Author: abrahamwien18

Water Conservation Tips from National Geographic

Posted on April 22, 2016April 22, 2016 by abrahamwien18

In honor of Earth Day, we wanted to share some water conservation tips that make it easy for everyone to do their part.

Toilets, Taps, Showers, Laundry, and Dishes

1994 was the year that federally mandated low-flow showerheads, faucets, and toilets started to appear on the scene in significant numbers.
On average, 10 gallons per day of your water footprint (or 14% of your indoor use) is lost to leaks. Short of installing new water-efficient fixtures, one of the easiest, most effective ways to cut your footprint is by repairing leaky faucets and toilets.
If you use a low-flow showerhead, you can save 15 gallons of water during a 10-minute shower.
Every time you shave minutes off your use of hot water, you also save energy and keep dollars in your pocket.
It takes about 70 gallons of water to fill a bathtub, so showers are generally the more water-efficient way to bathe.
All of those flushes can add up to nearly 20 gallons a day down the toilet. If you still have a standard toilet, which uses close to 3.5 gallons a flush, you can save by retrofitting or filling your tank with something that will displace some of that water, such as a brick.
Most front-loading machines are energy- and water-efficient, using just over 20 gallons a load, while most top-loading machines, unless they are energy-efficient, use 40 gallons per load.
Nearly 22% of indoor home water use comes from doing laundry. Save water by making sure to adjust the settings on your machine to the proper load size.
Dishwashing is a relatively small part of your water footprint—less than 2% of indoor use—but there are always ways to conserve. Using a machine is actually more water efficient than hand washing, especially if you run full loads.
Energy Star dishwashers use about 4 gallons of water per load, and even standard machines use only about 6 gallons. Hand washing generally uses about 20 gallons of water each time.

Yards and Pools

Nearly 60% of a person’s household water footprint can go toward lawn and garden maintenance.
Climate counts—where you live plays a role in how much water you use, especially when it comes to tending to a yard.
The average pool takes 22,000 gallons of water to fill, and if you don’t cover it, hundreds of gallons of water per month can be lost due to evaporation.

Diet

The water it takes to produce the average American diet alone—approximately 1,000 gallons per person per day—is more than the global average water footprint of 900 gallons per person per day for diet, household use, transportation, energy, and the consumption of material goods.
That quarter pounder is worth more than 30 average American showers. One of the easiest ways to slim your water footprint is to eat less meat and dairy. Another way is to choose grass-fed, rather than grain-fed, since it can take a lot of water to grow corn and other feed crops.
A serving of poultry costs about 90 gallons of water to produce. There are also water costs embedded in the transportation of food (gasoline costs water to make). So, consider how far your food has to travel, and buy local to cut your water footprint.
Pork costs water to produce, and traditional pork production—to make your sausage, bacon, and chops—has also been the cause of some water pollution, as pig waste runs into local water sources.
On average, a vegan, a person who doesn’t eat meat or dairy, indirectly consumes nearly 600 gallons of water per day lessthan a person who eats the average American diet.
A cup of coffee takes 55 gallons of water to make, with most of that H2O used to grow the coffee beans.

Electricity, Fuel Economy, and Airline Travel

The water footprint of your per-day electricity use is based on state averages. If you use alternative energies such as wind and solar, your footprint could be less. (The use of biofuels, however, if they are heavily irrigated, could be another story.) You would also get points, or a footprint reduction, for using energy-star appliances and taking other energy-efficiency measures.
Washing a car uses about 150 gallons of water, so by washing less frequently you can cut back your water use.
A gallon of gasoline takes nearly 13 gallons of water to produce. Combine your errands, car pool to work, or take public transportation to reduce both your energy and water use.
Flying from Los Angeles to San Francisco, about 700 miles round-trip, could cost you more than 9,000 gallons of water, or enough for almost 2,000 average dishwasher loads.
A cross-country airplane trip (about 6,000 miles) could be worth more than 1,700 standard toilet flushes.
Traveling from Chicago to Istanbul is just about 10,000 miles round trip, costing enough water to run electricity in the average American home for one person for more than five years.

Industry—Apparel, Home Furnishings, Electronics, and Paper

According to recent reports, nearly 5% of all U.S. water withdrawals are used to fuel industry and the production of many of the material goods we stock up on weekly, monthly, and yearly.
It takes about 100 gallons of water to grow and process a single pound of cotton, and the average American goes through about 35 pounds of new cotton material each year. Do you really need that additional T-shirt?
One of the best ways to conserve water is to buy recycled goods, and to recycle your stuff when you’re done with it. Or, stick to buying only what you really need.
The water required to create your laptop could wash nearly 70 loads of laundry in a standard machine.
Recycling a pound of paper, less than the weight of your average newspaper, saves about 3.5 gallons of water. Buying recycled paper products saves water too, as it takes about six gallons of water to produce a dollar worth of paper.

National Geographic
View original article here

U.S. Green Building Council’s New Report Reveals Hospitality Industry Poised for Tremendous Growth in Green Building

Posted on March 31, 2016March 31, 2016 by abrahamwien18

U.S. Green Building Council’s New Report Reveals Hospitality Industry Poised for Tremendous Growth in Green Building

LEED in Motion: Hospitality report highlights hotel brands across the world incorporating LEED and other sustainability practices

Washington, D.C. — (Feb. 18, 2016) — Today, the U.S. Green Building Council (USGBC) released its LEED in Motion: Hospitality report, which showcases tremendous industry growth in green building and defines the scale up opportunities for the hospitality sector. More than 109 million square feet of hotel space is currently LEED certified, and the report highlights some of the most impressive LEED-certified hotels throughout the world.

“Across industries we are seeing an increase in consumer demand toward sustainability practices, and no industry is better poised to meet these demands than hospitality. This growing sector is rapidly adopting green buildings because owners and developers want to enhance their triple bottom line – people, planet and profit,” said Rick Fedrizzi, CEO and founding chair, USGBC. “LEED is a transformative tool that positively impacts the quality of our built space by creating a healthier, more sustainable environment that saves money and resources.”

Hotels consume natural resources at an extraordinarily high rate as they are occupied 24 hours a day, seven days a week. With more than five billion square feet of space in the U.S. alone, there is an enormous opportunity for the industry to transform the impact of the built environment. A

LEED (Leadership in Energy & Environmental Design), the world’s most widely used green building rating program, has a growing presence in the hospitality industry – and the number of LEED-certified buildings is expected to continue at a strong pace. Currently, there are more than 1,400 hotels participating in LEED representing 638.7 million square feet. Of that, there are more than 300 LEED-certified hotels comprising nearly 109.2 million square feet of space.

According to a recent study by McGraw Hill Construction, green construction in the hospitality sector has increased by 50 percent from 2011-2013 and now represents 25 percent of all new construction in the sector today. USGBC’s recent Green Building Economic Impact Study also found that across industries, green construction is outpacing that of traditional construction and is poised to create more than 3.3 million U.S. jobs and $190.3 billion in labor earnings by 2018.

