Green Building: A Movement Takes Root

Article By Len Cruz, MD, ME
Consultant - Kimmel & Associates

"Scientists, activists, and government officials are sounding alarms about climate change, water resources, and environmental contamination. Their argument is that our planet’s ecosphere is a delicate balance and as in all complex systems, small changes sometimes produce unexpected and unwanted effects."

The Green Movement and sustainable building practices are poised to reshape the construction industry. Rising energy costs, growing activism, and government regulation have coalesced to create incentives for almost every construction and architectural firm to recognize the size and momentum of the movement and to act progressively to embrace it. Further, increased corporate social responsibility has led some companies in the industry to become leaders in the Green and LEED building crusade.

The 2008 U.S. Construction Overview, published by FMI, predicts that non-residential construction put in place using green-building principles will reach a value of $21.2 billion by 2008, up from $13.4 billion in 2006.

This is a change in philosophy and methodology that many developers and communities want to see, and despite the fact that respected builders question the efficacy and tangible effect that LEED building has on the industry and the environment, the groundswell of emotion and assumption that it’s the right thing to do will dictate that construction companies comply with the rules and spirit of the Green Movement.

As the largest recruiting and consulting firm specializing in construction, Kimmel & Associates is uniquely positioned to help our clients respond to the growing demand for sustainable construction.

The Basics
At the core of sustainable building are some simple ideas.

• Resources are finite and increased competition for materials and energy is expected.
• Building products and practices can produce serious, detrimental downstream effects. These effects can be avoided or reduced.
• Improved design and construction practices can yield economic, environmental, and public relations benefits.
• Standards and guidelines are being developed by several groups like the U. S. Green Building Council (USGBC), Cradle to Cradle, and Green Global 21.
• Guidelines should be based on evidence rather than fads or unsubstantiated claims.
• The Green movement is complex and is changing quickly.

Scientists, activists, and government officials are sounding alarms about climate change, water resources, and environmental contamination. Their argument is that our planet’s ecosphere is a delicate balance and as in all complex systems, small changes sometimes produce unexpected and unwanted effects. ⁱ

As regards construction, the consumption of goods and the transformation of sometimes unspoiled land makes the industry responsible for doing more to help the environment.

One happy outcome of the Green movement is that some corporations are discovering that Green practices can reduce costs, manage risk, and create new markets.ⁱⁱ The petroleum giant BP invested $20 million dollars in a program to reduce carbon emissions and produced a surprising $650 million savings during its first few years of following the new regimen. Rising energy costs along with improved technology are making renewable energies competitive with fossil fuels.

The rapidly industrializing nations like China, India, and Dubai are competing for raw material and labor with mature economies, thereby producing upward pressure on prices. Regulations may require the construction industry to adopt more eco-friendly, sustainable practices.

A dizzying number of terms like carbon footprints, building life cycle management, net-zero energy buildings, zero-scaping, landfill reduction, greenhouse gas emission, soil quality, and Total Maximum Daily Load (TMDL) offer little help to anyone trying to make sense of how to respond.

But those companies that find marketable opportunities within the Green movement stand to gain long-term competitive advantage.ⁱⁱⁱ Consultants at Kimmel & Associates often find themselves working with these forward-thinking builders and expect those companies to flourish.

Charlie Kimmel, the President and COO of Kimmel & Associates, says, “Many clients at Kimmel & Associates are paying more attention to sustainable building practices, LEED Certification, indoor air quality (IAQ), environmental mitigation, and energy management. We expect the trend to continue and we are prepared to assist our clients in crafting effective responses.”

Why all the fuss?
While waves of political, scientific, and governmental forces have tended to impose the Green movement on all facets of society, including construction, there is a resistance to this outside pressure in some corners of the industry.

Some industry professionals resent the implication that LEED design and other initiatives offer anything new. Several architects interviewed for this article expressed their suspicion of the US Green Building Council (USBGC) and its Leadership in Energy and Environmental Design (LEED) ratings. Despite the fact that the USGBC is a non-profit entity, they allege that USGBC is more intent on promoting LEED certification to solidify its brand than simply fostering adoption of sustainable practices. A one size fits all approach to Green building initially failed to take significant regional differences into account. However, the USGBC is revising its guidelines to allow for differences in standards depending on the climate, as in example below.

Many LEED credits affect the building envelope and HVAC systems; features that can introduce higher risks of building failures. ^iv For example, proximity to windows and use of natural light that lead to thinner building envelopes can reduce heating costs in cold climates but these same features are ill-suited to warmer climates. One LEED certified Florida building with a very tight envelope and insufficient air exchange was contaminated with mold within months of completion. Further refinements of LEED guidelines should address these problems.

The regulations that work best are the ones that allow the builder or designer to please their clients while aiming at making the world a cleaner, better place to live.

