Jetson Green

Skyscraper Sunday: LEED Platinum Banner Bank Building

Well actually, it's more of a mid-rise, but 11 stories in Boise is about as skyscraper as it gets.  According to Gary Christensen, Christensen Corporation owner and Banner Bank Building developer, "we created a beautiful, high-performance building that's good for the environment.  And it didn't cost us any more to do it."  Specifically, the 195,000 sf, $25 million building was built to spec (ulation), so the ability to strike market-competitive lease deals was paramount on the project.  Also, on July 27, 2006, Banner Bank Building received the coveted LEED-CS Platinum certification, earning 49 out of a possible 62 points in the Core and Shell Development system.  In tangible savings, the building uses 65% less energy and 80% less water. 

The following is a list of some of the many green features built into the Banner Bank Building:  proximately situated near public transportation access; indoor bicycle storage and individual shower rooms; drought tolerant vegetation and automated irrigation system with motion sensors; state-of-the-art water reclamation system and conserving water fixtures, systems, and mechanical equipment; geothermal heat system and underfloor air distribution HVAC; 75%+ construction waste was separated, collected, and recycled; the building was constructed using locally sourced materials and 40%+ recycled content materials; zero- to low-VOC indoor finish materials; dimmable energy-efficient lighting; and a biodiesel fuel-powered backup generator. 

Extra Links:
+USGBC Project Profile LEED Facts
+HDR Project Summary Page
+Better Bricks Interview with Gary Christensen

Molasky Corporate Center Goes LEED Gold; Articulating the Financial Case

This project is good way for me to flaunt the business case for green building, so I gotta take it.  According to Richard Worthington, President of Molasky Group, "it will take 12-15 years to recoup the extra $5-7 million it cost to build Molasky Corporate Center (MCC) to LEED Gold certification."  Compared to the averages, this is a little high because your typical LEED Gold building will cost a premium of about 3-4%, but construction costs are bonkers right now.  I can tell you that 15 years is less than your straight line building depreciation.  Conclusion = green features pay for themselves over the life of the building, at the very minimum. 

Green Features:
MCC is a 16-story office tower under construction on Grand Central Parkway in Las Vegas.  One of its green features calls for the use of blue jean insulation, which Worthington seemed to humor: "Those jeans might have been worn by some super-hot model in New York at one time."  In addition to using thousands of blue jeans for insulation, MCC has the following green features:  95% recycled steel; crushed glass countertops in the bathroom retail; underfloor air distribution system with heating and a/c vents running underneath a 14-inch raised floor; intelligent design to maximize natural lighting sans glare; water conserving toilets, showerheads, and faucets; and rainwater reclamation system for landscape irrigation. 

The $107 million building was designed by Howard F. Thompson Architects and will include yellow crown and green accent lighting at night.  With 340,000 cars per day and a 4% vacancy rate in class A space for Las Vegas, the building seems to be coming on line at the right time.  Matter of fact, it's almost completely leased with  tenants including Southern Nevada Water Authority, Las Vegas Valley Water District, Molasky Group of Cos., Ballard Spahr Andrews & Ingersoll, and Brownstein, Hyatt, Farber, Schreck.  Via LV Review Journal + MCC. 

Skyscraper Sunday: One Bryant Park = Greenest Skyscraper in the World?

If you're going to office in what looks to be the greenest skyscraper in the country, you should also have a sustainable business strategy to go along with it.  One Bryant Park, soon to be known as the Bank of America Tower, is the perfect place for a company that just announced a $20B initiative to support environmental lending.  Designed by Cook + Fox Architects and developed by the Durst Organization, One Bryant Park is shooting for LEED Platinum certification.  It's a 2.1 million sf, 54-story, crystalline office tower located right in midtown Manhattan and is slated for completion in 2008. 

ABC News recently ran an article on some of the more interesting green features of the building.  Interestingly, it will only cost about 1-2% extra (of a total $1.2B) to include all the green additions, but those are expected to be paid for within a 2-4 year window as a result of saved energy expenses.  That's the business case for green building.  There will be rainwater capture, floor-to-ceiling windows for natural lighting, advanced double wall technology to allow light and block heat, air cleaned of 95% of its particle matter, a floor duct air system controllable in each room or office, three state-of-the-art natural gas fuel cells to create on-site energy, building concrete made of 45% blast furnace slag for stronger construction, and daylight dimming and LED lights for reduced electric usage.  The result:  these green additions have the anticipated benefits of reducing energy consumption by 50%, reducing potable water consumption by 50%, reducing storm water contribution by 95%, and using about 50% recycled materials in construction.  That's a lighter footprint. 

Video: Patagonia's LEED Gold Distribution Center

[Run time: 5:43 min.]  This is a pretty good video.  If you're in business and in a position to make decisions about facilities, etc., this is a good idea generator.  In fact, that's what Jetson Green is all about: generating ideas for application in a new setting.  Here's Patagonia's Mission Statement: "Build the best product, do no unnecessary harm, use business to inspire and implement solutions to the environmental crisis."  This is a good company, working to make a difference in business.  The video covers the following: (1) managing storm-water runoff, (2) landscape and exterior design, (3) water and energy efficiency, (4) construction materials, and (5) green housekeeping, alternative transportation, and recycling.  Note also that Patagonia supports 1% for the Planet. Via.

3/5/2007 - Update: Just noticed a new press release today stating that Patagonia received the LEED Gold level certification, an even more prestigious accomplishment than the Silver.

Skyscraper Sunday: Chicago's LEED Gold 111 South Wacker

Since GreenBuild 2007 will be in Chicago, I wanted to showcase one the many green buildings in Chicago.  In 2005, 111 South Wacker in Chicago, Illinois, received an AIA Design Excellence Award and LEED-CS Gold certification for it's sustainability achievements.  Designed by Goettsch Partners, the 53-story tower is an incredibly handsome skyscraper.  The transparent base of the tower is particularly interesting with those seemingly dinky pillars holding up the entirety of the building. 

The Financial Case:
111 South Wacker gives me the opportunity to flaunt the business case for going green.  These numbers are incredible, so hold on to your pencils.  The John Buck Company spent about $270 million building 111 SW in Chicago's Loop market.  Interestingly, the Loop market had a vacancy rate of 18% for class A space, but 111 South Wacker leased up almost immediately to big name tenants.  After stabilization, in January 2006, the building was sold to a German investment fund for $386 million ($401 psf).  Generally speaking, that's a profit of $116 million.  What happened to the other buildings?  Vacancy probably got even worse.  Goes to show you, the future may not be so good for investors holding the bag on non-sustainable buildings.

WIR: Platinum USGBC, Steelcase's IAQ, Energy Star Hits NM + CoStar Group

1. USGBC's New D.C. Headquarters Go Platinum - The U.S. Green Building Council (USGBC) can now hold itself out as an example of what green building is all about. The USGBC has a 22,000 square-foot office suite in the Gold Certified Service Employees International Union Building (LEED-NC). What's incredible is that the USGBC's office suite just obtained LEED Platinum for Commercial Interiors (LEED-CI). So the building is gold on the outside and platinum on the inside.
2. Steelcase Products Awarded Indoor Advantage Certifications for Low Emissions - Steelcase Inc. (NYSE: SCS), a global office environments manufacturer, today announced that over 20 of its product lines have received Indoor Advantage(TM) certifications from Scientific Certification Systems (SCS), an independent third-party certifier.
3. EPA Gives Six NM Buildings Energy Star Ratings - Six buildings in New Mexico have earned an Energy Star rating from the EPA for cutting their energy bills and greenhouse gas emissions.  The buildings encompass more than 1.9 million square feet and saved an estimated $350,000 annually in lower energy bills. They also prevented more than 5 million pounds of greenhouse gas emissions, equal to the emissions of more than 400 vehicles.
4. CoStar Group Promotes Energy Efficiency, Sustainable Green Buildings by Adding Energy Star Rating to Commercial Properties in its Database - CoStar Group, Inc. (Nasdaq: CSGP) announced that it will begin adding the ENERGY STAR rating--the most recognized national metric for evaluating building energy efficiency--to properties in its massive online database, which currently contains more than 2 million researched and verified commercial properties of all classes and types.

The Plenty 20 + Fiberstars' Efficient Fiber Optics

The February/ March 2007 edition of Plenty Magazine has a really good article called "The Plenty 20" by Danielle Wood.  You won't find it online, so go pick up a copy.  Generally speaking, magazine lists have a tendency to be contrived, opinionated, and/or incomplete, but I thought The Plenty 20 was rather thorough.  The article profiled an Ohio-based company called Fiberstars (NASDAQ: FBST).  The U.S. government funded the research that became Fiberstars' Efficient Fiber Optic Technology (EFO) with grants totaling about $13 million.  Now, its lights illuminate the Declaration of Independence and the Magna Carta. 

How efficient are EFO lights?  Their efficiency is analogous to improving gas mileage in your car from 12 MPG to 50 MPG.  That's efficient.  So efficient, these lights were used in the green Bill Clinton Presidential Library. 

EFO lights do not emit heat or ultraviolet rays, so they are perfect for museum or archival applications.  One 70-watt metal halide lamp, which connects to a fiber optic system, can equal the output of eight 50 watt bulbs.  Specifically in terms of efficiency, the EFO saves up to 80% on energy consumption, saves on maintenance (requires less work due to longer life), and saves one watt of HVAC for every three watts of lighting because the EFOs do not emit heat.  Not bad.  Further, Fiberstars EFO may reduce mercury emissions by up to 75% and their Reuse-Recycle Program allows customers to reuse 97% of the lamp and recycle the rest.  Currently, most of Fiberstars' customers are commercial entities such as Whole Foods, McDonalds, Trump Tower, Starbucks, Nordstrom's, Chevron, etc.  Maybe we're not that far from turn-key consumer applications?