LED Lighting: Both Art and Science

Posted on March 31, 2016March 31, 2016 by abrahamwien18

By Julie Lundin, Founder,
Director of LEED Process Management for Emerald Skyline Corporation

As a registered commercial interior designer and as a LEED AP (Leadership in Energy and Environmental Design Accredited Professional), I balance the aesthetics of lighting, the “art” and the technical knowledge the “science” when finding solutions for our clients project needs. Lighting is for people, so there must be an understanding of the visual quality users need for health, safety, productivity and enjoyment. Combining the needs of people, with the aesthetics desired and the rapidly changing technical knowledge are key when specifying lighting for any project. In addition, today’s buildings also require the need to consider the economics, sustainability and impact on the environment when making our decisions.

“More and more, so it seems to me, light is the beautifier of the building.”
Frank Lloyd Wright – Architect

Whether you are an individual homeowner or a business involved in commercial spaces you have probably noticed the rapidly evolving lighting product market. The standard incandescent bulbs that Edison invented and we all used for years are no longer available. They are being phased out by the federal government. Next, CFL’s (compact fluorescent lights) became the go to option for customers seeking an inexpensive, energy efficient replacement for the standard incandescent bulb. However, CFL’s have had issues with the quality of light which was perceived as harsh by users, they were slow to warm up and difficult to dim, and contain mercury. CFL’s are now also being phased out. General Electric announced earlier this year that they will stop making and selling these bulbs in the U.S. by the end of 2016. “Now is the right time to transition from CFL to LED,” said John Strainic, chief operating officer of consumer and conventional lighting at GE Lighting. Per Mr. Stranic, retailers are also moving away from CFL’s which will have a harder time qualifying for the Energy Star rating under regulations proposed for next year.

Initially LED’s were expensive but gained customer support because they offer better light quality. As with many emerging technical and consumer products, prices for LED bulbs have dropped steadily as manufacturing has increased and the products have been embraced in the mainstream. Manufacturers and retailers have also used coupons and rebates to further bring down the cost. Even as the prices are dropping the technology of LED’s has improved over the years.

There is no denying the energy efficiency of LED’s but other performance factors should be taken into consideration when deciding which product will work best for the intended use.

LED Glossary and Performance Factors

Efficacy – the rating for lumen output per watt, an easy measurable metric that compares the energy consumption and output of different light sources. Per Eric Lind of Lutron Electronics, the efficacy rating is starting to lose its relevance in favor of overall performance measurements. “If I’m trying to evaluate how much it costs to operate a building, lumens per watt is a good measurement,” says Lind. “The challenge is that buildings are there for a purpose and the color and quality of light have an impact on the people inside”.

Color Rendering Index – CRI is a measurement of a light sources accuracy in rendering different colors when compared to a reference light source with the same correlated color temperature. The closer a light source is to a score of 100, the better its color rendering. The higher the CRI, the better the visual perception of colors. Energy Star requires eligible fixtures to use lamps with a CRI above 80.

Lumens – Lumens are the perceived brightness of a lamp (bulb) and one part of a light sources distinct character.

Color Temperature – The other part of a light sources character, color temperature is a description of the warmth or coolness of a light source. Color temperature is measured on the Kelvin scale and is not the ambient hot/cold temperature of our surroundings. Confusingly the Kelvin scale goes backwards, the higher the color temperature, the cooler the light gets and the lower the color temperature, the warmer the light gets.

An example of color temperature application in a commercial building interior, a warmer (i.e. lower color temperature) light is often used in public areas to promote relaxation, while a cooler (higher color temperature) light is used to enhance concentration in offices. Lighting is one of the most important items that should be addressed in every space. An improperly lighted space can cause accidents, eyestrain, impact the occupant mood, and even how people look.

Color temperature and lumens are the new specifications that people need to know when choosing LED lamps.

Watts – Watts are what we used to measure brightness in the use of incandescent and CFL’s. With LED’s, lumens are the indicator of indicator of brightness.

Controllability – the option of changing light levels and color temperature to suit individual needs and important to user satisfaction.

LED Lighting Retrofits – The Low Hanging Fruit

In commercial facilities, lighting efficiency improvement is the simplest energy saving strategy, “the low hanging fruit”. Lights consume from 15 to 40 percent of the annual energy use for most buildings and are usually less expensive to change than other systems. Often there is more than energy savings in most lighting improvement projects:

Lower Cooling Costs – Lights generate waste heat, improved lighting efficiency can lower your air conditioning costs.

Demand Savings – Reducing the amount of electricity used for lighting may reduce peak demand billing costs.

Increased Occupant Productivity – Better lighting may permit faster work patterns with fewer errors and increased productivity.

Reduced Absenteeism – Improper lighting can cause glare which results in fatigue, headaches and absenteeism.

Increase Safety and Security – Proper light levels reduce the possibility of as well as improve the safety of the employees and vehicle traffic. LED retrofits of parking garages and parking lots are important for employee safety and security.

Lower Maintenance Costs – LED light sources have a longer lamp life than incandescent and CFL’s resulting in lower lamp replacements and labor costs.

Lighting is one of the most important items that should be addressed in any building. It has the capability to impact the occupants, the cost of operations and the environment. The Emerald Skyline team can assist you with your LED lighting retrofit project resulting in energy savings, lower cooling costs and most importantly occupant health, safety and productivity. Lighting has the ability to positively transform any space, a true blend of art and science.

G.E. to Phase out CFL Bulbs

http://www.nytimes.com/2016/02/02/business/energy-environment/ge-to-phase-out-cfl-light-bulbs.html?_r=0

Long Lasting LED Bulbs Now 90% Cheaper

http://time.com/money/3831356/cheap-led-lightbulb-philips/

Industrial Assessment Center – Energy Web Tool

http://iac.missouri.edu/webtool/TaskDocuments/lighting/lighting.html

The Price of Water is Rising: Time to start conserving to improve the bottom-line

Posted on February 2, 2016 by abrahamwien18

by Paul L. Jones, CPA, LEED Green Associate
Emerald Skyline Corporation PRICE of H2O

America’s water treatment and supply networks were built in the decade following World War II – 60 to 70 years ago. The results of those investments fueled a generation of widespread economic growth, prosperity and improvement in public health. However, the thousands of miles of distribution pipes beneath city streets, the lengthy water transport and treatment infrastructure are now cracked and brittle. The bill to repair and renew America’s long-neglected water systems are now coming due – and it will not be cheap.

Distribution pipes, which run for thousands of miles beneath a single city, have aged beyond their useful life and crack open daily. Some assessments estimate the national cost of repairing and replacing old pipes at more than US 1 Trillion over the next 20 years. In addition, new treatment technologies are need to meet the Safe Drinking Water Act and Clean Water Act requirements, and municipal water companies must continue to pay on their debts.

Add to the needed infrastructure costs, the impact of droughts and sea level rise which are affecting the three most populous states in the country (California, Texas and Florida) and water managers are seeking ways to reduce consumption – with price increases as one way to encourage conservation. The EPA has identified at least 36 states that have experienced, or can anticipate, some type of local, regional or statewide water shortage which will have a significant impact on both consumers and commercial facilities.

