Making The Case For Green

The Green Roundtable

Making the Case for Green-Basic economics

Green Roundtable

Consulting, education, trainingand strategic planning

to create healthy environments byintegrating principles of

sustainability into mainstreamplanning, design and construction.

Objectives

- What are the key value-added propositions in greenbuilding? – i.e. selling green

- What are the basic economics of green building?

- How can we financially justify green?

- How can we sweeten the pot for our clients?

Answer the following questions:

- Why do green?

Why do green….

Some sad realities….

• Ozone depletion

• Air & water pollution

• Destruction of worlds forests & green spaces

• Species & biodiversity loss

• Acid rain

• Collapse of world’s fisheries

• Fresh water scarcity

• Topsoil loss; Soil contamination

Even if you don’t believe that the global warmingthreat is real, we are facing these certain realities:

And if global warming is real…

• Crop failure on a massive scale

• Increases in drought frequency

• Deadly heat waves

• Rising sea levels/ coastal flooding

• Increased frequency & duration of storm activity

• Expansion of desert areas

• Increases in disease vectors

On a more local or personal level…

• Rapidly rising energy costs

• Escalating prices on consumer goods

• Blackouts/ brownouts

• Water shortages

• Supply chain interruptions

• More frequent economic losses due to increased

storm intensity & flooding

The United States produces 25% of globalgreenhouse gas emissions. Americans

produce twice as much per person than otherindustrialized nations

Some sobering facts…

Water tables are now falling in countries thatcontain over half the world’s people

There are currently 1,243 EPA Superfundsites on the National Priorities List and 60

more proposed (as of 3/20/07)

The incidence of asthma has increaseddramatically over the last 25 years in the U.S.

and other industrialized nations.

The EPA estimates that indoor air can be upto five times as contaminated with VOCs as

outside air.

The EPA also reports that the airbornecontaminants found in our homes are threetimes more likely to cause cancer than the

pollutants outside

Cancer clusters have been identified insome more-affluent communities and have

been attributed to chemically-intensivelandscape management practices

A 15-year study in Oregon concluded thatwomen who work in the home have a 54%higher death rate from cancer than women

who work outside the home

China recently caught up to the United Statesin terms of overall energy consumption.

India isn’t far behind.

The U.S. & Canada are still the per capitaleaders by far

The U.S., with 5% of the worlds population,consumes more than a third of it’s resourcesand over a quarter of its energy resources.

Half of U.S. greenhouse gas emissions come frombuildings (construction/ operation)

Buildings account for nearly half of the total energyuse in the United States

Buildings represent the single largest energyconsumer in the U.S., followed by the transportation

sector

Where do buildings fit in…

Additional housing sector facts…

According to HUD, if Americans can reducehome energy use by 10% over the next ten

years (a doable number!), it will be theenergy equivalent of 40 new power plants

(600 Mw) and the greenhouse gas equivalentof 25 million vehicles

Additional housing sector facts…

There are more than 76 million residentialbuildings in the USA today

Estimates of residential energy consumptionas a proportion of the nation’s total energyload range from around 20 – 40%

From 2000 to 2005, winter heating costs fornatural gas increased by 115%, oil by 135%,and electricity by 18%

Food for thought….

Perhaps the most sobering fact of all…

It has been estimated that in order for the currentpopulation of the Earth to live at the same quality of life asthe industrialized nations, it would require the resources of

four ‘Earth equivalents’.

This we know…

As a nation, the United States uses a disproportionateshare of the world’s natural resources

We live on a planet of finite natural resources

We are currently using those resources at anunsustainable rate

This we know…

These conclusions are rooted in simple physics,chemistry, biology and economics

Energy prices are likely to trend in only one directionfor the foreseeable future! Most other resource pricesare likely to follow the same trend

A solution:Green Building

Why build green?

