Artistic Builders is utilizing a related company, Capco Steel, to provide the light-gauge steel framing, metal-clad wall systems and specialty steel and structural fabrication for the highly visible project.  The commitment to sustainable construction has been challenging but is the only way to go for San Antonio and the Pearl complex.

To achieve LEED® certification, the Pearl design called for a minimum of 75% of the project’s waste to be recycled.  The Full Goods site has charged a subcontractor to assist with this phase.  All wood, drywall, cardboard and similar waste is sent to the subcontractor’s site where recyclables are separated.  Materials are then ground into powder for recycling.  Steel waste is recycled as scrap by Capco.  Artistic Builders estimates that through the recycling effort, 80% of site waste has been diverted from local landfills.

Full Goods subscribes to the U.S. Green Building Council’s mandate that sustainable construction should serve to benefit employees and surrounding neighbors.  The company has focused on interior air quality.

Only adhesives, paints and solvents with low-volatile, organic-compound ratings have been used.  This specification was developed in the LEED® design process and will assist with elevating the interior air quality.  During the construction process, all ducts have been capped to better protect the system from construction dust.

Artistic Builders has been impressed with the LEED® guidelines for green building materials.  At the Pearl, 50% of the wood is required to be certified by the Forest Stewardship Council and must come from areas that engage in re-foresting.  The builder is required to document the wood’s allocation as well as history.

The USGBC has learned that accountability has become a large part of the green construction movement.  With the many financial incentive initiatives accompanying green projects, tracking has become a critical part of the LEED® rating system.

In this economy, building owners and operators face many challenges.  As companies cut employees and reduce operations, vacancy rates are escalating at an alarming pace.  Building owners face tough economic decisions.

Many commercial real estate owners have begun to seek green solutions.  On one hand there is the mystique of green conversion and new construction costs.  On the other hand, there are undisputed energy savings, healthy workplace incentives and environmental benefits.  Striking the right balance between investing in sustainable conversions and practical, financial outlay involves imposing considerations.

Data indicates that Leadership in Energy and Environmental Design (LEED®) certifications do increase the cost of new construction as well as increase the cost of renovations.  Estimates run between 5 and 10% and in this economy, owners are rightfully cautious.

But, the proof is in the pudding.  Tenants want sustainable design and LEED® certifications.  And, they are willing to pay for them.  In 2008, CoStar conducted a survey and released the following facts:

•    Certain LEED® buildings generate $11.24 per square foot more in rent than conventional buildings of the same size.
•    LEED® buildings have a 3.8% higher occupancy rate.
•    On average, LEED® buildings are selling for substantially more per square foot than non-LEED® certified properties.
•    LEED® certified buildings are operating with 30-40% less energy than non-LEED® certified buildings.

Green buildings are commanding higher rents and higher selling prices.  These sustainable buildings are les costly to operate, provide healthier work environments and have expanding tenant appeal.

In the recession, one way to convert those toxic assets into premium value, in-demand assets is to commit to LEED® certification guidelines.  In addition to environmental benefits, many communities are encouraging sustainable development with generous tax incentives.  Perhaps sustainable design will help the commercial real estate market turn the corner through its win-win initiatives.

Certain components of the school, like the computer labs, the faculty lounge and the fitness center were forced to be located in areas without a view of the outdoors. However, more than 90% of the remaining space captures the expansive view and vistas as well as enjoy natural daylighting. The school’s green concept team subscribed to data suggesting that students benefit from improved indoor study and work environments and made a conscious effort to link the school to the environment. Wherever practical, clerestories were installed to increase daylight.

The administration has been rewarded. Upon moving into the school, in the fall of 2006, average student standardized test results have improved by four points in mathematics, five points in reading and seven points in social studies.

In the LEED® rating program, all the small decisions add up to LEED® points. The project’s green team selected all the building’s adhesives, sealants, paints and carpeting based on their low chemical emissions. Meanwhile, entry grates were placed near every exterior door. These grates trap soil before it enters the school. Only LEED®-rated green cleaning products are permitted on the premises.

Getting the students involved in green awareness was part of the school’s plan. Students are commended for utilizing alternative transportation. As part of a carpool incentive program, teachers and students who participate in carpools receive preferred parking. For cyclists, secure bike racks and showers are available.

To reduce the urban heat-island effect, the roofing materials and the site paving are light colored. Exterior lighting was selected to further reduce light pollution.

The Columbia Brazoria Independent School District is located 50 miles southwest of Houston and covers 225 square miles. Now, this area features the first LEED® certified junior high school in the state.

UL’s focus is on building products and personal electronics.  The company’s concentration is on validating specific and measurable claims that conform to the Federal Trade Commission’s Green Guide.  The list of these products is constantly expanding as the green building demand for sustainable materials increases.  UL Environment intends to create new standards for the many new sustainable building materials.  The marketplace is so innovative and changing at such a rapid pace that rating companies have been unable to keep pace with the demand.

The lack of a creditable and central rating company has caused unnecessary delays in product selection for green projects.  UL Environment’s commitment to standardizing the rating system has been embraced by the U.S. Green Building Council, the developer of the most recognized green building rating system.

The Leadership in Energy and Environmental Design (LEED®) advocates the use of sustainable construction products.  This has led to a wave of new products whose claims have previously been unsubstantiated.

UL’s director of global commercial development is Chris Nelson.  “There is a very confusing market space because there isn’t a clear leader to define what a sustainable product is.  Some companies we work with are going through five certifications because they do not know what will resonate.”

Much like the USGBC’s LEED® certification system, UL Environment is seeking to establish itself as the foremost sustainable expert on material’s valuations. The USGBC will recognize UL Environment’s material’s ratings and accept these products in their point-structured certifications.

EcoRock is a green building sustainable drywall substitute.  UL’s certification cites that the product is composed of 80% recycled content with low emissions of volatile organic compounds.  The new-age product is mercury-free and resistant to mold.  Typically, these factors help developers receive LEED® credits.

Gone is the outdated 800,000 square foot Festival Marketplace regional mall on State Highway 360 and in its place is the dramatic skyline created by two warehouse, office, showroom facilities and an additional 815,820 square foot cross-dock distribution center.  The two warehouse-office operations are 194,845 square feet and 152,800 square feet respectively.  The buildings feature 96 loading dock bays and 24 foot clear structure and ribbon glass bands on the front walls and two tone paint finishing and stone façade entrances on the exterior.  The largest building features a 32-foot clear structure.

The LEED® certification process was considered with every stage of the development, beginning with the demolition and asbestos abatement process at the outset.  More than 91,634 tons of steel, concrete, asphalt, copper and aluminum were recycled and not sent to local landfills.  And that was just the beginning.

Because the project replaced an abandoned building with a vibrant, environmentally friendly and sustainable design on an existing site rather than on a new site, significant conceptual points were awarded in the LEED® rating system.  The impact was immediately felt by surrounding properties whose land and building values have shown dramatic increases.

The buildings also include white roofs and light-colored concrete, which are used to reflect heat and thus reduce the building’s cooling costs.  The installation of T-5 warehouse lights and the harvesting of sunlight will serve to reduce energy costs.

Generally, green construction costs run about 1 – 2% higher than traditional building costs, but the energy savings alone will recoup the extra expenditure in a very short time.  The increased building value is a tangible gain resulting from green construction and LEED® certification.  The City of Arlington should be commended for its continued support and endorsement of the green construction’s benchmark LEED® rating system.