Michael Sweeney, Vice President of Design and Construction for Shamin Hotels, agrees with that perspective: “A good architect is always thinking about sustainability - not necessarily for the purpose of being ‘green’ but because it has always paid in the long run to think this way on so many levels. First and foremost, it protects the client from undue future expenditures. Our main role as architects is to protect the client. After this comes our societal role.”

Another criticism of this rush to change the manner in which construction is regulated involves the short lifecycle expectation for buildings in the U.S. When developers expect to flip new properties within a few years, the benefits of sustainable design and construction become harder to justify. It is also difficult to include all the costs like the embodied energy involved in Green practices. For instance, carpet made from recycled plastic containers is appealing until we consider the cost of vehicles to transport the bottles, the materials used to build the trucks, and the energy required to manufacture and transport the carpet. When compared to wool from sheep raised in proximity to the end user, it is hard to determine which product is greener. A “Green” label can mislead. But even critics admit the USGBC provides traction to green approaches.

The USGBC’s LEED guidelines provide a point rating system for evaluating the immediate impact of incorporating certain principles into a building. The USGBC preaches that its mission is To transform the way buildings and communities are designed, built and operated, enabling an environmentally and socially responsible, healthy, and prosperous environment that improves the quality of life.^v Guidelines are available in several categories including New Construction, Existing Buildings, Commercial Interiors, Core & Shell, Schools, Healthcare, Homes, and Neighborhood Development.

Tax incentives and other government initiatives often encourage stakeholders to seek LEED certification. A LEED project garners points or credits (and sometimes financial incentives) for utilizing LEED certified products, professionals and other sustainable principles. Other organizations are advancing similar agendas. The European Union’s REACH Proposal is an effort to create a regulatory system that protects human health and the environment from exposure to dangerous chemicals. The name REACH refers to its three key steps: Registration, Evaluation and Authorization.

Cradle to Cradle^(SM) and the Cradle to Cradle ^(CM) certification marks provide a means for companies to measure their achievement in sustainable design. These designations also help customers to specify and purchase products that pursue the broadest definition of quality.^vi The goal of these efforts is to encourage the design of products whose materials are perpetually re-circulated in closed loops that cause minimal or no harmful environmental impact.

Rather than simply reducing waste or environmental degradation, Cradle to Cradle design parallels natural systems that depend on endless re-circulating of materials within closed loops. “Eco-effectiveness seeks to design industrial systems that emulate the healthy abundance of nature. The central design principle of eco-effectiveness is waste equals food.” ^vii

Career Advancement in the New Environment
Professionals who are on the crest of this wave – who can comply with Green initiatives – may find themselves even more attractive to companies that want to advertise themselves as LEED certified and happily agreeable to the movement. A builder or architect who wants to advance his or her career may find this attribute to be a valuable asset.

Massive initiatives are underway to develop alternative fuels and to capture renewable energy. Kimmel & Associates’ Power and Industrial Division partners with a large and growing number of clients undertaking the construction of Wind Farms, Solar Power facilities, Ethanol and other Biofuel facilities, and expects this trend to accelerate. Candidates strong in this discipline are a hot commodity.

“Within our power division, we have shifted our recruitment efforts towards the wind industry, which has seen a surge in activity over the past 20 months. Currently, 35% of all of our open positions are in the wind industry, with the rest of our power industry search work being a mix of coal and the expansion of the transmission and distribution grid. Our division sees continued growth in the wind industry with recruitment growth in the solar industry on the horizon,” according to Paul Samuels, Vice President and Division Leader for Power and Industrial. A recent Scientific American cover article entitled “A Solar Grand Plan” outlines a far reaching set of goals to eliminate the United States’ dependence upon foreign oil by providing 69% of the US’s electricity needs while reducing greenhouse gas emissions to 62% percent below 2005 levels.^viii The plan estimates a staggering $420 Billion investment by the federal government would be required to achieve these goals -- and qualified and ambitious professionals will be needed to implement this change.

The Owners Division sees a similar trend among its clients. Many municipal governments, land developers and resorts providing eco-friendly alternatives are committed to green practices.

“Our clients stand to gain the most,” says Len Cruz, Associate in the Owners Division for the Southeast whose clients are also building across the Caribbean and Latin America. “The buck always stops with the owner; after all, they pay the bills and have to justify the costs. When the owners are committed to sustainable or green building, others involved in a project are brought along.”

Jim Vockley, Vice President and Architectural Division Leader, believes that “Architectural professionals who pursue LEED accreditation along with their AIA designation will find themselves in high demand.”

Industry Examples
Orlando is a good example of a city where Green initiatives are taking root. Mayor Buddy Dyer is continuing Orlando’s long tradition of environmentally sensitive initiatives with his push to “go green.” In 1986, the City of Orlando purchased 1,650 acres near Fort Christmas and created a 1,220 acre man-made wetland treatment system. The system can reclaim 35 million gallons a day of wastewater.