Here are some of the other companies on The Plenty 20: Nanosolar, ECD Ovonics, Greenfuel Technologies, Envirofit International, GE, Organic Valley, Tesla Motors, Southwest Windpower, Domini, Toyota, Whole Foods, Green Mountain Energy, Konarka, Goldman Sachs, Ormat Technologies, Ice Energy, Green Sandwich Technologies, Green Mountain Coffee, and Naturalawn.

Skyscraper Sunday: LEED Gold Connecting Old + New (Seattle)

I came across an interesting statistic (which will be obsolete in no time) about LEED certified office buildings.  There are about 669 LEED certified office buildings, and of that number, only 38 are remodels.  Why?  When you have a building that's occupied, how are you going do a green renovation without losing rents?  Here's one way.  The former Union Bank of California Center, the 41-story, 34-year-old building owned by Beacon Capital Partners, is looking to be one of the few LEED-Existing Building (EB) certified structure in the United States.  Because most of the leases are due to expire over the next five years, the company will be able to renovate as space opens up.  They'll shift tenants around until the building is complete.   

This is about a $36 million remodel job.  Green amenities will include the following:  shaved columns for added light; automated artificial lights; recycled and recyclable carpet; no- or low-VOC paints; recycled metal in ceilings; new insulation in walls that were uninsulated; new high-efficiency heating and cooling systems; water-efficient bathroom fixtures; and runoff water landscaping. 

Additionally, BCP started construction next door on a new, 24-story, 126-unit green condo tower at Fifth Avenue and Madison Street.  The new building will be complete in 2008.  BCP officials said they are seeking LEED Gold for both buildings.  I must say that will be a powerful juxtaposition of the old and new:  both environmental leaders in their own way (EB + NC).  Via Seattle Post-Intelligencer + Emporis.

Skyscraper Sunday: 1800 Larimer LEED Silver Office Tower (Denver)

Apparently, the mid-1980s was the last time a new high rise office building was built in Denver, Colorado.  We know what happened then and why skyscraper construction halted (hint: construction loans/S+L Crisis); knock on wood...S+L 2.0??  Recently, Westfield Development announced plans to build the most energy efficient high rise in downtown Denver, 1800 Larimer--actually, it's a $150 million, 22 story, 500,000 square foot, energy-efficient, proposed LEED Silver tower.  Westfield Development President Rich McClintock said, "if it is not a sustainable building, it is outdated."  I couldn't agree more. 

This LoDo area building was designed by Denver-based RNL Design.  Some of the features include the following:  subfloor air distribution system; 9-foot, 6-inch floor-to-ceiling windows; state-of-the-art health club for tenants; a half-acre terrace parklike environment 20 feet off the ground; tenant controlled temperature system; blue + gray glass facade; trees in the lobby; and a 30-foot high "wall of water" inside the lobby.  I'm excited that new construction is going green, but I will say that Denver is working hard to make the right choices.  This green building is, after all, only a small kog in the greater machine initiated by Denver's Mayor Hickenlooper called Greenprint Denver. 

I keep saying this, but the smartest cities are also the greenest:  San Francisco, Portland, Denver, Austin, Chicago, and a trailing Salt Lake City.  The human capital + brain power of these cities is really mind-boggling, so where are you going to live?  Via RMN. 

UPDATE:  According to the global votes of over 100,000 people, Mayor Hickenlooper was ranked #9 in a survey of best mayors in the world that have made long-lasting contributions to their cities.  Only one other US mayor made the list.

Madison Wisconsin's Capitol West Development Goes Modern + Reuses/Deconstructs +94%

It seems like cities all over the United States are jumping into the green building fray--it's an exciting time to witness the radical transformation of the construction industry.  In Madison, Wisconsin, there's a neighborhood development called Capitol West.  The project is a $110 million, mixed-use development in the center of Madison, occupying an entire city block bounded by West Washington Avenue, South Henry, West Main + South Broom Street.  The development will include a diversity of housing types, shopping spaces, + urban parks--all clean, contemporary + modern. 

This urban redevelopment will include about 375-400 townhomes, condominiums, and lofts + penthouses.  The first phase (173 condos + 10,000 sf of retail) of condominium homes will range in size from 650-3,000 square feet, with prices ranging from $170,000-$900,000.  I was really surprised by the diversity of architecture and offerings for this neighborhood:  Capitol Court Townhomes, Washington Rowhouses, 309 West Washington (10 floors), Main Street Townhomes, + Broom Street Lofts.  This looks really exciting. 

What's really impressive is the steps the developer, The Alexander Company, took to make sure this development didn't place undue burden on the city's resources.  It retained Madison Environmental Group to head up their reuse/deconstruction phase.  The reuse phase diverted 66 tons of material from the landfill via donations, walk-throughs, and public sale events.  The deconstruction phase yielded 94.86% of recycled material, totaling 24,500 tons!  Granted deconstruction can take more time, but it's a lot better on the community, environment, and neighborhood.  In total, 59,536 cubic yards of material was diverted from the landfill via reuse and deconstruction efforts--that's 19,772 Ford F-150s full of waste lined up back-to-back stretching 65 miles.  Nice job Capitol West.

No word yet as to whether any of the individual projects will go after LEED, but the architects are designing with the environment in mind.  Lots of natural light, air + ventilation design with incredible views, green spaces, and roof gardens.  Thanks for the tip Stephen Schenkenberg. 

Skyscraper Sunday: Bioclimatic Design, Menara Mesiniaga, and Ken Yeang

I've had people ask me why I haven't mentioned the Menara Mesiniaga, designed by architect Ken Yeang, in Subang Jaya Selangor, Malaysia.  Well...the building was modern + famous when it was finished in the '90s, and it's still modern + famous.  I don't really know if I can do any justice to the structure, but I'll direct you to some more detailed information on the building, in case you're interested in studying bioclimatic skyscraper design and the like.  The Menara Mesiniaga, often referred to as the IBM building, is owned by Mesiniaga, a Malaysian public company in the IT sector that is somehow connected to IBM.  The 15 floor, 207 foot, intelligent building was finished in 1992, and interestingly, property values of the land around the building have flourished. 

Excluding the costs of land acquisition, Menara Mesiniaga was constructed at a cost of roughly $8.9 M (USD).  The building design reduces long-term maintenance costs and lowers energy use.  On the north + south facades, curtain wall glazing minimizes solar gain.  On the east + west facades, aluminum fins and louvers provide sun shading.  All the office floor terraces have sliding doors that allow the occupants to control natural ventilation.  The trussed steel + aluminum sunroof also incorporates solar panels that power the building.  Some other features include the skycourt, vertical landscaping, and naturally ventilated core.  The Menara Mesiniaga is the epitome of building design that reflects climate characteristics specific to the location of the building. 

Extra Links:
Ken Yeang's Book: Bioclimatic Skyscrapers [Online version]
Aga Kahn Award for Architecture

Modern + Green Big Ass Fans

I used to workout at one particular gym everyday--you know the drill...elliptical, weights, situps, etc.  Oddly, my body was getting healthier, but I was growing to hate the place for two reasons.  First, the place was dirty and they didn't provide any cleaners to wipe the machines once you were done.  Second, I had to get surgery on my neck for a staph infection, and later, had a cyst on my arm.  I'm thinking both infections came from unsanitary gym conditions because I was healthy before and have been healthy since.  Anyway.  One day, the atmosphere completely changed, but I couldn't figure out what it was.  Then it dawned on me that the place wasn't as musty as it usually was and that was a result of the wonderful "Big Ass Fan."  Seriously, the Big Ass Fan is hard to miss, but it made jumping on that treadmill a dream.  From what I understand, if you do the math, this large, ten-blade piece of ceiling bling can reduce heating + cooling costs (to $.05 /hour). 

Here's the concept:  the large blades, when combined with lower rotation speeds produce a massive, but gentle, breeze to keep the air cool in the summer and warm in the winter.  As you can tell from the pictures, they look pretty good and can be custom painted too.  Since the blades travel at a slower speed, they don't make that much noise either.  Check out the website and read all the case studies on the website.  There's an abundance of information that may help you determine whether the Big Ass Fan is suitable for your facility. 

Skyscraper Sunday: Miami Design District's New Green Tower - COR (UPDATED)

OPPENheim Architecture + Design just received unanimous approval for a $40 million, 25 story, 380 foot tall, multi-use green tower for Miami's Design District (4025 NE 2nd Ave., Miami, FL  33137).  It's called COR and construction will start July 2007 + complete in 2009.  COR will have 113 condominium units, 20,100 square feet of office space, and 5,400 square feet of retail space (includes cafe + furniture store).  Chad Oppenheim designed COR with the assistance of energy consultant Buro Happold + engineer Ysrael Seinuk.  As you can see by looking closely at the pictures, the 10 inch, energy-efficient exoskeleton incorporates wind turbines near the top and provides numerous environmental benefits (thermal mass for insulation, shading, enclosure for terraces).  In addition to wind turbines, the tower will use also photovoltaic panels and solar hot water generation. 