According to an annual pricing survey by Circle of Blue, the price of water rose six percent in 30 major US cities last year and it has risen 41% since 2010. Brett Walton, Circle of Blue, 4/22/2015

“In Chicago and neighboring communities that depend on the City for their water supply, a 25% rate increase took effect on 1/1/2012. The rate went up again in 2013 by 15%, and will increase again by 15% in 2014. That’s a 55% increase over a 3-year period. Even though American municipalities have traditionally underpriced water, a 55% increase in such a short amount of time is an indication that a serious problem exists – with no resolution in sight.” Klaus Reichardt, Environmental Leader, 10/14/2013

Further, more than 40 US cities are required to make massive investments in wastewater treatment capacity which are driving sewer rate increases as Federal grants that funded the current generation of sewage treatment facilities are no longer available so municipal utility companies must finance these projects on their own. In other words, they will be increasing sewer fees in order to keep our water clean.

“We expect water rates to continue to grow above inflation for some time. We don’t see an end in sight.” Andrew Ward, director of US Public Finance, Fitch Ratings.

It is clear that the cost of water and wastewater services are going to continue to increase at rates well above the consumer price index.

Commercial and institutional buildings use a large portion of municipally-supplied water in the United States. In fact, the EPA estimates that facilities such as schools, hotels, retail stores, office buildings and hospitals account for up to 17% of publicly-supplied and 18% of energy use. The three largest uses of water in office buildings are restrooms, heating and cooling, and landscaping.

Accordingly, implementing water-efficiency measures, while resulting in immediate savings will also serve to reduce the financial impact of future rate increases – a hedge against inflation, if you will. According to the EPA, which has established Water Sense at Work: Best Management Practices for Commercial and Institutional Facilities, “the benefits of implementing water-efficiency measures, in and around office buildings can include reducing operating expenses as well as meeting sustainability goals. In addition to water savings, facilities will see a decrease in energy costs because of the significant amount of energy associated with heating water.

NOTE: Water efficiency refers to long-term reduction in water consumption that is not in response to any current water shortages. Water-efficient systems enable a facility to meet users’ needs while using less water than conventional equivalents.

Water consumption in commercial and institutional buildings is dependent on many factors: The age of the building, the local climate, the use of the facility, the existence of a kitchen facility or restaurant amenity and the type and age of the HVAC system. However, in virtually all venues, the restrooms are the primary consumer of water. Accordingly, the best place for building owners and managers to start is the restroom.

Before introducing some water conservation strategies, the greatest impediment to achieving meaningful water savings in office buildings is the common disconnect between the accountant who pays the bills, the building owner, the tenants, the building manager or engineer and the various third-party contractors that maintain the facility and equipment. In multi-use or multi-tenanted properties, water saving potential is frequently great, but successful implementation of changes always requires a cooperative effort from all of the stakeholders.

Like an energy audit that identifies the main users of energy and benchmarks use, the best way to identify water conservation measures is to establish a water savings plan that benchmarks the ways water is consumed and prioritize them. Water conservation will vary in a commercial setting depending on the building type and use. While hospitals and office buildings require a large water volume for mechanical systems, hotels and restaurants require high usage in laundry and food service applications, respectively.

Determining the applications that have the greatest water consumption is critical to prioritize the overall goals and budget. One way to do this is by installing sub-meters in various facility locations (such as restrooms, cafeteria and food service areas, different floors or blocks of floors, etc.) and then monitoring water consumption in each area. This can provide insight into where water is being used and can also point out inconsistencies in water consumption—information that can sometimes result in significant savings.

For instance, a facility might find that one block of floors uses far less water than another block. Is this because there are fewer people on those floors? Or are there plumbing leaks or older fixtures in the block using more water? Tracking water use allows building engineers to move quickly to identify problem areas within a building’s water systems.

Once the systems and their water usage have been determined, a water savings plan can be developed. A water savings plan will inventory the systems in-place, identify water-efficient alternatives and estimates of the costs and benefits of each component of the plan. The benefits of water efficiency efforts can be measured by calculating the difference between what the building owners/managers previously spent on water and related operating costs and what they spend after water efficiency programs are implemented. The return on investment of new equipment, fixtures, and other water-related items can also be calculated over the lifetime of a water efficiency project, and includes such things as reduced maintenance, water, sewer, and related energy costs.

Typical Water Efficiency Plan Components

Below is a quick summary of how a typical commercial facility can use water more efficiently:

Toilets. Replace older toilets with fixtures that meet or exceed Uniform Plumbing Code (UPC) and International Plumbing Code (IPC) requirements: 1.6 gallons of water per flush. Some newer toilets, including high-efficiency and dual-flush models, use even less water than that. Facility System Solutions, in a 7/14/2014 article entitled “Mandated high-efficiency toilets pay off” reports that since being required by the Energy Policy Act of 1992 “low flow toilets have saved enough water to fulfill the needs of Los Angeles, Chicago and New York for two decades.” Further water reductions are achieved through dual-flush or high-efficiency EPA WaterSense-labeled toilets.

Faucets. Replace existing faucets or install restrictive aerators to reduce water use from approximately 2.2 gallons per minute to 0.5 gallons per minute.

Urinals. Again, replace older fixtures with newer models that use less water (one gallon of water per flush or less). However, facilities can achieve far greater savings by installing waterless urinal systems (unfortunately, many building codes do not allow these fixtures). Further, according to a study by the Rand Corporation, waterless urinals often provide a significant savings due to their lower annual maintenance costs, in addition to the benefits incurred from reduced water use.

Alternative water sources. Some facilities, and even some legal jurisdictions, have installed or are planning to install “greywater” distribution systems. Grey water is tap water soiled by use in washing machines, tubs, showers, and bathroom sinks that is not sanitary, but it’s also not toxic and generally disease-free. Grey water reclamation is the process that capitalizes on the water’s potential to be reused instead of simply piping it into a sewage system. While this water is considered non-potable (that is, not for human consumption), it can usually be used for toilets and traditional urinals, as well as for plant/landscape irrigation in some cases.

Another “alternative” water source is rainwater which can be harvested where capturing and storing rainwater is an easy and effective way to conserve water through a commercially viable payback period. Selecting a rainwater harvesting system is dependent on the collection area of the commercial site and the intensity of rainfall in the particular region of the country. Once the availability and demand are calculated, the system should be designed to meet the daily demand throughout the dry season.

Cooling tower water recovery is another “alternative” source of water. Cooling towers remove heat from a building’s air conditioning system by evaporating some of the condenser water. Since all cooling towers continually lose water through evaporation, drift, and blowdown, they can consume a significant percentage of a building’s total water usage. Towers that are in good condition, operated properly, and well maintained allow chillers to operate at peak efficiency. Some cooling towers can use recycled water like stormwater or grey water if the concentration ratio is maintained conservatively low. Similarly, blowdown water may be reused elsewhere on-site.

Leak Detection. In most cases, leaky restroom fixtures and pipes are only fixed when they become excessive or cause problems, such as water pooling on floors. Leak detection systems in critical or remote locations tied to a BAS to notify maintenance staff of water leaks ensure a quick response before building walls, ceilings, and equipment are permanently damaged. A formal leak detection program—in which building engineers regularly check all fixtures and major plumbing connections on a set schedule — can save literally thousands of gallons of water annually.

And, finally, educate the users. Water conservation is not only about innovation and good design practices, but also about building an understanding among water consumers to work together to achieve a greener and more energy-efficient environment. It is important to educate users about water scarcity issues and the impact of water conservation practices through signage and awareness campaigns at the point of use.

