality. And it can help create better neighborhoods, a thriving local economy, and a better quality of life for all.
Are You Ready for the Boom?
In today’s competitive market going green is an essential business strategy. It will help your business grow and improve your bottom line. Everyone’s a winner with green building, and going green now will position you for what’s ahead—a green building boom.
While Seattle’s construction and real estate industry continue to grow, demand for green construction and remodeling continues to exceed supply. Seattle is expected to experience even more growth in the green building industry in the near to mid-future, according to a recent economic development study.
Seattle’s Comprehensive Plan predicts annual construction growth through 2009 will include over 13 million square feet of residential (single and multifamily) construction, and over 5 million square feet of commercial and industrial construction.
With Seattle’s position as one of the nation’s leaders in green building, opportunities to go green abound.
Developers and design and construction professionals benefit from employing green building practices in many ways:
Market advantage. As demand increases for green buildings and the firms that build them, those that demonstrate expertise in green building will be natural candidates for prospective projects.
Goodwill. Becoming known as a "green firm" can enhance your business’ reputation in the community and help you recruit and retain a superior workforce.
Proactive regulatory stance. Employing design and construction practices that routinely exceed code means your firm is primed for future increases in code stringency, reducing ramp-up and retooling costs.
Benefits to Building Owners and Occupants Contrary to popular belief, green building may not always cost more. If it does, a price premium of 1-3% can also pay back over time, and provide the following benefits:
Increased property value. As a superior product, a green building can yield increased value to the owner. For example, Green Value: Green Buildings, Growing Assets, a study of 11 green buildings in the U.S. and Canada, found that--in addition to the payback efficiency measures provide over time--a "green" designation can also increase a building's market value as assessed by appraisers and investors.
Increased return on investment. Up-front investments in green designs and technology can yield financial paybacks over the life of the building in the form of lower utility bills and reduced operating and maintenance costs. For example, a 2003 report, The Costs and Financial Benefits of Green Buildings prepared for California’s Sustainable Building Taskforce, analyzed both first costs and 20 year operational costs and savings of 30 completed LEED projects. On average the additional first cost was 2%, or $3.00-$5.00/square foot. However, the total 20 year net present value of improvements attributed to energy, emissions, water, waste and commissioning is $11.98.
Enhanced occupant health and well-being. Access to daylight and fresh air and creating an environment free of toxins and irritants helps protect building occupant health and enhances well-being. This too can result in a financial benefit: the same study referenced above reports a benefit to health and productivity that dwarfs even the reduced resource use savings. Adding the value of improved tenant health and productivity, the 20 year net present value for LEED Certified and Silver buildings is $48.87 and for Gold and Platinum $67.31.
Boost occupant productivity. Numerous studies show the productivity benefits of fresh air and natural light in buildings, and conversely, the negative impact of poor indoor environmental quality. The Heschong-Mahone Group found that the quality of light and air in a workspace can affect worker productivity by up to 20% either positively or negatively.
Increased sales and leasing potential: Green building features can help close the deal. For example, the Brewery Blocks in Portland, OR leased out more quickly and at an enhanced rate per square foot than comparable space in the Portland market, even as a depressed economy was resulting in a net loss of leased space across the city. (See the Brewery Blocks case study for more.)
Benefits to Seattle’s Communities and the Environment Many benefits of green building don’t register on the bottom line of the developer, design or construction professional or building owner or occupant. But the benefits are still tangible and valuable:
Enhancement of community and local economy
Public health benefits
Protection of threatened and endangered species
Supporting sustainable resource use