The funky, modern building design is expected to attract creative, design-oriented businesses and trendy, eclectic professionals.  Restaurants and retailers will occupy the ground floor, in an attempt to capture the urban energy of the building.  Of course, the interior will benefit from a mixture of natural sun and shading and design plans call for a high-tech building infrastructure.  Residences will range in size from studio to two-story penthouse units, which range in price from $400,000 to $1 million.  We're talking about Energy Star appliances, recycled glass tile flooring, bamboo lined hallways, etc.  Residents will have access to the pool and fitness facility as well.  So far, so good I say.  Via Archiseek + Multi-Housing News.

  UPDATE:  It's important to keep information current here at Jetson Green.  Sources close to the project state that this project will not go through for various reasons, including the high project cost + questionable use of wind power in an urban context.  It should be noted that many architects feel wind turbines attached to a building are too loud; however, note that SOM is taking a different building integrated design approach to wind power. 

Warning: Energy Cost Arbitrage in Doing Business

The Texas Association of Manufacturers made a critical assessment of the status quo at the manufacturer's first-ever energy summit in Houston.  It was noted that Texas manufacturers pay more for electricity than their competitors in other states + other countries.  An example, paper mills in east Texas pay 2x as much for electricity ($5 million more per year) as South Carolina/other southern states AND tens of millions more than mills in foreign countries.  Wow!  You see what I mean by arbitrage?  This is one reason why it's cheaper to produce goods in foreign countries, it's not just labor or currency or whatever else. 

The Public Utility Commission recognizes the concern for retail electricity prices in Texas, and others suggest it is a problem of lacking investment in transmission infrastructure.  With all the wind power being produced in west Texas, there is a need to get that power to the major metropolises.  TXU and others use this issue as backing for their proposed coal plant additions.  They say, "There's a need for electricity at low costs and coal is the solution."  Dirty coal, that is.  How about investing, at least, in the cleaner variety, Mr. TXU.  Can you trust the electricity providers to lower the price anyway? 

I've a quicker solution: 
What if businesses and residences were able to produce their own electricity?  What would happen?  They would not need to rely on the grid for as much energy.  And then...less demand for energy, which lowers prices???  What if the state subsidized commercial solar installations in an amount equal to the investment of one dirty coal plant.  The solar would come on line quicker.  It would be cleaner, big-time.  The price of that solar energy wouldn't be subject to profit-seeking by a publicly-traded utility company, either.  [I'm not saying solar is the first thing to do to save energy money, but for commercial businesses that have value engineered their facilities otherwise, it's likely the next step]. 

If we get into a energy pricing arbitrage situation, which we already are, you end up sourcing production of goods to the countries that have the lowest cost of energy:  places that rely heavily on dirty coal.  Take a look at the skies in places where this happens, namely China.  It's not a good idea for them or for us.  Read Paul Hawkens' book, the negative costs of coal are not figured into the price.

UPDATE:  TXU requested permits to put environmental control technology on existing coal plants to make them cleaner.  The costs of the technology are included in a $500 million plan to completely offset key emissions from proposed coal-fired plants.  Interesting...$10 Billion for 11 coal plants + $500 M offsets = still less expensive than providing clean energy.  Spending $500 M on offsets doesn't fix the problem.  THE REALITY IS - once these plants get built, there's no turning back.  You don't just shut them down. 

TXU is fighting so hard because they're a public company that needs to make a profit.  If their capital expenses (expenses in clean technology) are too high, then they can't cut a big check to uninterested shareholders that couldn't care less about pollution.  Public company's #1 goal is to make money for shareholders.  So I understand TXU's position, but it's not aligned with the best interests of Texas people.  We need to take a stronger position on energy infrastructure because we will have to live with these choices. 

Salt Lake City + Mayor Rocky Anderson Approve LEED Ordinance to Promote Green Construction

I've been keeping an eye on Salt Lake City, Utah (SLC) because I'm moving there in June 2007.  Recently, there've been rumors that the Church of Jesus Christ of Latter-day Saints (the "Mormons") is in plans to officially adopt LEED standards on a going forward basis for its churches + buildings.  Generally speaking, Mormons strive for thriftiness and gratitude, and these principles applied to construction mean that buildings should conserve and reuse resources where possible.  While the church hasn't made such an announcement, recent SLC news is the next best thing because the city's population is about 50% Mormon.  In early November 2006, the City Council unanimously approved an ordinance requiring commercial, apartment, and condominium builders to meet LEED standards if they are funded by city loans, grants, or tax rebates.  The same ordinance also ratified Mayor Rocky Anderson's summer executive order requiring new municipal buildings to meet LEED-silver standards.

SLC is changing in a big way.  The entire downtown landscape will be transformed over the next five years as $1.5 billion in capital is placed in new construction.  This movement, aka Downtown Rising, is garnering support from all levels in the community.  According to the Vision Summary of Downtown Rising, one goal is to "develop environmentally efficient buildings, districts and public spaces." 

Ostensibly, SLC's main goal in providing LEED incentives is to promote environmentally friendly construction.  This ordinance isn't the last step for eco-building in SLC, however.  They're working on further incentives to promote green building; they're considering expedited permits/plan reviews or lowered fees for all developers that incorporate LEED certification in their plans.  Talk about major opportunities!  It's a great time to be a green developer.  I can't wait to get to SLC. 

Skyscraper Sunday: LEED-Certified Maple Leaf Square in Toronto

Maple Leaf Sports & Entertainment Limited (privately-held corporation with ownership of Toronto Maple Leafs, Toronto Raptors, Toronto Marlies Hockey Club, Air Canada Centre, and Leafs TV + Raptors NBA TV) is behind an innovative, forward-looking project development called Maple Leaf Square.  Being inspired by the mixed-use projects developing around sports franchise centers such as Dallas and Miami, the Maple Leaf Sports & Entertainment Corporation will be unique in one significant aspect:  it's green, LEED-certified, that is.  The project, designed by KPMB and Page + Steele, contains two aspiring towers (54 + 50 floors) built on top of a seven story podium, all including the following:  900 residential condominiums, boutique hotel with about 170 rooms, 6,000 square foot daycare, over 200,000 square feet of office space , indoor/outdoor swimming pools, fitness facilities, and high-technology restaurants, sports bars, and retail stores.  It's the quintessential multi-use development of the future, blending sports, entertainment, living, vacationing, night life, and work. 

Green Features:
In addition to being one of the most technologically advanced building structures in the world, the project contains some important green features (note, technology also can make a building green):  green roof, energy-efficient appliances in every suite, Enwave (low cost, energy efficient supplier of heating, cooling, and domestic hot water supply), individual storage/bicycle lockers, and close proximity to Toronto's PATH system.  Technologically, the building will use RFID door locks and Intelligent Building Technology (visit the website for a demonstration).

The project has been welcomed with open arms by the public; reports vary, but the Residences of Maple Leaf Square are reportedly 95% sold already.  Talk about unmet demand for a modern, green structure!  Available residences range in size from 400 - 2,100 square feet and price from $200,000 - $1,400,000.  North Tower opens in October 2009 and South Tower in March 2010.  Found by EarthChangeII.

Green Office: Get Supplied @ The Green Office

Officially, this is the third post in a mini-segment here at Jetson Green called the "Green Office."  First I talked about getting set up with a Think chair, and then I mentioned the Liege Desk.  What next?  How about the thing you use most in the office?  Your supplies.  There's a great resource for finding sustainable supplies at the comprehensive www.thegreenoffice.com.  The Green Office is "an online retailer of recycled, environmentally friendly, and sustainable business products, school supplies, and paper."  With regard to green products, it really is the most complete source for supplies (paper, envelopes, calendars, binders, folders, ink, toner, etc.), technology (fax, printer, shredder, telephone, etc.), furniture (shelving, storage, tables, etc.), janitorial supplies (waste containers, cleaning supplies, light bulbs, etc.), and breakroom supplies (cups, plates, etc.). 

Established in 2005 by Alex Szabo, The Green Office itself is committed to setting an example as a sustainable business.  Feel free to skip over to EcoTalk for a 7:50 minute interview with Szabo.  Originally a sustainability consultant, he's quite the eco-entrepreneur.  In his interview, he talks about how he came upon the idea of starting this business and what he does to continually update the Green Office catalog with nascent product offerings.  See you next time. 

Modern + Green Art: The Campbell Laird Collection

I've used the analogy before, but living the green life is similar to using web widgets--you try one out, figure out how it works, and start to enjoy the benefits of that new widget's functionality.  How about trying the green artwork widget?  Artwork can be green, too.  Depending on what you're looking for, you may want to hunt down FSC-certified wood frames or commission your favorite artist and have the piece done with eco-friendly paints.  Get creative and find a way to make your art green (i.e., use water-based paints as opposed to oil, etc.).  OR...you could also buy some of Campbell Laird's work. 

Laird is a popular, Tasmanian-born musician + artist who has produced art for heavy-hitters such as Dwell, New York Times, Washington Post, Los Angeles Times, Entertainment Weekly, Trump Tower, Money, Smart Money, Macy's, American Express, PeopleSoft, Adobe, Quest, and the Wall Street Journal.  He has a serious web presence and a studio in Venice, California, if you're in the area and want to check out the work. 

According to Laird, his work "explores the structural relationships between line, shape and color...my aim is to create simple, meditative works that fit naturally in modern environments."  Here's the process:  each piece is printed on either 20 ml artist's cotton canvas or 310 gsm watercolor paper.  Laird uses high-quality, pigment-based inks with an archival rating of over 150 years.  Each piece is proofed, signed, numbered (up to 125), and sent out with a certificate of authenticity.  No solvents are used in the process from the ink to the final finish.  Ogle at :: 2modern.