• Reduces the ecological footprint of the building

• Creates a safer and healthier indoor environment

• May improve property resale value

• Saves on utility expenses

• May increase affordability

• Typically results in a more durable, maintenance-free building

• Reduces our dependence on foreign oil

Building green:

• Provides security/ passive survivability

• Economics- Reducing energy cost/ protecting thebottom line

• Health- Maintaining a safe and healthy environmentfor one’s family & oneself

• Personal impact- Addressing the greater good-minimizing environmental footprint

The three prime movers (in order):

• The cool factor

• The “shiny metal objects” mentality

• Peer pressure

Some other motivators:

Defining green building:

The effective and responsible integrationof the built environment into the naturalworld to protect natural resources andensure healthy and comfortable indoor

environments

What makes it green?

• Low embodied energy (entire lifecycle)

• Minimizes impact on wildlife habitat, green space,waterways, etc

• Minimizes depletion of natural resources

• Poses minimal harm to humans during itsmanufacture, transport, installation, end-use ordisposal

The quantity of energy required to manufacture, andsupply to the point of use including:

• Extraction• Transportation• Manufacturing

• Assembly• Installation• Some definitions also include:

Disassembly & Removal

What is embodied energy?

Water Efficiency

Sustainable Sites

Energy & Atmosphere

Materials & Resources

Indoor Environmental Quality

Innovation & Design Process

The LEED Credit Categories

Cornerstones of green building (structure itself)

Site Site

How green is it?

• The “no-build” option is always the greenest way

• Smaller is greener

• More efficient material resources use is better

• The more durable (in use) & maintenance free thebetter

Selection criteria: Materials

• Efficiently uses energy & resources

• Contains high recycled material content

• Derived from rapidly renewable resources

• Can be reused/ recycled at the end of it’s useful life

• Can be down-cycled at the end of it’s useful life

• Biodegradable

Post-Consumer vs. Pre-Consumeraka Post-Industrial

Recycled Content

Defining green: Design resources

• Building America-http://www.eere.energy.gov/buildings/building_america/about.html

• Environmental Building News/ Greenspec-http://www.buildinggreen.com)

•http://www.austinenergy.com/Energy%20Efficiency/Programs/Green%20Building/Sourcebook/index.htm

Measuring Green:Rating Systems

• LEED - www.usgbc.org

• Energy Star Homes- www.energystar.gov

• International Energy Conservation Code (IEEC)-http://www.iccsafe.org/

• HERS (http://www.energy.ca.gov/HERS)

• Incorporate energy efficient design details

• Create a high-performance building envelope

• Employ water conservation strategies

• Employ natural daylighting techniques

• Use energy-efficient lighting, equipment & appliances

General strategies:

• Create comfortable & healthy indoor environments

• Minimize impact on building sites/ area

Economics of green building

Economic realities

Up front costs or first-costs of green buildingare often greater than conventional building

That doesn’t need to be the case!

Additional construction costs

Additional Pitfalls

• Uninformed & resistant code and municipal officials

• Products that ‘go away’

• Sourcing materials

• “Greening” small-scale projects

Keys to success

• Careful design

• Using a team approach between owners,design professionals and code officials, andbringing everybody together early in theprocess

• Early planning

Architects

BuildingOwners

Planners

Federal,Local,and StateGovernments

UtilityManagers

NonprofitLeaders

Engineers

BuildingTenants

PropertyManagers

ProductManufacturers

InteriorDesigners

CodeOfficials

LandscapeArchitects

FinancialPlanners

• Start planning and design as early as possible

• Adopt a systems approach during the designphase- understand that virtually all systems/components affect the others

• Determine ‘lead time’ on products as early aspossible- this may allow some flexibility in shipping,will minimize project delays, etc.

• Design carefully and then finalize your design asearly in the process as possible- change orders canbe expensive!

• Make sure that you understand the properties ofthe materials and how to use them! Do yourhomework

Managing up-front costs (& expectations!)

Managing up-front costs, continued

• Right-size systems- Don’t use rule of thumbapproaches

• Use a trade-off approach- offset increased cost inone product or system through savings in another

• Go green by incorporating no-cost design featuresand elements– The Low-hanging Fruit

• Offset increased first cost with rebates & incentives

• Match the project scale to the genuine space needs ofthe client!