Further, the Savannah Park Fire Station, completed in 2007 in nearby Lake Nona, became the first “green” fire station in the state of Florida. It is energy efficient and testifies to Orlando’s commitment. Three more fire stations secured LEED certification despite the fact that some projects were already underway. The City of Orlando now employs seven LEED AP staff and will soon be able to certify its own LEED projects, thereby saving money on future LEED projects.

Marsha Segal-George, JD, LEED AP and Assistant City Administrator says, “The City of Orlando is adopting a world class sustainability strategy, that is competitive in the global market place and will engage members from all sectors of our community. The details of our plan range from a community wide carbon reduction campaign to developing the infrastructure for a green economy.”

According to Alan Oyler, Director of Public Works, change is inevitable, and one need only "… look at the broader picture of rising demand for power and natural resources” to know that. Lack of awareness of the benefits is a serious hurdle that must be overcome according to both Oyler and Segal-George. "

“The majority of new construction continues to be residential and commercial, and that is where the greatest impact will be made,” adds Oyler. The new Orlando Magic Arena and Event Center, a new Performing Arts Center and the renovation of the Citrus Bowl are three high profile projects that will be LEED Certified. When mayors from across the country gather in Orlando this fall for the National League of Cities meeting, they will see be able to learn how Orlando, Orange County, and surrounding municipalities are coordinating their efforts.

Other cities are committed to sustainable building are mandating change. For instance, all public buildings in Chicago must now be LEED certified. Chicago supports a wide range of initiatives from Green Roofs to Green Homes and efforts to mitigate urban heat islands.

“We’re finding it’s important for project managers to have working knowledge of LEED because we have monitors assuring compliance on our LEED projects,” says David Limanowski, Operations Director for Castle Construction in Markham, Illinois.

Sandals Resorts is committed to managing its impact. “At Sandals, we take the environment very seriously and make sure that our operations do not disturb or negatively impact it in any way,” said Richard May, Group Director of Environmental Affairs. Beach-cleaning, partnerships with Marine Park Management, and school adoption programs to ensure the message filters through all levels of a community are some of the strategies that earned Sandals the coveted Green Globe 21 certification. Incorporating environmental protection measures into the management of each of its properties, Negril Beach Resort & Spa was the first all-inclusive resort to earn the Green Globe 21 Certification, and was named Green Hotel of the Year in 2003.^ix Both Sandals Inn and Beaches Boscobel Resort & Golf Club received the award in 2004.

Hiring Implications
Demand for skilled workers familiar with sustainable building practices will increase as the Green movement advances. For example, recent searches at Kimmel & Associates included a Facilities Director experienced in energy management, several LEED AP designers who understand how to blend LEED guidelines with owner’s expectations, and project managers who can execute LEED certified projects. Our clients are responding to the booming market for Green building.

Joe Kimmel, founder and CEO of Kimmel & Associates, is committed to educating the next generation of builders. Gifts of $7 Million to Western Carolina University and $2 Million to the University of North Carolina-Asheville, and the Kimmel Scholarship program are providing ongoing support to students in Construction Management, Civil Engineering, Architecture (and related academic fields) across the nation. Through the Spring of 2008, the Kimmel Scholarship for Students in Construction has paid out $1000 each to 262 students at 93 colleges in 37 states (current students in construction may apply for Fall 2008 at kimmel.com).

The Construction Industry Institute found contractors are experiencing labor shortages and these shortages are contributing to cost overruns and/or schedule delays. The percentage of skilled construction workers aged 25 to 34 is on the decline. The surge in sustainable building construction adds a new wrinkle to the current shortage of construction professionals.

The consultants and recruiters at Kimmel & Associates are learning about sustainable building practices so that we can continue to provide the highest level of service to our clients and advise them on practices that are changing rapidly.

Construction companies and architectural firms that may need professionals who know about green and sustainable practice are invited to contact us at 828-251-9900 and visit our website at kimmel.com.

Sources:
ⁱ Waldrop, M. Mitchell. Complexity: The Emerging Science at the Edge of Order and Chaos. New York, Simon & Schuster, 1992.
ⁱⁱ Etsy, Daniel, Winston, Andrew. Green to Gold. New Haven: Yale University Press, 2006.
ⁱⁱⁱ Porter, Michel. Competitive Advantage: Creating and Sustaining Superior Performance. New York: Simon & Schuster, 1998.
^iv Odom, J. David; Scott, Richard. The Risk of Building Green in the Southeast. Southeast Construction, February 2008, P 37-40.
^v Obtained from http://www.usgbc.org/DisplayPage.aspx?CMSPageID=124 on February 10, 2008.
^vi Internet Source http://www.c2ccertified.com/ obtained March 2, 2008.
^vii Internet Source http://www.mbdc.com/c2c_ee.htm obtained March 19. 2008.
^viii Zweibel, Ken, et al. A Solar Gran Plan. Scientific American, Vol 298, No 1, Pg 64-73, January 2008.
^ix Internet source http://www.ec3global.com/products-programs/green-globe/ obtained March 2, 2008.