Sustainable Building Precursor: Opportunities + Widgets

Every now and then I get a question on green building, or I'll ask someone a question on green building, and almost every time, the reaction I receive is bitter beer face.  What's the problem?  It's like by saying the word "green building," I'm a hippie, a crazed environmentalist, or worse: "a tree-hugger."  I don't know about hippie, but words like "environmentalist," "tree-hugger," and "sustainability," are losing that subtle, pejorative connotation in a quick way.  In fact, the real smart cities (i.e., San Francisco, Austin, Portland, Honolulu, and San Diego) are often the greenest.  Catch my drift?  Green = Smart; Green = Opportunity.  Intelligent people are rethinking antiquated notions about the environment and are moving in a green direction. 

That said, I want to clarify and delineate the two main categories of green building that you might be interested in:  (1)  Building and (2) Maintenance.  Lets explore the myriad of sustainable opportunities to be found in each category. 

• Building - this includes new construction, renovation, and rehabilitation.  Opportunities to save money + energy, pollute less, create less waste, and discover new uses for old materials abound.  There are hundreds of entrepreneurial opportunities along the building spectrum from design to build, from deconstruction to renovation.  We're talking xeriscaping, getting solar panels, incorporating passive solar design, insulating correctly, using the right windows, and finding the right mixture of water, electricity, and gas-guzzling appliances. 
• Maintenance - this includes everything related to using and abusing a structure on a going forward basis.  You will find money + energy saving opportunities in energy efficient appliances, light bulb choices, decorative decisions, and lifestyle choices.  Here, we're talking about choosing the right TV, light bulbs, lamps, blinds + shades, decorative paints, and furniture.  We're also talking about cutting out waste in your lifestyle, like running the water while you brush your teeth for 8 minutes every day. 

Think big, think innovative, and think independent.  Going green requires taking proactive choices about how you interact with the world we live in.  I like to think of all these green opportunities as web widgets that you can pull out of the sky and place them in your home.  I'll take the Energy Star appliance widget, the plug-in hybrid vehicle widget, the CFL light bulb widget, the zero-VOC paint widget, the dual-flush toilet widget, etc.!  For motivation. 

Cincinnati City Council Passes Ordinance Granting Tax Benefits to Green Builders

On September 20, 2006, Cincinnati City Council took a bold step to pass an ordinance, at the motion of council members Laketa Cole and Chris Bortz, that provides tax and $ incentives to residential and commercial developers that build or rehab structures to LEED standards (Certified, Silver, Gold, or Platinum).  Even more notable was the simultaneous creation of a Community Development Block Grant, which aims to provide financing to residential (low or qualified mixed-income) structures built to LEED standards by paying the difference between the cost of the LEED building versus the cost of the building if it were built to standard codes. 

City Council is thinking also about establishing a "green permitting" process, which would allow green developers to bypass the bureaucratic bottlenecks and move to the front of the line for development approvals.  This is great news.  Developers are always looking for a way to get their projects approved, so green permitting will force them to rethink their options.

The LEED-H standard, which is the USGBC's standard for residential green homes, is relatively new, when compared to the LEED standards for commercial building.  LEED buildings will start to gain in popularity and provide tangible benefits to the city because green buildings use less water, less energy, and pollute less.  And from what I understand, there are tons of cities out there (other than Cincinnati) that have water shortages, energy shortages, and dirty skies--why not empower your citizens and businesses to solve resource problems by building green?  It's one of the smartest things you can do as a politician, regardless of your partisan affiliation. 

Skyscraper Sunday: Hunt Consolidated Office Tower Going LEED Green?

About one year ago yesterday, Hunt Consolidated Inc. broke ground on a new office tower, which borders on Akard Street and Woodall Rogers Freeway.  You've probably seen it, it has massive cement beams curving on its northerly face.  The building is being developed by Woodbine Development Corporation, which is partially owned somehow in the Hunt Consolidated Empire.  I heard from a friend (hearsay, I know) that Chairman Ray Hunt, or some other c-level executive, was asked at a luncheon whether the building was going to be green and he equivocated saying something like, "Well, we're not going to build green just to build green, but we'll do it if there are tangible economic reasons to do it."

I did some research and it looks like Hunt Consolidated Office Tower is registered with the USGBC as LEED-CI v2.0, otherwise know as the green ratings standard for commercial interiors.  If my understanding is correct, that building is to be 100% owner-occupied, so Hunt is going green inside?  Not sure.  Here's what I know.  It will be a $120 million, 400,000 square foot, 15 story building.  Gensler, which is #2 in the US for having the largest number of LEED Accredited Professionals, will be doing the interiors.  So they have the know-how to go green on the inside.  The entire structure was designed by Dallas-based Beck Group and the general contractor is Austin Commercial.  Looks like it may be going green, but if the decision is still in the air, here's my two cents:  what's more economic incentive to build green than a $6.3 million tax abatement over 10 years?  That abatement should cover the 1% premium (if that) required to go green.   

Lifetime Cost Case Analysis: Energy-Efficient, LED-based Commercial Signage

If you haven't noticed, commercial enterprises use lots of neon in their signage.  I drove around the neighborhood and found a few gas stations and a Sonic Drive-in with neons wrapped around the structure.  You can tell because the neon lighting breaks at the nodes.  Well, LEDs, while still a nascent lighting technology, have the potential to become the future signage lighting behemoth, if building owners can catch on to their benefits.  To get to that point, however, the stars will need to align so that the key decision maker does a costing analysis incorporating the operational benefits, in addition to the sticker price (initial costs). 

LED Technology Benefits:
LEDs have energy savings of up to 80% over neon lighting.  In addition to the energy savings, LEDs differ in size and electronic control.  Point blank, with LEDs, there's reduced maintenance, reduced energy consumption, better light quality output, safer + lower voltage requirements, and low temperature performance.  They last longer, too.  There's no gap in the illumination like there is with the neon.  And with a technology like LightMark, the units are variable so you use just the right amount for the project. 

Costing + Payback:
LEDs pay for themselves in about 2-3 years.  When a decision maker is comparing neons (or some other light source) and LEDs, it's important to make sure that the comparison is apples-to-apples.  Use a "lifetime cost of ownership" analysis:  (1) initial purchase price + (2) initial installation costs + (3) lifetime energy usage + (4) lifetime maintenance charges.  I'd suggest two more external considerations, which aren't factored into the lifetime cost of ownership.  First, consider the extent of liability (i.e., if neons tend to flame up at gas stations more than LEDs, there's a tangible savings benefit [note - this may or may not be true]).  Second, consider the tax implications (i.e., state, local, or federal government offers tax credits/deductions for LED use, etc.). 

A few companies that have been incorporating this new technology include Arco, A&W, BP, McDonald's, KalTire (Canada), Tsutaya (Japan), and Petro-Canada.  What it takes, however, is a paradigm shift from initial cost, or sticker price, to lifetime cost, and if owners aren't making the change, the contractor should speak up and create value for the customer. 

Extra Links:
BP Case Study [TIR Systems]
LightMark + LightScript 
Energy-Efficient, LED-Based Signage [Grant Harlow - Buildings.com]

Skyscraper Sunday: LEED Platinum Genzyme Center

This building is a little old hat for many of the readers here (it was an AIA/COTE Top Ten Green Project in 2004), but I think there are some important aspects of the projects that can be remembered and applied to new green projects.  This building is in the highest eschelon of LEED ratings, the platinum standard (LEED-NC, v2), and if you follow the links below, they've been generous enough to explain how they received all the points towards Platinum certification.  You can even take a virtual tour of the building if you're interested. 

The building is the corporate headquarters for a biotechnology firm and houses 900 employees in 12 floors.  Here are some of the many green features:  high performance curtainwall glazing system with operable windows on all 12 floors; steam from local plant is used for heating + cooling; about 1/3 of the building uses ventilated double-facade that blocks summer solar and captures winter solar gains; the central atrium acts as a huge return air duct and light shaft; air moves up the atrium and out exhaust fans near the skylight; natural light is brought in from solar-tracking mirrors above the skylight and reflected deep throughout the building; the building saves water use comparably by 32% by using waterless urinals, dual flush toilets, automatic faucets, and low-flush fixtures; storm water supplements the cooling towers and irrigates the landscaped roof; partial electricity generation is provided by the building integrated photovoltaics (PV); nearly 90% of the wood is FSC-certified; and the building materials were chosen based on low emissions, recycled content, and/or local manufacturing.  Not a bad list!

Really, I think this enormous achievement required the collective efforts of many different players with a similar vision.  Architect and lead designer was Behnisch, Behnisch & Partner, executive architect - base building was House & Robertson Architects, tenant improvements architect was Next Phase Studios, landscape architect was Michael Van Valkenburgh Architects, and Turner Construction Company was the contractor. 

Extra Links:
USGBC Case Study Information
Top Ten Green Projects 2004 [AIA/COTE]
Genzyme Center Building Information + Facts [Genzyme Website]

Current Energy: The World's First Home Efficiency Store

This is not an advertisement or a commercial.  I was going to the iPod store on Knox (in Uptown, Dallas) and noticed this new store right next door called "Current Energy."  Tag line:  "We'll plug you in."  I liked the design of the store and decided to go in and check the place out.  First impression, these people are very friendly and eager to help.  Second impression, what are they selling?  That's below.  The store was pretty cool, and the website's not too shabby either. 

Here's what they are selling/explaining/consulting, etc.:  Rinnai tankless water heater, Rainbird irrigation control, Toto dual flush toilet, Honeywell digital thermostats + air treatment systems, Lutron + Crestron whole house controls, Mitsubishi Mr. Slim ductless air conditioner, Neptune cfl + lighting science group LED lights, Trane xl19i Seer air conditioner, Radiant Barrier products, Vista window tinting and solar screens, Owens corning insulation products, etc.  They have a consultation room, kids learning center (using state-of-the-art macs and computer games), and home energy resource library. 