Underlying all:

ScaleScaleScale

The average size of a U.S. single-familyhouse has increased by 33% since 1975. At

the same time average family size hasdecreased.

Consider this:

• Take advantage of marginal cost of installing higherquality materials- e.g. adding thicker insulation(reduces life-cycle cost, but maybe not up front cost)

Managing up-front costs, continued

Justifying increased up-front costs

Making the case for reduced Life-Cycle Cost or TotalCost of Ownership (TCO):

• Green buildings usually use less energy to operatethan their conventional counterparts

• Green buildings are typically more durable &maintenance-free due to the application of soundprinciples of building science

• There are typically additional benefits that help towarrant the increased cost

The trump card

A University of Michigan study demonstrated thatgreater than 90% of the embodied energy in a home

is attributable to operating energy

Reduce operating energy and potentially reduceTCO significantly

Low-hanging Fruit(A sampling)

Using the site

• Take advantage of existing vegetation if possible-deciduous trees for shading; coniferous trees aswind breaks

• Site structure on south-facing slope for maximumsolar gain; take advantage of wind & solar resources

• Use natural terrain features to protect structure fromcold winter winds

• Site structure downwind from lakes, ponds, wetlandsfor natural cooling

• Take advantage of hills that funnel breezes

• Use earth-berming if topography permits

Building orientation/ layout

• Orient structure along East-West axis; i.e. long sidefacing south

• Minimize glazing area on north, northeast & west-facing walls

• Maximize glazing on south-facing walls tomaximize winter solar gains

• Incorporate buffer spaces in structure- closets alongoutside walls, vestibules, enclosed porches, etc.

• Minimize surface area-to-volume ratio; avoidcomplicated designs w/ many intersecting planes

Sustainable sites: Low-hanging fruit

• Minimize heat urban island effect by using light-colored pavement

• Use landscape features that allow stormwater topercolate into soil- e.g. bioswales

• Manage stormwater by using pervious paving

• Use water conserving landscape maintenancepractices– Xeriscaping, native plantings, etc.

• In general, minimize site disturbance

Common name Botanical Name HeightAmur Maple Acer ginnala 20'-25'

Austrian Pine Pinus nigra 50'

Japanese Black Pine Pinus thunbergii 6-10'

Cornelian Cherry Cornus Mas 20-25'

London Plane Platanus x acerifolia 50'

White Oak Quercus alba 50'

Low-water trees:

Common name Botanical Name HeightBroom Cytisus scoparius 5-6'

Flowering Quince Chaenomeles specoisa 6'-10'

Junipers Juniperus sp. 2'-9'

Cinquefoil Potentilla 3'-4'

Butterfly Bush Buddleia davidii 6-10'

Rose-of-Sharon Hibiscus syriacus Diana 6-8'

Winterberry Ilex verticillata 8-10'

Mugo Pine(dwarf) Pinus mugo 3-4'

Low-water shrubs:

Common name Botanical Name HeightBearberry Arctostaphylos uva-ursi 6-8"

Creeping Lilly-turf Liriope spicata 6-8"

Violets Viola sp.. 6-8"

Snow-in-Summer Cerastium tomentosum 6-8"

Low-water groundcovers:

Common name Botanical Name HeightNew England Aster Aster Novae-angliae 15-30"

CommonBlanketflower Gaillardia aristata 24-36"

Moonbeam Coreopsis verticillata 24-36"

Purple Coneflower Echinacea purpurea 24-36"

Low-water perennials:

Materials: Low-hanging fruit

• Employ advanced framing techniques

• Keep it small!

• Use structure as finish

• Use salvaged/ surplus materials

• Use low-VOC paints, sealants & adhesives

Design strategies: Advanced Framing

• Saves on labor cost since fewer “sticks” installed

• Saves on framing lumber expense

• Reduces lumber disposal cost/ impact

• Savings estimates range to 20% of overall framingexpense

• Improves thermal envelope of building– moreplaces to insulate!