Conclusion

Usually overshadowed by high-efficiency HVAC systems or LED lighting retrofits in commercial building modernization and sustainability programs, water is increasingly becoming a scarce commodity and implementing a water conservation plan may just be the low hanging fruit of sustainable benefits. From the invention of a water-leak detection system to implementing sustainable retrofits, the Emerald Skyline team can provide you with the tools and guidance you need to save money by saving water.

The Changing Face of Waste Management and the Shift Toward a Circular Economy

Posted on February 2, 2016 by abrahamwien18

By: Kendall Gillen, LEED Process Management,
Emerald Skyline Corporation

The concept of waste is well known in today’s linear consumerist society. Once a material or substance is no longer considered useful, it is discarded and left in the hands of waste management. The conversion of waste materials into reusable materials helps to reduce the amount of waste and the consumption of raw materials, otherwise known as recycling. Since both of these concepts have been around for most of human history, and we are still producing alarming amounts of waste, 251 million tons of which only 34.5% is recycled in the U.S. according to the EPA, it is clear that responsible management of waste is essential to sustainable building.

Designing for responsible waste management and sustainable building requires a plan so that it can be carried through from construction/renovation to operations and maintenance. The LEED credit(s) on solid waste management call for diversion of both construction and demolition debris from landfills and incineration facilities. Instead, these materials should be properly redirected back into the manufacturing process or sent to the proper facilities for sorting and reuse. In addition, regular building operations must include a recycling plan to sort materials by category such as paper, plastic, glass, cardboard, food waste, and metals. For more information on the intent and requirements of the solid waste management credit, please visit the USGBC website. Not only does having a plan have a better impact on the environment, sustainable waste management has many other incentives such as valuable resources found in waste, taxes, reduced transportation costs, and growing public awareness of environmental stewardship.

Image Credit: The Ellen MacArthur Foundation

Reducing waste and increasing reuse and recycling are critical, but some have even posed the question whether or not we could change the way we view waste altogether. The circular economy concept is gaining momentum which accentuates keeping resources in use for as long as possible, extract maximum value from products, and repurpose them at the end of their life. To quote Stacy Glass of Cradle to Cradle Products Innovation Institute, whose aim is to eliminate the concept of waste rather than just reduce waste:

“For too long, the value has been simply put on recycling with no concern for what that material is and if it has a valuable second or even third life. Recycling is dealing with the problems of past design. We need to change the emphasis to be: safe ingredients, perpetually cycled, design in ways that harmonize with humans and the environment. The future is nutrient management, not waste management.”

The Ellen MacArthur Foundation has wonderful educational resources pertaining to the circular economy, including this aesthetic and informative General Resources Map.

As a graduate with a Bachelor’s degree in Biological Science, I find the circular economy concept to be brilliant as it emphasizes Biomimicry, or mimicking the processes already found in nature. However, our existing linear economy will require a changing mindset that ultimately lies with the demand by individual consumers as well as the supply side that must switch from cheaply made goods to goods designed with the intent of “made to be made again,” meaning quality ‘nutrients’ or materials.

Since construction and demolition waste constitutes nearly one-third of all waste, it is necessary that the industry be methodically directed toward a circular economy, minimizing waste and maximizing value. Using the following methods and many others, construction waste can be limited by:

Developing a construction waste management plan
Identifying and sorting materials such as drywall, lumber, concrete, plastics, etc. that can be reused or recycled
Salvaging materials such as doors and windows for future use
Chipping branches and trees to use as landscaping mulch
Purchasing in bulk to reduce packaging waste

Buildings should be dismantled and sorted rather than demolished, which is a core principle of the LEED program. Emerald Skyline Corporation can handle the management of this process. Please visit the website for more information. The same goes for construction in that the building materials themselves need to be designed for eventual disassembly. What do you think it will require for the industry to make this shift?

One point is evident, and that is the fact that the future of waste management, recycling, reuse, and how we view these constructs is changing to meet the demands of our global economy as well as preserve our natural resources. As professionals in the sustainable building industry, we must all do our part to encourage the responsible disposable of solid waste by redirecting recyclable resources back to the manufacturing process and reusable materials to appropriate sites.

Sources: http://www.environmentalleader.com/2015/11/06/the-future-of-recycling-waste-management-is-resource-management-experts-say/#ixzz3yNPIryJl

http://www.wm.com/thinkgreen/pdfs/2014_Sustainability_Report.pdf

http://www3.epa.gov/epawaste/nonhaz/municipal/pubs/2012_msw_fs.pdf

http://www.ellenmacarthurfoundation.org/

www.usgbc.org

Shoreline Adaptation Land Trusts “SALT” – new concept for adaptation

Posted on December 21, 2015December 21, 2015 by abrahamwien18

By John Englander
www.johnenglander.net

Shoreline Adaptation Land Trusts – “SALT” «««« DOWNLOAD HERE

At a conference today in St. Petersburg Florida I have put forth a new concept: Shoreline Adaptation Land Trusts. “SALT” The 3-page paper was published by the Institute of Science for Global Policy and can be downloaded above or from their web site www.scienceforglobalpolicy.org

I developed the concept in response to their challenge to come up with something specific that could be based on science and help the adaptation of policy to deal with rising sea level. This two day forum is: “Sea Level Rise: What’s Our Next Move?”

Similar to the concept of conservation land trusts which have been well established, a SALT could create a vehicle to facilitate the migration of vulnerable private lands. If you are interested, please download the short paper with the description.

Why Florida Developers and Business Interests Need To Understand and Embrace “Adaptation Action Areas.”

Posted on December 21, 2015 by abrahamwien18

By Mitchell A. Chester, Esq.

The latest projections of anticipated sea level rise (SLR) in Southeastern Florida offer a stark and compelling reminder that commercial and residential adaptation planning should be a priority concern for developers, building and unit owners and operators, businesses and even tenants.

In October, 2015, the Southeast Florida Regional Climate Change Compact Sea Level Rise Work Group released a document which projects by the year 2030, sea level rise in the region can increase 6 to 10 inches (above 1992 mean sea level) by 2030, just a mere 14 years away. That’s only about half way through a 30 year mortgage. By 2060, the increase above 1992 levels is anticipated to be, based upon present peer-reviewed scientific projections, 34 inches.

To put that in to another context, according to the Work Group, between 1992 and 2015, based upon NASA satellite measurements, the ocean in this part of the planet has heightened by almost 3 inches. That is a significant rise in very short period of time.

As SLR science evaluates and warns of complex dynamic factors such as thermal expansion of ocean water, changing oceanic currents, as well as melting rates of ice sheets and glaciers, society needs to responsibly plan for and adapt to the reality of climate change by developing planning and operational tools which will extend the life of vulnerable areas. This includes preparing existing and planned commercial and residential structures on threatened properties.

An initial effort to plan for such adaptation was created by the Florida Legislature in 2011. Tallahassee adopted the Community Planning Act, which currently provides for “Adaptation Action Areas” (“AAA’s). One of the few actions taken by state lawmakers to address SLR concerns to date, Section 163.3164 (1) of the Florida Statutes defines AAA’s as “a designation in the coastal management element of a local government’s comprehensive plan which identifies one or more areas that experience coastal flooding due to extreme high tides and storm surge, and that are vulnerable to the related impacts of rising sea levels for the purpose of prioritizing funding for infrastructure needs and adaptation planning.”