They give you information on switching your electric provider (explaining both the low-cost options (Gexa) and green options (Green Mountain)).  They can talk you through the benefits of Energy Star and you can ask them all sorts of questions.  They provide energy audit services, etc.  I did stump them a couple times with my questions, but they were willing to get the answers.  If you're thinking about renovating, buying, building new, or whatever, you should educate yourself and go talk to these people.  They'll open your eyes to new ideas, that's for sure. 

Here's the address for all you Dallasites:
3103 Knox Street, Dallas, Texas  75205
www.currentenergy.com

Hines CalPERS Green Development Fund (HCG) Created with +$120 M Equity Investment

In case you haven't noticed, Hines is one of those smart real estate companies that is leading the way in sustainable real estate.  They're committed to sustainable building and I recently blogged a quote from Hines Chairman + Founder Mr. Gerald D. Hines where he said "sustainability has become a key component of development."  Well, it looks like they're throwing more money at that philosophy, and I think this press release should be a wake up call to all those developers out there that are just throwing up non-green buildings, willy nilly. 

Hines announced the closing of a Hines CalPERS Green Development Fund (HCG), which is capitalized with +$120 Million.  This equity investment will allow the development of more than $500 M in high performance, sustainable office buildings throughout the United States, certified through the LEED-CS (Leadership in Energy and Environmental Design Core and Shell Program).  What's even more significant than the amount of money that will be invested in green building development, is the fact that CalPERS is the nation's largest pension fund.  This is really going to accelerate the tipping point in green development because CalPERS is such a huge player.

Hines Senior VP and fund manager said, "We have long tried to persuade tenants that there are significant bottom-line benefits to sustainable development and build out. Fortunately, the green movement is gaining steam as the public become more conscious of its benefits.  The real estate industry is finally ready for green."  I couldn't agree more.  If you can't tell, this is a big damn deal. 

Extra Links:
Hines Press Release [September 27, 2006]
Hines Official Website
CalPERS Official Website

Green Office: Steelcase Think Chair--"the Chair with a Brain + a Conscience"

My first installment to the "Green Office" segment is about the office chair.  I walked into a friend's downtown office (a lawyer) and he had some beat up, patchy furniture inside.  I asked him what the deal was and he responded that it was all the firm provided.  That gets me, big-time.  For all you professionals out there, especially young professionals, your job is your domain and if the bossman isn't providing it, do it yourself.  My credo, dress and office like the person who's job you want to have.  So I prefer CEO-style all the way.  If clients come in my office, they'll see CEO-style.  Compare that to the cubicle next door and they'll form an impression about your position in the firm.  You've got to be a rainmaker, so this is all about looking the part. 

As far as office chairs go, there seems to be a race to ergonomics--"Ooh, nice, is that so and so's chair?"  "Did corporate get that for ya?"  "How much does one of those run?"  You get the drift.  Steelcase, Inc. makes this entire process very easy, actually, modern + green easy.  They have two chairs that are Cradle to Cradle™ Certified Silver:  Think™ + Leap®.  I'm going to focus on Think.  Think also received the BusinessWeek 2006 Gold IDEA award, IIDEX Sustainable Design Gold award, NeoCon Editor's Choice Award, and the Red Dot Award for Product Design (Germany).  But forget accolades, here's where sustainability meets the chair. 

First, cradle to cradle for this chair means the company considered what goes into the chair, how it is made, and what happens to the chair when it is no longer a chair.  The chair is designed to be highly recyclable + safe for environmental health.  Second, the chair is up to 99% recyclable by weight + up to 44% recycled content.  Third, disassembly takes about 5 minutes and Steelcase has set up the structure for customers to participate in recycling of their used chair.  Fourth, the chair is Greenguard Indoor Air Quality Certified.  But if this is too green for you, there's more. 

Think is comfortable too.  It has the adjustable arms, pneumatic seat height, and innovative back "flexors" that track and respond fluidly to your natural weight and movements.  So not only is this chair environmentally conscious, it's smart, too.  I think an added benefit to the chair is that one can order the thing online and have it shipped FedEx ground-style for free.  So, if you're tired of that standard office stuff and want to make a change, I'd get one of these Steelcase chairs shipped straight to the office. 

Extra Links:
Think Chair Mini-site [Steelcase]
Steelcase Online Store
MBDC Cradle to Cradle Certification

Michael Jantzen + Environmental, Architectural Eye Candy

Well, I've decided to hit my readers with a little environmental, architectural eye candy.  I like to get political every now and then, but I really like to throw in some skyscrapers, prefabs, or dream houses here at Jetson Green (check the category cloud on the left).  Of course, everything has a sustainable approach to it.  Today's post is a little different, if not impractical, but it's deceptively time consuming--when you go to this website, you'll find yourself gazing at all the different projects and fighting within as to whether such structures can actually work.  I did for about 45 minutes and the only thing that stopped me was the sound of Colbert's voice.  Here it goes::  enter Michael Jantzen and his Portfolio. 

He's really into wind, if you can't tell:  wind shaped pavilion, wind shade roof, wind turbine observation tower, + wind tunnel footbridge.  That's good, though, because buildings that integrate environmental design into the structure can be effective.  If you haven't heard, such a building was designed to be zero energy by SOM called the Pearl River Tower (China).  So these Jantzen renderings should, at a minimum, get us thinking about design, sustainability, and the endless possibilities. 

The wind shaped pavilion, pictured top, is a large fabric structure with six slowly rotating segments that can be used as a public or private pavilion.  <I'm thinking wedding bells, maybe?>  Each segment's rotation generates electricity for nighttime illumination.  And logically, the shape and design lends itself to natural light and ventilation.  Having the ability to rotate segments provides the convenience of optimizing shade when the sun starts to beat down.  I think this type of creative design is necessary so people can have living and working spaces that are nimble, comfortable, healthy, and effective. 

Intellicenter USA + Koll Development: "Developing for the [Green] Future"

Now this is what I'm talking about.  Sexy green skyscrapers and platinum green prefabs are cool, but now we're moving into a new realm of green real estate development.  Dallas-based Koll Development Company (KDC) is speculating on a new generation of buildings.  Actually, they're going to be LEED CS (Core + Shell) certified, but they're also going to be modern and tech-savvy.  I noticed the construction of one on the way back from DFW airport in Irving, at the southwest corner of Beltline and LBJ.  KDC's new product will be called the "Intellicenter" and they're "Developing for the Future."

Here's the thing that will really knock your socks off:  click here to go see a webcam view of the progress.  Keep watching because in about December 2006, this thing will be complete. 

Intellicenters will feature raised floor design and energy efficiency all around.  Individual workstations will have HVAC controls.  The lobby will feature Terrazzo recycled glass and natural stone flooring. The green features list could go on and on.  But KDC is also thinking of the bottom line and the necessary benefits to companies; their buildings aim for the following:  (1)  higher performance systems, (2) reduced operating expenses, (3) maximum design efficiencies, (4) increased flexibility for technological advances, and (5) environmental stewardship.  For LEED design, these buildings command a premium of $2-3 more per square foot (on construction cost), which comes out to around 25 cents per square foot on a lease rate.  Not bad.  Customers will get that back in energy savings, increased employee productivity, and other intangibles.

In addition to this Dallas Intellicenter, KDC has Intellicenter's under construction in Houston, Atlanta, Riverside (CA), and Charlotte.  They've teamed up with Prudential Real Estate Investors to offer 2 million square feet of office space valued at around $200-250 million (each building will be about 150,000-200,000 sq. ft).  Interestingly, each building will be almost entirely the same, which allows the developer to minimize costs (as opposed to reinventing the wheel at each location).  KDC enlisted Forum Studio Inc. and Gensler for the design aspects.

Jetson Green prediction: 
Not only will these office buildings be green but going forward, medical facilities, mixed-use condo developments, office condo parks, trailer home parks, educational facilities, government buildings, skyscrapers, houses, etc., will be green.  You name it, it's all going dark green. 

Extra Links:
Going Green Saves Green for Corporate Clients [Texas Construction]
KDC's Informative Video on the Intellicenter-USA [.wmv]
Koll Development Company Website

Skyscraper Sunday: Hearst Tower Goes LEED Gold

The handsome Hearst Tower skyscraper achieved LEED Gold accreditation from the USGBC--it's the first to be recognized as such in New York City.  The building architect is the famous Norman Foster, and this is the third time for Jetson Green to feature one of his buildings (30 St Mary Axe + WTC 200 Greenwich).  Norman Foster is literally one of the leading architects in the modern/contemporary + green building field.  This building is particularly bold for its environmental mission: it used 80% recycled steel and will consume 25% less energy than its skyscraper counterparts. 

Green Features:
The green features of Hearst Tower reflect the environmental commitment and vision of Hearst Corporation--a leading corporation with interests in magazines (O, The Oprah Magazine, Popular Mechanics, Cosmopolitan, + Esquire), newspapers (San Francisco Chronicle, Seattle Post-Intelligencer), broadcasting, entertainment television (ESPN, ESPN2, Lifetime, A&E, + The History Channel), and interactive media (broadcast dot com, iVillage, XM Satellite Radio).  We are talking about a huge company taking a pro-active step to provide high-caliber, environmentally-friendly working spaces. 