• Can offset the cost of using FSC-certified lumber

Advanced framing & efficiency

• Provides more room for insulation!

• Reduces bridging heat loss

Advanced Framing

• “Right-sized” headers; insulated, engineered headers

• Features 2 x 6 studs on 24” centers

• Jack studs eliminated at window openings

• No headers in non-load bearing partitions

• Single top plate if trusses/ roof rafters placeddirectly over wall studs

• Open corner framing (2-stud corners)

• Ladders at T-intersections

Durability: Low-hanging fruit

• Minimize roof penetrations

• Maintain proper grading & ground clearances

• Incorporate overhanging roofs

• Keep vegetation away from structure

• Use well-designed wall sections

Energy: Low-hanging fruit

• Right-size systems

• Use structured plumbing & PEX piping

• Move ductwork into conditioned space

• Spec Energy Star

• Use zone lighting

• Use natural daylighting strategies

• Use zoned heating

Cooling

Use ceiling fans w/ cathedral or high ceilings toeliminate temperature stratification (both heating andcooling season)

Shade air conditioner and heat pump condensers w/vegetation or artificial shading (be careful w/ deciduousvegetation) if you have to locate on sunny side

Locate AC/ heat pump condensers on N or NE orNW side out of direct sun!

Cooling

Use deciduous vegetation on south, SW and westsides of structure for summer shading; use vines ontrellises too

Use coniferous (evergreen) trees/ shrubs to redirectbreezes/ wind

Install awnings, overhangs and other shadingstructures, such as pergolas

Make sure attic space is well vented

Take advantage of prevailing winds for natural cooling

Maximize cross-ventilation

Use building elements to funnel winds (e.g. casementwindows)

Use light-colored shingles or roof membrane on very lowpitched or flat roofs

Cooling

A sampling of strategies &approaches for reducing life-

cycle cost or TCO

Green Practice:Water conservation

Order a free water saving kit at:www.mwra.com/04water/html/watsense.htm

MWRAA water conservation resource

Water conservation

• Use low-flow showerheads & faucet aerators

• Collect rainwater in rain barrels for landscapeirrigation

• Incorporate graywater systems

• Use demand pumps in supply system

• Use dual-flush or composting toilets; waterlessurinals

The Portland Group- Splash Showroom244 Needham St.Newton, MA 02164617.332.6662

Coroma Dual-Flush Toilet Source

See: http://www.caromausa.com/products/toilets.htm

Green Systems:Gray water

Gray water

• Collected from drain-waste-vent system other thantoilets & kitchen sinks with garbage diposals (“Blackwater”)

• May be difficult to get local code approval

• Generally used for flushing toilets, landscapeirrigation & other non-potable, utility purposes

http://www.gaiam.com/product/eco-home-outdoor/energy-efficient-climate-control/energy-saving-tools/toilet+lid+sink.do

Gray water: A direct approach

Rainwater collection

• For 1000 sq ft roof area, 15 – 25,000 gallons ofrainwater can be collected annually in Eastern states

• Using rainwater helps to maintain aquifers and publicwater supplies at adequate levels

• Combined with drip-irrigation systems, collectedrainwater can keep landscaping vibrant even duringdrought conditions

• Rainwater does not contain minerals, so it ispotentially better for use as laundry/ wash water

• Rainwater does not contain chlorine so it is better forplants, garden ponds, etc.

