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GREEN BUILDING

Presentation to East King County Bar Association September 23, 2009 Jim Greenfield and Alan Middleton

Agenda

 (^) Overview of Green Building  Green Building Standards  (^) Green Building Incentives  Green Building Issues – Leasing  (^) Green Building Issues – Design and Construction

What is a “Green Building”?

 (^) “Green” or “Sustainable” buildings are characterized by:  (^) efficient management of energy and water resources  (^) management of material resources and waste  (^) restoration and protection of environmental quality  (^) enhancement and protection of health and indoor environmental quality  (^) reinforcement of natural systems  (^) analysis of the life cycle costs and benefits of materials and methods  (^) integration of the design decision-making process

What is a “Green Building”

 (^) “Metrics” for such “green” benefits are articulated and certified by LEED, BuiltGreen or other organizations  (^) Green standards measure different environmental qualities of buildings  (^) Each has a different emphasis and purpose

Why go “Green”?

 (^) Green makes business sense  (^) Increased flexibility to allow for longer building and TI useful life and reuse of materials  (^) Improved building performance  (^) Increased revenue (higher rents/sales price, improved productivity, fewer/shorter vacancies)  (^) Lower cost (utilities, costs of conversion)

Why Go “Green”?

 (^) Going “Green” is the “right thing”  (^) reduce carbon consumption,  (^) energy independence,  (^) encourage community,  (^) preserve natural systems

Green – Real or Just Marketing

 (^) LEED has been widely criticized :  (^) Focus is not on key factors in current climate change crisis – CO2 and energy  (^) Looks only at prescriptive design, not measurable performance  (^) Favors bells and whistles, not basic good design  (^) Too complicated, bureaucratic and expensive

Green – Real or Just Marketing

 (^) LEED not necessarily valued in marketplace  (^) 2009 RICS Study: LEED rating did not statistically improve rents while Energy Star rating associated with rents higher by 3.3%

“Defining Success Together”

 (^) Green Building legal issues revolve around:  (^) Identifying parties’ “values” and negotiating agreements that result in “wins”  (^) Allocating risks, benefits, burdens and responsibilities  (^) Anticipating and avoiding unnecessary trouble

Overview of Green Building

 (^) Green Building Standards  Green Building Incentives  (^) Green Building Leasing  Green Building Design and Construction

LEED Basics – Why LEED?

 (^) The “built environment” accounts for approximately:  (^) 40% of global consumption of raw materials  (^) 37% of primary U. S. energy consumption (operations)  (^) 68% of U. S. electricity consumption  (^) 12% of U. S. potable water consumption  (^) 40% of U. S. sold waste stream  (^) 35% of U. S. carbon dioxide emissions

LEED Basics – Why LEED?

 (^) Advertised as:  (^) Reducing environmental impact  (^) Reducing operating costs  (^) Increasing occupant comfort and productivity  (^) Other potential benefits:  (^) Higher rents?  (^) Higher sales price?

LEED Basics – Pilot Rating Systems

 (^) Neighborhood Development  (^) Encourage healthy living by creating compact, walkable, vibrant, mixed-use neighborhoods with good connections to nearby communities.  (^) Reduce urban sprawl  (^) Protect threatened species  (^) Increase transportation choice and decrease automobile dependence.  (^) 8 LEED-ND Pilot projects in Washington  (^) Including -- Thorton Place, South Lake Union

LEED Basics – Pilot Rating Systems

 (^) Retail  Health Care  (^) In cooperation with the Green Building for Health Care rating system