• About 85% of the original structure was recycled for future building
• The "diagrid" system (diagonal + grid) eliminates the need for verticle steel beams, which provides structural efficiency and greater use of natural light
• Using the diagrid system required 20% less steel (a 2,000 ton savings in steel)
• Foreign-sourced materials accounted for less than 10% of the total cost of construction
• Low-E coated glass on the exterior of the building allow natural light into the building sans heat
• Internal light sensors control the balance of artificial and natural light
• Activity sensors adjust the system and turn off lights and computers when systems aren't in use
• The roof collects rainwater and reduces the amount of rainwater that dumps into NYC's sewer system by 25%
• A 14,000 gallon water reclamation tank in the basement provides 50% of the buildings water needs
• Harvested water is used for the "Icefall"--a 3-story sculpted water feature (also the nation's largest sustainable water feature) that will humidify and cool the atrium
• Walls were painted with low-VOC paint, workstations were built without formaldehyde, and concrete surfaces were finished with low toxicity sealants
• Floors and ceiling tiles are manufactured with recycled content

Extra Links:
Norman Foster Website
Hearst Tower LEED Certified in "Gold" [Treehugger - John Laumer]
The Hearst Tower [Architectural Record]

Design: e2 "Grey to Green" -- Rethinking American Construction Waste

Introducing "Grey to Green."  It's a snippet from the Design: e2 series narrated by Brad Pitt.  We need a paradigm shift in the methods we employ to construct US buildings!  Watch this video on construction waste and think about the status quo.  Did you know that American buildings account for 10% of the world's energy use?  They do.

Part of the draw to modern prefab, for me, is that it presents the opportunity to efficiently, and relatively wastelessly, produce attractive, sustainable living spaces.  That's very important.  Technology and process innovation can help us quit wasting energy, supplies, and materials, etc.  Construction waste is not only damaging the earth, but by continuing on the current path, we're just throwing money away (both at purchase and trash points).  We need to understand the issues and find creative, innovative, positive, and attractive solutions. 

This video is extremely informative, and you can order the PBS series DVD from their website for $29.95.  The DVD includes all six episodes (The Green Apple, Green for All, The Green Machine, Gray to Green, China: From Red to Green, + Deeper Shades of Green).  I can't catch it on TV, so I'm going to go ahead and purchase it.  Really, watch the video and you'll realize why it looks to be a good series.

Extra Links:
Design: e2 Website
ABC News Article about Brad Pitt's Narration
Wikipedia Entry for Design: e2

Fireman's Fund Insurance Company Makes Green Building Insurance Products Available

Seriously, yet another reason to build green buildings.  The list gets longer and longer.  Lower operating costs, higher resale (appraisal) value, healthier work environment, and better workforce productivity, etc.  Wells Fargo wants to finance green buildings.  Hines wants to develop them.  And now, California-based Fireman's Fund Insurance Company wants to insure them.  This is a smart business strategy.  If you're going to insure something, why not insure the top quality stuff?  As insurer, you're dealing with the elite, upper echelon of building developers, operators, and owners.  It's really a no-brainer...

The company will provide green coverage for commercial buildings certified as environmentally friendly in all 50 states starting in late October 2006.  It's the first insurance company to do so and will offer three different forms:

1. 5% discount on insuring buildings certified by programs such as USGBC's LEED process;
2. Insureds that suffer a loss will be able to replace the loss with green products and systems (even if slightly more expensive);
3. Commissioning--provides a post-installation inspection of systems put in after loss of more than $10k. 

Because there aren't that many green buildings, relative to standard-code buildings, option #2 looks to be the most promising to future insureds.  Who wouldn't want to be able to replace loss with top-notch, green systems and products? 

What this really comes down to, however, is another cost category that lowers costs for whoever is stuck with the burden of insurance.  With energy efficiency, one can lower the energy bills.  With efficient design, one can lower bills and gain value in heightened productivity.  With lower insurance costs, one can put more money in other areas or investments.  Unfortunately, only the smartest and most agile real estate firms are going to carpe diem and capitalize...they'll also keep making money in the market, too. 

Extra Links:
Insurance Industry Sees Real Value in Offering Discounts to Green Building Owners [Alison Ryan - BD+C]
Insurance Companies Take on Global Warming [Marc Gunther - Fortune]

Real Estate Forum Article Interviews Experts + Predicts Future Green Building

There are still some people out there that don't believe green + sustainable building will last.  In the September edition of Real Estate Forum magazine, there is a lengthy article with reflections and predictions from some of the most notable names in real estate (for example, Milton Cooper, CEO Kimco Realty Corp.; Richard Camp, Chairman + CEO Camden Properties Trust; and Michael Pralle, President + CEO GE Real Estate).  These are the heavy hitters of real estate--people that make it their business to look forward and understand the trends affecting the industry.  That said, I found two quotes that I had to pass on to the Jetson Green readership...

RE Forum was able to catch up with Jeffrey Schwartz, CEO of ProLogis, and ask him what he thinks will affect the industrial sector.  He said,

In terms of sustainability, governments and corporations are becoming more sensitive to the environmental impact of industrial development.  It's amazing the amount of energy you can save with the quality of a facility and the air-tightness of the building.  The costs are slightly higher, but the payback is phenomenal for the customer, from both sustainability and an economic standpoint.  It takes a lot less money to heat and cool buildings if they are properly constructed and more environmentally conscious. 

Later in the article, RE Forum quoted Gerald D. Hines, Chairman + Founder of Hines, with respect to his opinions on the future of real estate development.  He said,

It becomes increasingly clear that improving cities is not only the right thing to do, but good business as well.  Five decades ago, there was a tremendous move to the suburbs; today there is a return to the cities...rather than developing greenfields, ... many developers are returning to their urban roots and transforming abandoned industrial sites--brownfields--into new uses.  Therefore, now, more than ever, sustainability has become a key component of development. 

These are seasoned professionals talking about sustainability, green buildings, and environmentally-conscious development.  This is mainstream stuff.  I keep saying this, but it seems that some of the professionals out there aren't listening:  Green building is the future.  Since 90% of the world hasn't caught on, you have a competitive advantage to exploit. 

Skyscraper Sunday: SOM, Green Skycraper Firm of the Year

There's just no stopping Skidmore, Owings + Merrill.  They are the (as nominated by Jetson Green) Green Skyscraper Firm of the Year.  I blogged about them in regards to the zero energy Pearl River Tower, which absolutely blows me away.  Have you seen the thing?  I also blogged about them on 9/11 because they designed the green Freedom Tower, which is going to be an architectural beacon of freedom and innovation for decades in the future.  When it comes to sustainability and architectural excellence in skyscapers, SOM is the number one firm.  That's hands down. 

SOM has an enormous portfolio of work in China and they are working on over 15 skyscraper projects there right now.  Interestingly, it's easier to be innovative in China because the climate lends itself to such behavior.  Firms in the US are reluctant to take on commercial/security risk.  They don't want to tick off neighbors or trade unions either.  China on the other hand wants to push the envelope.  They have cheap materials and a desire to build green structures.  They are a command economy, so there's not much public outcry, even if the building is outlandish.  Plus, global recognition helps their situation.  I get heaps of search queries on my blog everyday for a post I did on the Pearl River Tower--that's global recognition.   

I've included some pictures of buildings that SOM has designed for construction in China.  There's too much to say about each, but one thing should be noted, however:  these buildings are all going to be done in 2007-2008.  There's a quick turnaround time in China--they have the attitude to get things done.  Notice the delay for buildings like this in the United States and query whether that has anything to do with (in comparison) innovation, politics, determination, or drive.

Nanjing Greenland will have irregularly-spaced slots for green space that "march vertically up the facade."  Jinao Tower will be built with less steel than a traditional skyscraper.  It will be built around a diagonal grid bracing system (similar to the one used for Hearst Tower of New York).  Jinao Tower also features a double-skinned surface for solar shading and insulation.  Each SOM buildling is chock full of innovation. 

Extra Links:
SOM Company Site
Not Innovative?  SOM's Skyscraper Projects in China Tell a Different Story [Architectural Record]

Sustainability is Good Business: Obstacles to Green Building Progress

Going green doesn't mean you've turned into a hippy or gone granola, it means you've taken a pro-active step to create an efficient, economic, healthy work or home environment.  If you haven't noticed, there is a nascent (i.e., in terms of popularity), accelerating movement in design + construction towards making buildings sustainable.  It's likely that 10-20 years from now, the term "green building" will be anachronistic.  All buildings will be "smart" and independent.  But for now, only a small percentage of buildings are heading in this direction and there are a few stubborn reasons to explain why.  In this post, I'm going to talk about sustainable buildings in the context of commercial endeavors, but the principles apply equally to residential.

The fact is, sustainable buildings are better performers: LOWER operating costs, BETTER sales, + HIGHER productivity.  Case studies abound to support this assertion, but the real question is why aren't businesses flocking to adopt sustainable design principles in their buildings (old + new)?  In a Globe St. article by Brenna Walraven, it was suggested that there are two main obstacles to green building proliferation: 

1. Energy-efficiency Capital Myth - the myth is that the only way to improve building efficiency is through substantial, significant investments.  My write-up on Adobe's green building disproves this myth.
2. Lack of Awareness - this is self-explanatory, but one should consider the impetus to being unlearned on green building, especially for those professionals who make it their line of work to design, construct, + create high-caliber buildings.  Is it political?  Too treehugger-esque?  My response to last-adopters:  sustainable building is to building as Japanese manufacturing is to manufacturing. 