• Rainwater is free, and inexpensive to collect & store!

http://www.cleanairgardening.com/33galrainbar.html

Xeriscaping (low-water-landscaping)

• Two major aspects:-Making maximum use of available precipitation-Selecting species with low water requirements

• Use drip irrigation & soaker hoses

• Use mulches

• Create water retention landscape features

• Group plants

• Use native plantings, they are better suited to naturalrainfall patterns

• Use plantings to create windbreaks & shade toprotect from drying winds and sun

Drip emitters

Soaker Hose

Energy ConservingDesign Strategies (a sampling)

Design Strategies: Thermal mass

Thermal mass:

• Can be used to store heat in winter

• Can help to moderate temperatures year-round

• Key element in passive solar design

Thermal mass: How to incorporate

• Masonry veneers on exterior walls

• Masonry finishes on interior walls & floors

• Fireplaces, chimneys & interior masonry features

• Thickened walls- e.g.double drywall layer

• Green roofs

• Cob & masonry construction

• Water features/ elements

Thermal mass: additional benefits

• Acoustic comfort

• Increased structural integrity in some situations

Design Strategies: Green roofs

• Properly designed, can pay for themselves in 10 –15 years via reduced energy cost

• Especially effective in reducing cooling costs

• By some estimates, can reduce cooling costs by upto 30% in single-story structures

Green roofs: additional benefits

• Can provide stormwater management

• Reduce urban heat islands

• Help to minimize global warming

• May extend the life of your roof

• Provides green space & wildlife habitat

• Improves acoustic comfort

Design Strategies: Passive solar

Passive solar

Basic requirements:

• Collect it…

• Retain it…

• Store it…

• Distribute it…

Free heat from the sun; ‘greenhouse effect’ (goodkind!); good southern exposure/ solar aperture needed

5 Major elements ofPassive Solar

• Aperture/ Collector (glazing)

• Absorber

• Distribution

• Thermal storage (mass)

• Control

Requirements

• Glazing area to collect sunlight- 7% rule- So.-facing

• Window insulating system (and good buildingenvelope insulation) to keep heat in at night

• Thermal mass- needed to store heat if net windowarea is more than 7% of total floor area

• Shading—vegetation (deciduous), or shadingstructures like awnings, roof overhangs andpergolas, to prevent overheating during warmer mos.

Requirements,cont.

• Distribution system—to remove excess heat toother parts of house where it may be needed inwinter

• Ventilation system—to remove excess heat tooutside during warm weather

Passive Solar Rules-of-Thumb

• Orientation of aperture area should be within 30degrees of true south

• Aperture should ideally be shade-free from 9am –3pm

• Direct gain systems are most common and easiestto integrate into most designs; glazing should notexceed 12% of building floor area

• South-facing glass should be vertical and shouldhave some kind of overhanging to shade fromsummer sun

• Thermal mass can help to moderate temperature insummer as well as store heat in winter

Passive Solar Rules-of-Thumb

• Skylights should be avoided on all but north andnortheast-facing roof surfaces, as they can otherwisecontribute to overheating in the summer, and won’tprovide appreciable gains in the winter due to lowangle of sun

• Deciduous trees can provide good summershading, but should not be located too close tohouse/ sunspace, as trunk/ branches may providetoo much shade in winter

• In sunspaces, may need powered ventilation tominimize summer overheating

• Well designed passive solar can provide 5 –25% ofspace heating needs with no added cost

Angled glass may not be the best configuration,especially without an overhang!

Skylights may contribute to summer overheatingand winter heat loss.

Frost-protected Shallow Foundations

• Improves thermal performance

• Reduce excavating expense

• Reduce site impact

• Reduce material expense

• Note: Local code officials may be resistant toapproving this foundation system

Design Strategies: Natural daylighting

• Can reduce lighting loads and cooling loads

• Residential systems typically consist of skylights,clerestory windows or tubular daylighting devices(TDD’s; “sun tubes” or “light tubes”)

• Improves indoor environmental quality

Design Strategies: Natural daylighting

• Skylights in south, southwest and west-facing roofscan contribute to summer overheating

• Skylights in more north-facing roof surfaces cancontribute more light on cloudy days

• TDDs may contribute less to overheating

Sky tube (TDD)

Natural daylighting

• Light-colored walls reflect light deeper into structure

• Light shelves can serve the same purpose, andaccomplish this w/o excessive glare; they provideshading as well

• Combine daylighting strategies with photo-resistorcontrolled lights to avoid excessive lighting duringdaytime

