Green Complexes
Much has been written recently about the incorporation of green-building standards into new development and the potential for "green" laws and ordinances that affect everything from the use of internal climate controls to the types of plants used for landscaping. Although Forbes ranks California only 14th in it's Greenest States in the nation's rankings, locally, San Francisco, Oakland and Berkeley made the top 10 of a national survey by Popular Science magazine rating the country's 50 most environmentally friendly cities. Unofficially named "Green City" by the San Francisco Guardian, San Francisco's goal is to reduce their CO 2 footprint by over 50%, and as eco-friendly as that clearly may be, I have recently spoken to a number of developers who, particularly in the current economic climate, are wondering how they will be able to meet payroll while becoming green.
Let's review both the bad and good news surrounding this issue. The bad news is that environmental laws are getting more stringent and, therefore, more difficult for developers to meet while still maintaining a desirable price point. The good news is that just considering the following simple design steps will help you go a long ways towards integrating green concepts into your land- planning decisions.
The first option is through preservation of the native-plant communities on a proposed project site, wherever possible. This is most easily done by working with an arborist or biologist who can identify those natural environmental features that can be incorporated into your development footprint. These features should be chosen to enhance the visual appearance of your site and perhaps provide some amenities for the end user. Whereas the traditional approach is to design to develop or clear the entire proposed project site, then bring in ornamental vegetation and artificial water features, considering what is already in place can save developers considerable money and create an ecologically friendly, aesthetically pleasing and, yes, appropriately green-developed site.
Next, within the actual construction phase, substantial savings may be realized through the reuse of demolition materials for things such as the base of parking lots, using permeable paving materials to lessen water run-off, promoting the use of soil for natural filtration and eliminating paints, stains and finishes that contain "volatile organic compounds" that excrete the gases that create smog and pollute indoor air. Numerous products are available on the market. The addition of indigenous trees to absorb CO2 and produce oxygen and the incorporation of a "gray water" irrigation system design will also help. And, taking a tip from early California planning design, encouraging your architect to design building placement that minimizes the impact of the sun will further lessen the need for artificial air-conditioning systems.
All in all, incorporating principles of sustainability and environmental stewardship into your next project will result in a green project that you - and your accountant - can be proud of.
May 2008 Builder Architect Edition Issue
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