Buildings that are resource efficient will cost LESS, not more.  Why?  You are using less.  Big changes can be made with slight operational adjustments, and huge capital investments aren't always required to obtain the greatest benefits for a certain project (new + old).  Further, if you have an architect, property manager, or developer that says it will be too expensive to go the sustainable route, walk the other way and hire someone else.  That group hasn't been doing their industry homework.  There is a huge paradigm shift in this industry.  If you don't pay attention, you'll be like Ford, trying to figure out what makes Toyota so good.  Source via Globe St.

Skyscraper Sunday: Green Landmark Building For Sale (30 St Mary Axe)

Call it what you want:  "Gherkin," "The Cigar," "The Towering Innuendo," "30 St Mary Axe," or "Swiss Re Tower;" it looks like the insurance company, Swiss Re, has retained an agent to sell the place.  The 40-story building is one of the most recognizable shapes in London's financial district.  Wanna guess the price?  600 million pounds ($1.1 billion dollars).  Now, I don't know real estate values in London, but even for New York or San Francisco office building real estate, I think that's a high price.  It's worth it. 

30 St. Mary Axe:
The building was designed by Norman Foster (also architect of WTC 200 Greenwich - the "four diamonds" building) and completed in 2004.  It received the 2004 RIBA Stirling Price for Architecture and was nominated for a Bentley Award of Excellence.  It was the first skyscraper to be built in The City for 25 years and stands tall at 590 feet.  Known for its cylindrical facade and phallic shape, the building is even more revered for its state-of-the-art design features. 

State-of-the-Art Design:
Advanced parametric modeling was used to reduce wind loads + turbulence and maximize natural light + ventilation exposure.  Comparatively speaking, 30 St Mary Axe consumes 50% less energy than a traditional large office building.  The building design allows for natural ventilation (a feature that can be used about 40% of the year). 

Interesting Fact: 
There's only one piece of curved glass in 30 St Mary Axe...guess where?  The lens at the pinnacle of the structure.  One could go on and on about the various technologies used in this building, but my post would get too long.  For those interested, I've attached a list of some sources with more information. 

Extra Links:
30 St Mary Axe [Official Website]
Modeling the Swiss Re Tower [ArchitectureWeek]
London's 'Gherkin' for Sale [Yahoo]
30 St Mary Axe - Norman Foster [GreatBuildings]

September Scientific American: All About Green, Sustainability, Energy + Carbon

The September edition of Scientific American went completely environmental with topics ranging from nuclear power to renewable energy, from hydrogen transportation to sustainable building, from climate repair to carbon emissions, and from coal to advanced technology.  This issue really covered the important topics in a smart, sophistocated, and thoughtful way.  I wanted to relate some of the concepts that the magazine mentioned in its article by Eberhard K. Jochem, "An Efficient Solution."  Generally speaking, the crux of the article is that wasting less energy is the quickest, cheapest way to curb carbon emissions. 

Need for Green Building:
Nearly 35% of greenhouse gas emissions come from buildings, and 66% of all energy converted into a form usuable for human consumption is lost in conversion.  By improving the process whereby energy becomes usuable for human consumption, it is possible to reduce carbon emissions.  And more efficient buildings will play a role in this process.  If we assume that energy prices will continue to rise, every piece of technology that saves energy is an economic, business opportunity to be captured. 

Building Construction:
Many buildings are constructed with only the first costs in mind.  Maybe this is attributable to the process of bidding for projects, which seems to only include an analysis of the total build cost.  The life-cycle costs of a building, which would consider the operating costs, never enters into the calculation (unless developers request bids for products with green features and the life-cycle cost is implicit in the construction). 

Example - Green Renovated Apartments:
The article mentions a project in Ludwigshafen, Germany, with 500 living spaces.  These places were difficult to rent.  So the apartments were renovated to adhere to low-energy consumption standards, which required about 30 kilowatt-hours per square meter per year.  Subsequently, rental demand for the apartments soared to 3 x capacity.  As a business person, this should ring a bell:  an automatic waiting list, pent up demand, nominal advertising as word-of-mouth grows legs, and a healthy business conscience.  Not a bad strategy. 

If you're thinking about renovating, building, or replacing something, you should know about energy-efficient, green products before making the decision to purchase.  Here are some practical tips from the article for using less energy. 

• Stove - Convection ovens can cut energy by roughly 20%.
• Walls - thick cellulose insulation can prevent heat loss (winter) and heat gain (summer).
• Refrigerator - new refrigerators use 25% of the energy required for a 1974 model (just buy all energy star electronics + appliances).
• Compact fluorescent bulbs - uses 25% of the energy required for incandescents and last 8-10 times longer.
• Computers - LCD screens use 60% less energy than conventional CRTs.
• Windows - Double panes filled with low-conductivity gas (w/ edge seals made of silicone foam) reduce heat flow by 50%+ . 

Overall, the entire magazine was pretty amazing and offered examples of how different buildings are saving money and energy.  Buildings mentioned include the Swiss Re Tower (London), Menara Mesiniaga (Malaysia), Edificio Malecon (Buenos Aires), ABN-AMRO Headquarters (Amsterdam), Szencorp Building (Melbourne), Genzyme Corporation headquarters (Cambridge, Mass.), and Procter + Gamble's factory (Germany).  Go out, get a copy, and read it...you'll be smarter for doing it.   

9/11 Remembrance: World Trade Center Architecture - Green Freedom Tower + WTC Plaza

Last week, the designs of three more World Trade Center towers were released and they've drawn considerable attention from the media and public.  Notably, one of the buildings has four diamonds at the top, and if it is built, could become an ostensible landmark of New York architecture.  Because today is September 11, I thought it would be appropriate to mention the architectural aspects of the WTC site.  My heart goes out to all the families, businesses, and organizations that were affected by 9/11...the considerable emotion (and commotion) that this date ushers in, shows how the event has changed America forever.

Freedom Tower:
The details for this 1,776 foot tall building were released in June 2006 by Skidmore, Owings + Merrill.  I blogged about this firm recently in relation to their design of the Pearl River zero energy building in China, which still receives tons or search hits every day (on this blog).  From what I understand, the Freedom Tower will be able to withstand the impact of a fully-fueled airplane.  This building is projected for topping out in 2010 and occupancy in 2011.  Importantly, SOM has included state-of-the-art sustainability designs including the use of energy cogeneration and fuel cells, on-site renewable energy sourcing, off-site renewable energy use, efficient natural lighting, rainwater reuse, low-VOC paints, construction-waste recycling, and sustainably harvested wood.  Their website provide more details on their commitment to sustainable design.

Other WTC Plaza (200 Greenwich, 175 Greenwich + 150 Greenwich):
200 Greenwich--the building with four diamonds at its peak, is the product of architect Norman Foster of Foster and Partners.  It's a beautiful building projected to be completed by 2012.  The architect for 175 Greenwich is Richard Rogers, and this building is also a handsome building (picture on the left).  The last of the three buildings unveiled this week, 150 Greenwich, was designed by architect Fumihiko Maki of Maki and Associates.  This post would become really long if I were to detail each building, but the WTC website (www.wtc.com) has tons of information on the building architects, builders, developers, etc. 

Extra Links:
Silverstein Properties [Develop + Photos]
::Loose Change Video - 2nd Edition - On 9/11:: [loosechange911.com + 911blogger.com]

Trash Dogmatics, Get Pragmatic: Green Economics for Design + Construction Firms

Environmental missionaries abound, preaching the dogma of green principles:  "Do it because it's the right thing to do!"  It's getting to be a topic of debate in all circles of business.  Unfortunately, some decision makers are hesitant to consider smart, green innovations because they don't want to get caught up in the environmental fracas.  "It's too political," some may say.  The political pros and cons of going green, however, are ancillary to the most important consideration.  Get pragmatic, the numbers speak for themselves and it's bad business to not research the economics of sustainable design + building. 

DESIGN FIRMS:
Of all large design + construction firms, HOK (Hellmuth, Obata + Kassabaum) is ranked number three among those firms having LEED accredited professionals.  They performed an internal study in response to the widespread belief that sustainable design is not as profitable as conventional design.  While the study considered only 15 projects, the data showed that these projects were 25 % more profitable on average than conventional projects.  Here are a few theories they suggest as to why sustainable projects could be more profitable: 

• Integrated design helps the firm reduce costs and deliver a better product
• These projects attract more motivated clients
• These projects use a more focused design team
• Sustainable projects may have a higher fraction of institutional projects with larger budgets

Regardless of the reason, the study suggests that sustainable design doesn't have a negative effect on profitability...it will only increase profitability.  Source via BuildingGreen.com.

CONSTRUCTION FIRMS:
Similar to the design firms, in construction firms, there is a stubborn attachment to the idea that the costs of green building are greater than traditional building.  One reason for this could be that firms do not consider the full implications of BOTH the initial capital costs and the operating costs of a structure. 

The industry has performed a variety of case studies on the costs of green building and here are the results:  they cost anywhere from nothing more to slightly more to a little more than traditional buildings.  There is a California study that examines 33 LEED projects called "The Costs and Financial Benefits of Green Buildings."  According to the study, LEED bronze buildings have an average cost premium of 1%, silver of 2.1%, gold of 1.8%, and platinum of 6.5%.  The average premium for all three buildings is 2%.  But this is just one study and some studies show that green features can be applied with no premium at all. 

Nevertheless, building green requires planning from early on.  Adding piecemeal green features mid-construction can be costly and arbitrary.  Here are some of the benefits to building green: 

• Resources (energy, water, materials, and land) are used more efficiently
• Spaces are healthier for working, learning, and living due to cleaner air and use of natural light
• Productivity is increased
• Money is saved from lower operational (including utilities) and maintenance costs

To put these numbers in perspective, a 1.5 increase in productivity over 20 years can translate into $40 per square foot in a building.  Buildings that aren't green are going to face an obsolescence problem in the future.  So building green is not about polemics or doing the right thing, it's about making smart business decisions and taking the time to work out the economics.  This is the trend.  Source via Buildings.com.    

