Few industries understand the concept of "bottom line" better than that of Retail. Driven by margins, mark-up and overhead...retailers also know how to spot a bargain. In the green building arena bargains are often referred to as "Low Hanging Fruit". This article outlines ten juicy green building options that savvy retailers are finding irresistible.
I. Daylight Harvesting: The combination of well distributed low glare skylights or windows along with automatic photocells to dim or turn off lights depending on the ambient light levels has been shown to substantially reduce energy costs while dramatically improving retail sales.
2. Energy Management System (EMS): Computer monitored systems that control and optimize the levels of, lighting, HVAC, and appliances have resulted in significant cost savings and reductions of energy usage. These systems may also be monitored from remote, centralized locations and provide efficiency models to be used in implementing energy savings programs.
3. Low Emitting Materials: The substitution of Low Volatile Organic Compound (VOC) materials in building materials, finishes and cleaning products can contribute to a healthier indoor environment at no additional cost. Studies have shown that the presence of the same biological pollutants that may be avoided by the use of low VOC materials has major impact on the comfort and safety of the building occupants.
4. Relative Humidity (RH) control: The use of an active dehumidification system allows the same levels of comfort to be achieved while maintaining a higher temperature level. In the summer the higher thermostat can result in energy savings that translate to lower operating costs. The dryer air also mitigates mold, condensation and indoor air contaminates resulting in improved occupant comfort levels. From the business perspective, improved indoor comfort levels make it more inviting for store customers to enjoy prolonged periods of shopping.
5. Adaptive Building Re-use and Brownfield Redevelopment: The reuse of existing buildings may result in a substantial savings while contributing to sustainable goals through the recycling of materials. Although there may be the expense of clean-up, many brownfield properties can be purchased at discount prices. A keen eye for value and an imaginative design program can translate into successful green building projects obtainable at great value.
6. Construction Waste Management: When managed by a trained construction team, the reuse of materials previously designated for landfill dumps may be sold or reused in the building project at little or no cost. An effective waste-management program can result in building projects that have a significantly reduced impact on the environment through the implementation of a very basic green building strategy.
7. Water Use Reduction: Vast improvements in the efficiency of plumbing fixtures is helping to significantly reduce the unnecessary use of potable water, while systems to reuse "grey" water for flushing toilets, and outdoor uses is further adding to the effectiveness of water management programs. New systems to capture rainwater for irrigating landscape are currently being employed and combined with drought resistant plant materials are greatly reducing the need for water to maintain lush and attractive landscape amenities.
8. Reflective "Cool" Roofs: Outdated dark built up roof systems work like a sponge in absorbing heat which causes the Urban Heat Island (UHI) effect, contributing to temperatures that are hotter than surrounding areas while making the buildings themselves more costly to cool down. New Reflective Roof Systems that are priced the same as dark outmoded roofs significantly reduce building heat gain as well as mitigating the (UHI) impacts.
9. Light Pollution: Ironically the overspill of lighting that causes a glow over urban areas spoiling the views of night skies is usually more expensive to attain then is an efficient lighting program. Poorly placed, inappropriate light fixtures may squander the necessary illumination levels as ambient light that pollutes the sky instead of directing the light to where it is needed. Thus in order to maintain acceptable levels, higher overall lighting is required. A well designed lighting plan can improve efficiency, properly illuminate the appropriate areas, while saving energy costs.
10. Use of Local Materials: One of the ways in which environmental impacts may be reduced is to shorten the distance which products and materials must travel to get to the project site. With today's soaring energy costs the price of shipping materials over long distances has now also become an economic consideration. The time spent doing the research to find similar quality of equipment and building materials locally can be time well spent. Besides reducing the carbon footprint created the unnecessary shipping, the cost benefits may be an attractive incentive as well.
Cost to Benefit Equation:
A study done in collaboration with the US Green Building Council (USGBC) concluded that the initial costs for implementing green building design methods averaged in an upfront increase of only 2%, but resulted in life cycle savings in the range of 20% of construction costs totals. The USGBC has projected a payback time of 12 to 24 months to recover the initial costs of green building features.
Among the benefits of building green according to the USGBC, are 40 percent water savings, 30 to 50 percent energy savings, 8 to 9 percent decreases in total operating costs, 3% higher occupancy rates and 3% higher rents. Since this study was initially published in 2003 the advent of improved green building methods and products have demonstrated a favorable impact, enhancing these statistics even more.
Enticing as the above prospects for long term savings may be, the potential for success in the area of green building is largely predicated by the knowledge and awareness of the project development team. Working with an experienced group and implementing the green building program early on in the process can have a major influence on the overall success of the project.
Fortunately the combination of established guidelines along with evolving information systems provided by a host of green building organizations has paved the path to the realization of viable, economical, eco-friendly projects. For the Retail Industry this bodes well...as the friendly collaboration between increased profitability and environmental stewardship are now a feasible reality.
Professor Michael Montoya, the Director of Sustainability for BOE Eco-tects is a licensed contractor and engineer as well as a LEED Accredited Professional and serves on the Board of Directors for the Central California chapter of the US Green Building Council. Currently a Professor of Construction Management in the College of Architecture and Environmental Design at California Polytechnic State University in San Luis Obispo, CA, Prof. Montoya’s teaching and research focuses on sustainable construction practices, LEED training, integrated project delivery, commercial construction and development, and interdisciplinary collaboration.