Without understanding if there is adequate public infrastructure in specific areas, such as resilient water treatment facilities, storm drain systems, roads and bridges, developers and other business stakeholders may make costly and risky decisions to build or upgrade facilities which will be adversely and perhaps prematurely impacted by the verified threat of rising seas.

The failure to thoroughly understand the menace ocean dynamics presents to specific construction projects can ultimately lead to negligence and errors and omissions lawsuits against proponents of the projects, land owners, architects, engineers and construction companies.

Pursuant to Florida Statute Section 163.3177 (6) (g) (10), local governments have the current option to develop AAA boundary areas. These AAA zones can vary in shape and size, and are carefully being implemented in certain areas, such as within portions of the City of Fort Lauderdale.

Inclusion within properly funded Adaptation Action Areas have the potential to increase the value and useful lives of properties to be built or which are being revitalized.

Local governmental discretion to create and manage AAA’s is a potentially powerful tool which can be employed as a part of Florida’s growth management laws. When established for a part of a municipality, AAA’s are designed to promote adaptation to SLR and other coastal hazards, including rising water tables, tidal flooding and storm surge. The AAA strategy allows for funding, on a priority basis, for government infrastructure improvements within the defined boundaries of the AAA.

In November, 2013, the South Florida Regional Planning Council (SFRPC) made it clear, “This is the time for all Floridians, the majority of whom live less than 60 miles from the Atlantic Ocean or Gulf of Mexico, to question the long-term effects of sea level rise on more than 1,350 miles of our coastline, 4,500 of our estuaries and bays, and over 6,700 square miles of our other coastal waters.”

The SFRPC highlighted high-stakes economic concerns. According to the report Adaptation Action Areas: Policy Options for Adaptive Planning for Rising Sea Levels, “Three-fourths of Florida’s population resides in coastal counties that generate 79 percent of the state’s total annual economy. These counties represent a built-environment and infrastructure whose replacement value in 2010 is $2.0 trillion and which by 2030 is estimated to be $3.0 trillion.”

As Southeastern Florida grows in population and with new projects, clearly, there’s a lot at stake. Those planning to build new condominiums, offices, facilities and other “built environment” developments cannot responsibly do so without an understanding of the meaning of AAA’s. Furthermore, even those desiring to re-build structures need to recognize the critical conceivable importance of AAA’s in their planning process.

As usual, money is key. This means corporate financial adaptation in real estate development is just as important as any other aspect of proposing, and building structures.

In certain coastal and nearby inland areas, fiscal consequences have already profoundly impacted shoreline and adjacent lands. Take for example, the City of Miami Beach, which is spending in excess of a reported $400 million to place pumping facilities throughout the city and the intense and costly focus on climate related issues within the City of Fort Lauderdale and surrounding communities.

Understanding the potential benefits of inclusion in coastal community adaptation action areas can provide is a part of a responsible private sector hazard exposure management strategy. The key is early, intelligent and probing due diligence.

For example, developers considering new coastal projects, on either side of Florida’s Coastal Construction Control Line, will want to know several key issues prior to proceeding with a project so they can financially adapt:

Is the property to be developed included within the boundary of an existing AAA? If not, is a AAA zone being considered for the subject property?
What public infrastructure projects are planned for the immediate area around the proposed construction site? Is the existing or planned governmental infrastructure adequate to serve the development’s anticipated life-span?
Is the AAA funded, and if so, what public projects within the zone are prioritized? How will early AAA projects affect the subject property? What funding mechanisms will power the AAA? For example, federal programs, increased taxes, a variation of development impact fees or bond issuances?
What future plans does the municipality have within the specific designated AAA boundaries? Is the AAA in the planning or operational stage?
What are the flooding risks for the developer’s site footprint over time?
What political challenges are there to the full and proper implementation of an effective AAA?
Will inclusion in an AAA zone enhance the property value of the project? One thought is that being situated within a AAA can potentially increase market value over a limited period of time.
What area protection measures are being considered or are already underway to mitigate against sea level rise?
What construction design requirements are being considered or mandated for the specific AAA? For example, is structure elevation required? To what extent? Will use of such tools help to reduce environmental exposure to the structure?
Is the long-term AAA goal one of retreat as opposed to adaptation? “Managed retreat” is defined by the SFRPC as, “Strategies that involve the actual removal of existing development, their possible relocation to other areas, and/or the prevention of future development in high-risk areas. Retreat strategies usually involve the acquisition of vulnerable land for public ownership, but may include other strategies such as transfer of development rights, purchase of development rights, and rolling or conservation easements.”
Is the AAA in an area where no development will be allowed in the near-term? Are restricted development rights on the horizon in the specific sector?
What new technologies and strategies can be used within the boundaries of the AAA to help lengthen the productive life of the zone?
Will buyers, renters, visitors and tenants be attracted to the property because of its inclusion in a AAA? In other words, can the zone have the same significance as a sea level rise equivalent of LEED-certified buildings?
What can the county and municipality tell you about any adverse consequences for building and developing in a specific AAA?

Peer-reviewed science is clear. Even if we eliminate all greenhouse gasses over the coming years, sea level rise will continue. That’s the blunt reality. Properly planned and funded, Adaptation Action Areas can extend, for some finite period of time, those lands which are most at risk to the ever encroaching ocean waters.

Understanding the sustainable benefits of Adaptation Action Areas is key to responsible planning and development in coastal regions. Much more needs to be done in Congress and at the State Legislature to help engender constructive adaptation to sea level rise, but responsible implementation of AAA’s, with a strong public-private partnership, is a good starting point.

Mitchell A. Chester, Esq. is a civil trial lawyer practicing in South Florida. He is a member of the American Board of Trial Advocates and an AV rated attorney. In practice for over 36 years, he is deeply concerned about developing legal and monetary adaptation strategies and solutions for communities threatened by swelling oceans. Mr. Chester is editor of RaisingFields.org (how agriculture can adapt to sea level rise and increased heat), SLRAmerica.org (which explores legal and practical financial issues pertaining to sea level rise), FinancialAdaptation.org (monetary tools for sea level rise), Sea Level Rise Radio.com (a podcast which discusses topics to examine key societal issues and opportunities presented by encroaching waters) and MySeaLevelRise.org (SLR issues). His focus is on people, including homeowners, renters and business owners as we jointly prepare for altered coastlines. He is one of the directors of the CLEO Institute, which educates government leaders and students in Southeastern Florida about sea level rise and climate issues. Mr. Chester has presented SLR and climate issues in Southeastern Florida including events at the University of Miami, Florida Atlantic University, Miami-Dade College, Vizcaya Museum and Gardens, the Arthur R. Marshall Foundation for the Everglades, the Environmental Coalition for Miami and the Beaches, the Coral Gables Museum, and other venues.

How Greed and Capitalism Can Solve the Climate Crisis

Posted on October 30, 2015 by abrahamwien18

By Greg Hamra, LEED AP BD+C, O+M
Climate Solutionist, Education & Advocacy
Guest Author

You’re about to learn of a fiscally conservative, market based solution to the climate crisis that reduces government regulations, boosts economic growth, creates millions of jobs, save thousands of lives per year and reduces greenhouse gases and has the endorsement of leading economists and world-famous scientists.