Linz, Austria Hotel Tubes: Dasparkhotel

I was skimming through one of my favorite magazines called Architectural Review, and I noticed a really cool article entitled "Tubular Troglodytes."  I couldn't find the article online, but I did some research on the architect and discovered a hotel in Linz, Austria with the name of dasparkhotel.  Some of the website is in German, so I found the Google Translator somewhat (not completely) helpful.  From what I understand, Dasparkhotel is a concept creation of Andrea Strauss. 

As far as accomodations, this place isn't that bad!  You get a double bed, fresh blankets (or sleeping bags--can't tell from the translation), lighting, moon/day light hole in ceiling, stow-a-way space beneath the bed, 220 V power connection, and an internet connection. Further, the surrounding area has toilets, showers, and a minibar & cafe. 

Each tubular hotel room was created with redesigned, standardized sewer pipes, with a diameter large enough for normal people to stand up.  Reservations for a "room" can be made online, and you use a code received via email to access the room.  Apparently, the pay rate is "pay as you wish."  I couldn't discover whether the surrounding area services (toilet, minibar, shower, & cafeteria) were "pay as you wish"--meaning if you use it, you pay for it--or the actual hotel tube was "pay as you wish"--choose the amount and pay it.  Regardless, I think this is a great idea!

My only concern with such a place is safety.  Sure, it's different and not lavish, but it would provide a great overnight experience.  And that's what life is, a string of experiences that have various degrees of memorability.  But living here in the Big Dallas, I was trying the think of the best place to put something like this...White Rock Lake?  Lake Ray Hubbard?  Somewhere in the Trinity redevelopment project area?  The future Woodall Rogers Park between north downtown and uptown?  I'm thinking it would fit something like White Rock or Woodall Rogers...until then, I'll try to plan a trip to Linz, Austria. 

[Dallas] Former KFC Processing Plant Turned Eco + Modern Reclaimed Loft

At some point in the past, the Fitzgerald's modern + green loft was home to a Kentucky Fried Chicken food-processing plant. On Canton Street, this 7,000 square-foot reclaimed loft is in a budding area near downtown Dallas that is gradually going jetson green. Recently, I posted an article on various green projects in Dallas, namely the 70% sold Buzz project, which is kind of in the same area. I first took notice of this home from an article in the Dallas Morning News and decided to share it with the Jetson Green readership.

In renovating the place, one of the Fitzgerald's goals was to balance environmental concerns with their need for an upscale living and working space. According to Sean Fitzgerald, "we could have put up new walls, laid new flooring and replaced every bit of the old casement windows. We could have just purchased a lot of new things, but we believe in conserving energy, space and materials. A large part of environmental consciousness lies in understanding how to reuse and repurpose existing materials." Notably, they used 90% of the leftover demolition materials to create a synergistic kitchen, entertainment space, balcony, and mezzanine-level bedroom area, and also a separate apartment with bed, bath, and beyond.

As you will notice from the pictures, Sean used an old aluminum moving container for his office. A similar concept is espoused by the owner of the website called Architecture and Hygiene. Formerly a runner on the corporate law track, Sean uses the office for his work in wildlife photography, and his wife practices law.

The kitchen is amazing! One couldn't tell by the pictures, but the cabinets were abandoned on the roadside. The Fitzgeralds had the cabinets restored with powder coating. Also, the tall stainless-steel cupboard is a repurposed garage tool chest and the sink was found at the Habitat for Humanity's ReStore. Keeping inline with their environmental focus, the balcony floors were finished with a water-based sealant. This loft has everything necessary to create a comfortable, modern, and high-caliber living/working space.

While this reclaimed loft may not have the official stamp of an LEED or GBI rating, one cannot deny its green attitude. In my opinion, it's important to design spaces that fit the location. Different situations call for different green measures, and these measures should be suited (financially and physically) to those that will be living and enjoying the space. This loft lives up to those requirements.

In short, the Fitzgeralds likely would emphasize three green concepts that they used in their loft: (1) in a remodeling project, reduce, reuse, and recycle as you are able, (2) conserve energy with proper use of eco windows, lighting, and insulation, and (3) repurpose old materials before replacing them. I'm curious however, how much would it cost to heat and cool a 7,000 square-foot loft apartment? Second thought, maybe I can't handle it...

USGBC Notes 20% Increase in LEED Accredited Professionals

The number of LEED Accredited Professionals (LAP) has increased 20 percent year over year, bringing the total number of LAPs to 25,000. LAP accreditation is received from the United States Green Building Council (USGBC), and the rapid increase in LAPs is a sign of the trend towards sustainable design, construction, and architecture.

There is an extremely informative website/magazine called Building Design & Construction (BD&C), which audits the number of LAPs in largest United States design and construction firms. They've posted a complete list of their results, but I wanted to spend some time on the top five.

1. Perkins + Will: 450 LAP/1,048 total staff (45% LAPs); offices in Atlanta, Boston, Charlotte, Chicago, Dallas, Hartford, Houston, Los Angeles, Miami, Minneapolis, New York, San Francisco, Seattle, Vancouver, Victoria, Washington D.C. Click to view the company's Green Operations Plan.

2. Gensler: 433 LAP/1,914 total staff (23% LAPs); offices in Atlanta, Baltimore, Boston, Charlotte, Chicago, Dallas, Denver, Detroit, Houston, Las Vegas, Los Angeles, Morristown, New York, Newport Beach, Northern Virginia, Phoenix, San Diego, San Francisco, San Jose, Seattle, Tampa, Washington D.C. Click to view the company's Sustainable Design Page.

3. Hellmuth, Obata, Kassabaum (HOK): 308 LAP/1,997 total staff (15% LAPs); offices in Atlanta, Chicago, Dallas, Florida, Houston, Los Angeles, New York, St. Louis, San Francisco, Washington D.C. Click to view the company's Sustainable Design Page.

4. Stantec: 240 LAP/5,623 total staff (4% LAPs); offices in many major cities, especially on the east and west coasts. Click to view the company's Sustainability Page.

5. DPR: 122 LAP/811 total staff (15% LAPs); offices in Atlanta, Austin, Fairfax, Newport Beach, Phoenix, San Jose, San Francisco, San Diego, Sacramento, and Redwood City. Click to view the company's Green Construction Page.

 
Local Other...
7. The Turner Corp. (Dallas): 115 LAP/5,561 total staff (2.1 % LAPs); 39 new LAPs this year!

BD&C's article lists the LAP numbers for each of the top 100 giant design and construction firms. This information is helpful, especially for companies and developers making their first foray into the green business, because it demonstrates who has the knowledge and expertise to build green.  Green building and sustainable design is a major trend that anyone in the industry should start to realize: real estate agents, designers, engineers, architects, contractors, home builders, developers, owners, REITs, RE management companies, etc.

Doing the Math: Adobe's San Jose Building Goes LEED-EB Platinum Green

As a person smitten with the entrepreneurial bug, I always love to read Business 2.0 magazine when it comes in the mail.  And it’s not that the magazine has ideas for me to start businesses, but it makes me think differently about trends and the future…it makes me come up with new business ideas.  Business 2.0’s September Magazine contains an article about Adobe’s retrofitted USGBC-certified, LEED Platinum building.    

This article is awesome because Jeff Nachtigal, the author, actually quantifies each retrofit and illustrates that going green makes economic sense. Some of my counterparts in the blogosphere are adamant that going green is about doing the right thing for our planet, and I respect that, but as a businessman and entrepreneur, going green must make economic sense. Generically speaking, public companies have a fiduciary duty to the shareholder to create value, so there should be some financial incentive to adopt green concepts into buildings. Now there is. 

Here are some of the eco-friendly renovations and the breakeven calculations:       

(1)  Waterless Urinals with Nontoxic chemicals:
Cost:                        $35,374
Annual Savings:        $14,896
Breakeven:               2.4 years

(2)  Automatic Faucets:
Cost:                        $110,000
Annual Savings:        $  24,000
Breakeven:                4.6 years

(3) Compact Fluorescent Lights:
Cost:                        $ 11,000
Annual Savings:        $105,000
Breakeven:                .11 years

(4) Automated Irrigation System:
Cost:                         $ 3,610
Annual Savings:         $10,000
Breakeven:                .36 years

(5) Timed Outages of Garage Exhaust Fans & Outdoor Lighting Systems:
Cost:                        $    150
Annual Savings:        $68,000
Breakeven:               .002 years (immediately!!)

 

These are hard, quantifiable savings. The payback on investments like these is relatively soon, the most attenuated being close to five years out. That's not a bad payback period at all! So these are rational, smart, responsible decisions, and other companies should take notice that Adobe has raised the bar for building operating efficiencies. It's time to hop on the train.

What’s more amazing is that Adobe has been able to foster the right business climate that allows employees to notice waste and make the right changes on a going forward basis. That’s where the real benefits will be realized…and further, employees buy into the benefits and go home making similar changes to their homes. Then they will tell their friends how they saved on their monthly utility bills because of some pragmatic, and economic, changes. Great article Business 2.0!

Extra Links:
Adobe's Announcement to Work with USGBC to Go LEED
Press Release of Adobe's Receival of Platinum Certification
Adobe's Environmental Committment
GreenBiz Artice with CEO Comments