• Wide windowsills/ shelves can reflect light as well,but may contribute to glare

• Landscape features can be utilized for reflectinglight into interior as well (paved surfaces, waterfeatures, etc)

Light shelves shade windowwhile providing natural daylightvia light reflected from topsurface

Can help light to penetratedeeper into structure

Suggested Room SurfaceReflectances:Ceilings: > 80%Walls: 50%-70%Floors: 20%-40%Furnishings: 25%-45%

RADIANCE is a lighting anddaylighting visualization tooldeveloped by LBNL and is availableover the web:http://radsite.lbl.gov/radiance/

Lighting & Daylighting Analysis

Green Practice:Improving the Building Envelope

Building envelope, definition

All of the elements of a building that separate andisolate the outdoor environment from the indoorenvironment. This may include walls and wall finishes,roofs and roof finishes, doors, windows, skylights andbasement floors and walls.

Key Principle- Saving home energy

As a general rule, for the average home/homeowner, the greatest energy savings will beachieved through managing the demand side of

the equation, rather than the supply side.

In other words, you’ll get better bang for your buckthrough energy conservation measures, like insulating

& minimizing air infiltration, than incorporatingexpensive renewable energy systems such as wind

and solar.

An exception:

Exceptions to this may include passive solar, andsituations where you qualify for a substantial rebateand/or credit for other renewable energy systems(keep in mind the embodied energy of systemsthough!)

There are other compelling reasons to performupgrades like this, such as reduced reliance onforeign energy resources, promotion of renewableenergy & local industry, passive survivability, etc.

Preventing heat loss

• Air seal (prevent infiltration)

• Best bang for buck through air sealing! Begin here!

• Insulate

• Use landscape features- vegetative shields, etc.

• Address lifestyle issues

Building envelope, functions

• Protect structural elements and interior of structurefrom weather, esp. moisture

• Help to maintain proper thermal regime withinstructure

• Help to maintain proper humidity regime withinstructure

• Prevent infiltration of outside air and contaminants

• Acoustically isolate interior of structure from outsidenoise

• In essence, act as ‘membrane’ for the structure

Building envelope failure

• External water leaks leading to:-Damaged structural elements-Damaged interior finishes-Insulation failure-Damaged interior furnishings and appliances-Mold problems

• Air leaks leading to:-Infiltration of unconditioned air/ Drafts-Direct escape of conditioned air to outside-Infiltration of outdoor contaminants

• Excessive accumulation of interior moisture in wallcavities causing structural/ insulation failure & mold

• Excessive heat transfer from inside to outside

Building envelope components

• Exterior finish- wood siding, vinyl siding, brick, etc.

• Weather membrane/ air barrier/ drainage plane-building paper, Tyvek, Typar, etc.

• Exterior sheathing- usually plywood or OSB

• Wall/ ceiling cavities (inc. structural members &insulation)

• Vapor retarders/ barriers

• Interior wall finish

• Doors & windows

Codes and standards

• Sixth edition of MA building code was officiallysuperseded by 7th edition as of January 1st, 2008

• New MA energy code based on 2006 InternationalEnergy Conservation Code; more stringent

• Better to follow Energy Star Homes or HERSguidelines for maximum energy efficiency and codecompliance (see resources slide)

Minimizing air infiltration(sealing building envelope)

• Min .35 Air changes per hour (ACH) for goodventilation; max .50 for energy efficiency (EnergyStar)

• Openings to attic spaces are some of worst offenders

• Seal obvious openings- pipe penetrations, atticscuttles, electrical receptacles, recessed lights, etc.

• Any place where two building planes meet is goodcandidate for air sealing

• For additions/ new construction, use exterior airbarrier to minimize infiltration

Housewrap tominimize airinfiltration &protect frommoisture

Blower doortest tomeasure airleakage

Air leakage pathways

Air leakage proportion through various pathways

Attic hatches/ scuttles are a major leakage pathway

A commercial solution for attic openings

Making The Case For Green

Documents

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