But first, a disclaimer: I think Naomi Klein makes some very good points in her book, “This Changes Everything: Capitalism vs. The Climate.” Naomi Klein first landed on my radar with this hard-hitting quote:

“Climate change detonates the ideological scaffolding on which contemporary conservatism rests. A belief system that vilifies collective action and declares war on all corporate regulation and all things public simply cannot be reconciled with a problem that demands collective action on an unprecedented scale and a dramatic reining in of the market forces that are largely responsible for creating and deepening the crisis.”

I find it very difficult to argue with her statement. However, many experts believe solution exists somewhere in between Naomi Klein and Milton Friedman, in fixing capitalism, not overthrowing it. Don’t be so quick to dismiss capitalism as a tremendously powerful force to drive human behavior and major financial moves. Right now capitalism is very broken. It’s being misused, mismanaged, and even hijacked. And when it comes to our energy economy, it is completely bastardized. Milton Friedman is turning over in his grave.

“It is easier to imagine the end of the world than to imagine the end of capitalism.” – Fredric Jameson

And if you think all this is just a scam – part of a liberal conspiracy, I say to you: “You can ignore reality, but you can’t ignore the consequences of ignoring reality.” – Ayn Rand

Please take a moment to consider the benefits being put forth, an economic boost, job creation, and restoration of free-market capitalism! The issues at hand are of such great urgency and importance that none of us can enjoy the luxury of expecting everyone to do what needs to be done for the same reasons you or I have.

So what’s the problem?

Our need power our world by continually burning of fossil fuels results in serious consequences for our planet, our economy, and the way we live. Our very way of life is threatened. Burning of fossil fuels results in the release of heat-trapping gases to our atmosphere. This is not disputed.

The costs associated with this are immense. They include: downwind emissions that shorten people’s lives, sea-level rise (SLR), extreme weather, increased wildfires, ecosystem and biodiversity loss (including crop loss), dying coral, famine, floods, mudslides, damaged fisheries, and a national security risk in the form of climate refugees. (See documentary: “Climate Refugees” with Newt Gingrich – trailer).

The big issue for us in South Florida is clearly sea-level rise. In fact, Miami is ground-zero for the economic impacts of sea-level rise with the greatest value of assets at risk in the world. SLR is the result of a warming planet. Over 93% of the Earth’s trapped surface heat goes straight to the oceans. Thermal expansion of ocean water and melting of land-based ice results in sea-level rise. Here in S. FL, the seas have risen nearly 9 inches in the past 100 years, as measured by the Naval Air Station in Key West. During super high-tides, sea water is delivered into our streets through the storm sewers. (Sea-level rise in action) The City of Miami Beach is undertaking major infrastructure improvements, raising sea-walls, roads and sidewalks, and installing pumps to return seawater back to Biscayne Bay. The first phase of this project included four pumps at a cost of $15 Million. The entire project will involve 60-70 pumps with a whopping price-tag.

Estimated cost: $500 MILLION

Prices reflected in our cost of good or fuels: $0

With assets in the trillions to be protected, we need to do this, but we also need to fix a big accounting error.

Our broken energy economy bears little resemblance to a free-market economic model.

Three predominant market distortions that must be remedied:

The price on fossil fuels does not reflect the social costs.
Energy subsidies (picking winners and losers) serve to create deeper market distortions.
Top-down government regulations can be inefficient and costly, and receive consistent pushback from ‘free-market’ purists and industry groups.

The President’s new Clean Power Plan is an aggressive and effort to tackle GHG emissions. So what’s the problem? Half of the states are already protesting it.

Our energy economy is broken. Very broken. Nobody argues with this.

Another problem we have are elected leaders who are driven by fear, short-term interests, and often re-elected by low-information, similarly fearful voters. I submit that most of these punters, these ‘slow-lane’ Americans who waffle somewhere between “let’s keep it in neutral” and “more CO2 release is good for us” are actually quite scared. But they’re not afraid of the science. They’re afraid of the solutions. They fear that anything we do to reduce greenhouse gas emissions will tank our economy. Many people truly believe this, conservatives and many liberals too. And they’re wrong.

What we have at hand is potentially the biggest job-creating economic stimulus ever seen… if we get it right. But what if we don’t? It’s not like it’s the end of the world, right? Wrong That’s exactly what it means. Our survival on this planet depends on getting this right, and fast. We can’t afford to punt. We need a big play.

We need to fix the accounting error. The moment we begin to account for the social and environmental costs of carbon based fuels, the markets will shift.

To my conservative friends:

Our energy economy is nothing at all like the “free-market” Milton Friedman envisioned. Would you help to restore true, free-market principles, remove the socialism from the system, help restore capitalism and fix our energy economy? Consider dealing with this issue the Reagan way.

To my more liberal, and potentially anti-capitalist friends:

Capitalism is a big word, with many flavors. Leading economists realize we’re getting it wrong and that a correction is in order. Experts think more plausible, and certainly more politically viable to plug the holes in capitalism rather than swap it for an entirely different economic system. That would require nothing short of a revolution. Are you ready for that? Me neither.

There’s one plan that could put us on the right track. The Washington Post called it the most politically viable solution to reducing greenhouse gasses, and it is consistent conservative economic principles.

The carbon fee + dividend (CF&D) plan was written by a Republican icon, George Shultz, President Reagan’s Treasury Secretary and Secretary of State, and Nobel laureate Gary Becker.

It calls for a steadily-rising revenue-neutral carbon tax collected at the most upstream point — the mine, well, frack pad — (about 1600 points of collection in the U.S.) and rebating those fees back to American households. All of it. This is not a big government plan. In fact, it trades in current big government regulations and subsidies for a simple, more honest, market-based plan that fixes the accounting error.

This plan is consistent with conservative economic principles by embedding the true cost into the price we pay for our direct and embodied energy. When happens, market actors change behavior almost immediately. When the markets move in this direction we’ll be on our way. Suddenly all those green jobs we’ve wanted start taking off. American ingenuity and competition is unleashed.

This plan has the endorsement of leading economists, top scientists, and top economic policy analysts. George Shultz says: “You shouldn’t call it a tax if the government doesn’t keep it!”

Read about the Shultz-Becker Carbon Tax proposal in this WSJ article (or see PDF).

In summary the Carbon Fee and Dividend plan:

reduces government intervention
leverages the incredible power of the market
is revenue-neutral; rebates all funds to taxpayers
unleashes American ingenuity and innovation, and spurs competition
will create millions of jobs, benefiting our economy (REMI report)
would eliminate costly fossil-fuel subsidies
would result in thousands of lives saved
would reduce GHGs by over 50% by 2035

From a performance standpoint, the Carbon Fee & Dividend would outperform the Clean Power Plan. Look:

CPP aims for a 32% emissions reduction by 2030 (and some call it a job killer)
CFD would reduce CO2 emissions by 52% by 2035 (and it creates 2.8 million jobs)

So the solution is simple:

Put an HONEST price on carbon
Rebate all fees to American households
Get out of the way and let the free market work

This is a call to my fellow Americans. Let’s fix capitalism! Let’s restore some honesty into the system.

Economist Robert Reich explains in 3-minutes:

What we need is political will for a livable world. We need a price on carbon, a carbon fee & dividend.

To be part of the solution, contact Citizens’ Climate Lobby, the most effective organization driving sane climate policy in this country. www.citizensclimatelobby.org

The world’s most famous climate scientist says…

Learn more:

The Conservative Case for a Carbon Tax
I n Stunning Reversal, ‘Big Oil’ Asks for Carbon Price
How putting a price on carbon saved Microsoft $10 million a year
The Case for a Carbon Tax: Getting Past Our Hang-ups to Effective Climate Policy – 8-page opinion by FSU economist, Shi-Ling Hsu.

The Financial Analysis of a Deep Sustainable and Resilient Retrofit

Posted on October 30, 2015 by abrahamwien18

by Paul L. Jones, CPA, LEED Green Associate, Principal,
Emerald Skyline Corporation

According to a guide to the energy retrofit market entitled “Deep Energy Retrofits: An Emerging Opportunity” and published by the American Institute of Architects (AIA) in conjunction with the Rocky Mountain Institute (RMI), “Energy efficiency in existing buildings is most often addressed by upgrading dated engineering systems such as lighting and HVAC systems with better performing technologies… A design-centered, holistic approach to a retrofit, in which all the interactions in a building’s systems are considered can yield substantially higher energy savings. Retrofits of this type, called deep energy retrofits, aim for energy savings upwards of 50%.”

A green or sustainable building refers to both the real estate (land, building, fixtures, furniture and equipment) and its maintenance, or the use of processes that are environmentally responsible and resource-efficient throughout its life cycle (e.g., site planning, building design, construction, occupancy and operation including maintenance and renovation, and, finally, demolition. In our corporate brochure, we state that “A facility made sustainable by Emerald Skyline Corporation will have a small carbon footprint, high occupant comfort, limited environmental impact and conserved natural resources.”
Accordingly, a deep sustainable retrofit, hereinafter referred to as a “Deep Retrofit,” is designed to lower energy, water and waste disposal bills as well as operating, maintenance and insurance costs with increased marketability and higher long-term values due to a higher tenant capture rate resulting in premium occupancies and rental rates as well as reduced risk resulting in a lower cap rate upon sale. Other benefits include improved employee health, productivity and satisfaction from improved indoor environmental quality.

With recognition of the increasing importance of resiliency in the ability of a building to survive and recover from a catastrophic event, any Deep Retrofit should also include improvements that reduce a building’s vulnerability and risk due to stronger winds, higher storm surge, more frequent flooding, wild fires and other natural hazards that threaten our families, livelihoods, businesses and properties.

As a Deep Retrofit represents a significant modernization of a facility during which over 50% of the building is renovated, the optimum time to implement a Deep Retrofit is upon acquisition, to improve a building that suffers from significant vacancies, to reposition or repurpose a building, pursuant to a new lease (or renewal thereof) to a major tenant or timed to certain events in a property’s life cycle. A Deep Retrofit is a tremendous catalyst for a building’s comeback.

According to Jack Davis in a 6/14/2012 article entitled “Energy-saving Deep Retrofits published by the Urban Land Institute, “Deep retrofits are part energy efficiency project, part real estate project, and can be daunting in their cohesive nature. However, in a 2011 study the New Buildings Institute found that “in most projects, the cost of the efficiency portion was not distinguishable due to the renovation nature of the work.“

Mr. Davis makes another valid point: “Psychologically, Deep Retrofits are simply more inspiring that a piecemeal approach. They they do not occur by accident; they imply the involvement of a capable team with a plan and the technical abilities to pull it off. They grab our attention in a unique way. In the competition to secure and retain tenants, with buildings certified under the LEED program becoming the norm in some markets, deep retrofits offer a gut-level indicator that this building is different.”

Study after study (see our Sustainable Benefits article “Welcome to Sustainable Benefits – Let’s begin with the benefits of doing a commercial building sustainable retrofit” February 2015) provides evidence that a LEED (Leadership in Energy and Environmental Design) or Energy Star certified building produces returns beyond those realized from energy savings alone. Therefore, it only makes sense that the financial analysis of a Deep Retrofit should extend beyond the capital budgeting approaches presented in our September eNewsletter.

RMI defines Deep Retrofit Value (DRV) as “the net present value of all of the benefits of a deep energy or sustainability investment.” In the case of a Deep Sustainable Retrofit, the analysis includes a calculation of the change in market value resulting from the implementation of the Deep Retrofit, which is based on the income approach to value in a full property valuation.

The first step in the analysis of a Deep Retrofit is to perform a diagnostic assessment of the Building. The assessment will include:

Gain an understanding of the building’s historical performance through an analysis of existing usage of, and expenditures for, energy, water, building maintenance and cleaning supplies as well as tenant behavior
Perform a sustainability audit of mechanical, electrical, plumbing and other building systems as deemed appropriate which includes an estimate of the capital investment required as well as a forecast of future utility, maintenance and operating cost savings,
Evaluate internal environmental quality, waste disposal practices, purchasing and other operating policies, procedures and practices which will also include a calculation of any savings or incremental costs realized as a result of the Deep Retrofit; and
Determine the resiliency of the property by ascertaining the building’s ability to absorb and recover from actual or potential adverse effects of stronger storms, higher storm surge, wildfires and more frequent flooding.

The next step is to complete what RMI refers to as a “Value Element Assessment” which is designed to identify the potential types of value that may be created by the Deep Retrofit. The four key elements of added value are:

Retrofit Development Costs: As noted in the capital budgeting process in our article on the Capital Budgeting Analysis of a Sustainability Project, any direct and indirect savings are measured against the capital cost to be incurred. The Retrofit Capital Cost Equation is as follows: Gross capital cost less avoided capital costs less cost savings through design less cost subsidies, rebates and incentives equals Retrofit Capital Costs
Energy and Non-Energy Operating Costs: The first financial benefit from a Deep Retrofit will appear in the utility bills as both the wattage consumed and the amount of peak-demand billing that is avoided will result in an immediate reduction in the electric and gas bills as well as the water bill. Non-energy operating cost savings are realized from new technology, improved performance information and operating savings from reduced maintenance requirements, and, including resiliency measures in the Deep Retrofit is anticipated to result in reduced property, flood and hazard insurance expenses. Also, a Deep Retrofit will enable a building owner to comply with current and future regulatory reporting requirements due to automated benchmarking data collection.
Rental Revenues: According to a primer for building owners and developers published by the Appraisal Institute in conjunction with The Institute for Market Transformation, Deep Retrofits have the potential to improve tenant-based revenues which are those revenues generated when building owners are able to monetize enhanced demand resulting from the Deep Retrofit.
- “In many markets, rental premiums are emerging in green buildings as many of today’s best tenants are increasingly willing to pay a premium for green spaces… National studies for commercial office buildings back up this trend on rents and occupancy, as certified green buildings outperform their conventional peers by a wide margin (According to recent studies, the premium can range from 2% to 17%).
- “Occupancy premiums can lead the case for green investments. If it can be determined that the green features will result in higher occupancy (through market research) than an otherwise similar building, a significant argument can be built for increases in value (from a reduced vacancy factor). Further, a LEED-certified building will attract demand from governmental agencies, Fortune 500 companies, major banks and insurance companies and other tenants who have corporate sustainability guidelines.
- “Savings may be experienced as a result of tenant retention and the corresponding reduction in lost rents, reduced retrofit costs upon releasing spacer, lower vacancy at turnover and improved lease terms.
- “Along with this improved occupancy premium, quicker absorption may be experienced in new properties or those that have been repositioned as green.”

While the calculation of the increased income is the same as for a traditional building investment analysis, the determination of the key assumptions requires extensive market research to support the assumptions which are input into a discounted cash flow model, like ARGUS^®Valuation DCF.

Sales Revenue Premium: Increased property values are realized from the higher net operating income realized due to reduced expenses and increased tenant revenues, lower capitalization and discount rates which result from risk-mitigating protections sustainable and resilient buildings provide property owners and banks, higher quality tenants, and increased investor demand. Recent surveys show that green commercial buildings trade at a premium ranging from 6% to 35% depending on the certification and the market. Studies have shown that capitalization rates for Energy Star and LEED-certified buildings are between 50 and 100 basis points lower than those for brown buildings.

Since the analysis is to determine the premium due to sustainability and resiliency improvements made to a commercial building. To complete this analysis, it requires the creation of a Cash flow projection under two scenarios:

Baseline: A baseline projection is prepared based on the property in its current operating condition and market position; and
Post-retrofit: This projection incorporates the retrofit development costs, the reduced operating expenses, the premium rental revenue and the any anticipated reduction in cap rate.

The difference in net operating income and the reversionary value is discounted based on the risk profile of the property and the investment to determine the value add from completing the Deep Retrofit.

The benefits of a Deep Retrofit can be significant!

With over 30 years of experience in acquisition due diligence, property valuation and cash flow forecasting as well as the ability to conduct the diagnostic assessment and create a Deep Retrofit program and budget, Emerald Skyline is uniquely qualified to be your advocate in planning, analyzing and executing your sustainable and resilient retrofit project.

Commercial Building Project Update

Posted on October 30, 2015October 30, 2015 by abrahamwien18

By Julie Lundin, Founder,
Director of LEED Process Management for Emerald Skyline Corporation

Emerald Skyline’s repurposing of our commercial building located in Boca Raton, FL is progressing and changing as we go through the development process. We have concluded the Planning Advisory Review and are now working on the Site Plan Application. As with any project, basic requirements must be met. These may include zoning, future land use designation, and city codes. One city code we were hoping to get an exception for is the Floor Area Ratio (FAR). The FAR is governed by the zoning district regulations applicable to each property. Based on our property’s zoning our “floor area ratio” – the floor area of our building divided by the lot area in square feet, cannot exceed 0.4. Since our project is registered as a LEED project we were hopeful that an exception to the 0.4 FAR could be made. The response regarding this issue during the Planning Advisory Review is that according to City Code, no variance may be granted which has the effect of increasing the intensity/FAR on a plot or parcel.

The adherence to the required FAR has presented us with design challenges resulting in both positive and negative impacts for the project. The property on which our building is located and it’s required setbacks is not large enough to accommodate any outward (horizontal) added square footage. Therefore, our option to increase the building size is by building up (vertical). This requires that a structural engineer is engaged to beef up the existing foundation and wall structure under the new space to ensure that it can support the added weight. With the addition of a second story, a stairwell has to be utilized which will use some of our already limited square footage. We have also decided to include an elevator which impacts the design and available square footage of the building. The height restrictions of 30’ based on the zoning district does not impact the addition of a second floor including the elevator shaft. The elevator component is a key design element to the exterior elevations.

The FAR of 0.4 has required us to significantly reduce the size of the second floor addition than we originally designed and wanted. This has impacted the layout of both floors and require that we re-think what is important to be included and where. As designers we have learned that what initially is perceived as negative impacts can actually lead to a better designed project. The second floor is now smaller but the green terrace is larger. This allows for more roof top vegetation and promotes a peaceful, connected to the environment space for the occupants. For more in-depth information on the benefits of a green roof please see Kendall Gillens’s post from last month’s newsletter “Vegetation is Not Solely for Landscape: The Benefits of a Green Roof”.

We are now preparing the drawings and documentation for the Site Plan Application. The site plan requires many issues to be addressed; parking, ingress and egress, landscaping, exterior lighting, ADA requirements, water and sewer, fire and life safety, etc. One of requirements of the site plan is to provide the design of the dumpster enclosures and their location on the property. Our property has very limited space which must accommodate many different elements to meet codes. The project is LEED registered with the intent to obtain the highest level of LEED certification that is possible. Sustainable design and LEED certification should positively impact all phases of a building including its design, construction and operation. We are proposing our building will be a zero waste facility in which no trash is sent to landfills or incinerators. Our goal is to send no garbage to the landfill. We will utilize new avenues for any waste and think creatively in terms of reducing, reusing and recycling. An example of this initiative will be the creation of an organic garden located at the rear of the building to process and compost organic materials to create a product that can be used to enrich the soil. Additionally, we will send materials that can be repurposed to innovative companies that will use the waste to create new products. We also plan to install portable carts with several recycling receptacles to facilitate the collection and sorting of waste materials. Our company will transport the recyclables to the recycling facilities. No commercial waste hauling will be contracted and there will be no dumpsters on the property.

We will pursue a dumpster deviation request from the City of Boca Raton and a Zero Waste Facility Certification. This is a third-party certification and we will need to meet all of its requirements. One requirement which is important is that our policy meets all federal, state, and local solid waste and recycling regulations. A zero waste facility will meet criteria to earn points toward LEED certification.

Our site plan will also contain a bicycle rack, an electric charging station for cars and pervious pavement rather than asphalt. For more information on pervious pavements please see our post “Exploring Permeable Pavement Options for LEED Projects”.

Zero Waste Business Facility Certification

Inspired by the Zero Waste business community, the U.S. Zero Waste Business Council and its Certification Development Committee have created the first third-party Zero Waste Business Certification program for facilities that meets the Zero Waste Principles of the Zero Waste International Alliance (ZWIA). Our facility certification program goes beyond diversion numbers and focuses on the upstream policies and practices that make Zero Waste successful in an organization. We have crafted the facility certification to meet the requests of Zero Waste Businesses for a valid, comprehensive verification of their Zero Waste achievements.

Objectives

The USZWBC 3rd Party Zero Waste Business Certification does the following:

Supports ZWIA definition of no waste to landfill, incineration and the environment
Drives the development of new markets and new ideas towards a Zero Waste Economy
Meets Zero Waste Businesses request for valid and comprehensive third party certification
Focuses on upstream policies and practices beyond diversion or recycling
Emphasizes strong Total Participation: Training of all employees, ZW relationships with Vendors and customers

Requirements for Certification

1. Zero Waste policy in place
2. 90% overall diversion from landfill and incineration for non-hazardous wastes

-Discarded materials are reduced, reused, recycled, composted or recovered for productive use in nature or the economy at biological temperatures and pressures
-Materials can be processed above ambient biological temperatures (>200° F) to recover energy from the 10% residual, but they do not count as part of the 90% diversion
-Reused materials (office furniture, pallets, paper, etc.) are eligible to count as part of the 90% diversion requirement

3. Meet all federal, state/provincial, and local solid waste and recycling regulations
4. Data provided to USZWBC has been published formally
5. Data documents a base year and measurements since the base year
6. Commit to submit 12 months of data to USZWBC annually (Data submitted will be public and published on the USZWBC website)
7. Case Study of Zero Waste initiatives can be published on USZWBC website
8. Recertification is required every three years
9. Contamination is not to exceed 10% of each material once it leaves the company site