Urban Environmental Institute Seattle WA Sustainability Technical Review Committee David Rousseau Co Chair CONSULTANT TEAM Mithun Architects Designers Planners Consultant Lead Bert Gregory AIA Team Leader Richard Franko AIA Project Manager Editor Debra Guenther Landscape Robert Mohr Graphics Document Diane Scheaffer Graphics Layout Chris Dixon Ratings Analysis Reviewer ARUP Mechanical Electrical Envelope Alisdair Mcgregor Mechanical Maurya McClintock Envelope Mechanical Cole Roberts Mechanical Peter Balint Electrical 2020 Engineering Water Systems Chris Webb P E Mark Buehrer P E Built e Materials Lynne Barker VP Business Policy Development ValueMiner Inc Economics Jeff Eder Acknowledgements Thanks to Lucia Athens Bob Collier Hamilton Hazlehurst Jim Mueller and David Rousseau for their review and comments on the first draft Additional thanks to Ed Geiger and the UEI board for their commitment and ongoing support For technical comments and feedback email richardf mithun com 2 resource guide for sustainable development table of contents EXECUTIVE SUMMARY 6 Goals 8 David Rousseau for the Urban Environmental Institute Principles 10 Recommendations 13 payback under five years payback for five years and over long term investment Economics of Sustainable Design 20 Payback ROI LCA Future Proofing 37 Rating System Comparison and Recommendation 38 LEEDTM BREEAM GB Tools LEEDTM modified Cost Impact What level South Lake Union Context 43 History natural features infrastructure Sustainability Strategies 46 Sustainable Sites and Landscape 47 overview 47 alternative transportation 49 heat islands vegetated roofs 52 heat islands big trees and green streets 55 heat islands light colored roofs 61 reduction of light pollution 63 habitat connections and expansion 64 making sustainable sites visible 69 payback summary sites 72 Water Efficiency 73 overview 73 water efficient landscaping 78 reuse of treated wastewater effluent for flushing toilets 80 reuse greywater for irrigation 84 permeable surfaces on sidewalks and streets 86 stormwater treatment and detention 90 rainwater collection for flushing toilets 91 water conservation 93 payback summary water efficiency 97 3 resource guide for sustainable development Energy and Atmosphere 98 overview 98 distributed heat pumps 102 chilled water 104 Power Generation co generation 106 photovoltaics 109 fuel cells 114 microturbines 117 wind energy 120 carbon neutrality 122 Building Block level energy efficiency 125 indoor environmental quality 131 payback summary energy 135 Materials and Resources 136 overview 136 building reuse 138 construction waste management 141 resource reuse 144 storage and collection of recyclables 147 recycled content 150 local regional materials 153 rapidly renewable materials 156 certified wood 159 payback summary IEQ 162 Indoor Environmental Quality 163 low emitting materials 164 payback summary 168 Future Research and Development 170 Appendix 172 economics sample building economic analysis 172 sustainable design resources internet 179 about urban environmental institute 182 4 resource guide for sustainable development executive summary Buildings consume a large portion of all resources within the United States The United States consumes a large portion of the world s resources Changing resource consumption in development practices can positively impact the world The Urban Environmental Institute and their consultant team of Mithun Arup Engineers 2020 Engineering ValueMiner and Built e received sponsorship from Vulcan Inc to develop a sustainability resource guide using South Lake Union as a case study area Vulcan challenged the Urban Environmental Institute team to develop recommendations that would be repeatable within the larger development community The following resource guide proposes goals design principles and tools for designing and building sustainably in a mixed use development market Many of the high performance buildings that have been completed in the last 10 years have been owner occupied or for institutional owners Within that community the triple bottom line concept of economic environmental and social payback can be tuned to each owner or institution s unique environmental and social values This study examines possibilities for the developer marketplace and prioritizes a series of strategies that can be accomplished within a range of conventional payback time periods Make wise choices within the budget All buildings have budgets At its best the process of designing high U S Department performance and healthy buildings involves the integration and optimization of many aspects of building design creative programming appropriate siting orientation for solar and wind access quality envelope design intelligent systems selection careful clustering of uses attention to detailing and selection of materials Much of this can be accomplished with no additional cost if performance goals are established at the beginning of the process and wise choices are made It s how you make your choices that counts But to push buildings to a higher level of energy performance and sustainability goals will require modifications to the standard development pro forma The added cost of these building and site modifications will be included in the pro forma because they meet some of the following economic criteria 1 2 3 4 5 6 7 5 Payback as investment Acceptance of payback goals longer than 5 years Additional income stream Tenant perceived amenities and response to new market demand for green buildings Changing market value Additional value created for green design as recognized by the appraisal secondary lending markets or purchasers More than the sum of the parts Outside incentives government institution or utility Internal incentives Longer ownership or environmental values two additional legs of the triple bottom line Marketing budget allocation Transfer of funds to improve or create a unique brand identity for individual properties Aggregated savings from multiple buildings Reductions in cost to individual buildings may pay for collected systems for multiple buildings such as central energy systems resource guide for sustainable development of Energy Strive for Future Proof buildings What is the value of providing flexibility to be able to respond to the future Consider the value of Future Proofing Create buildings that will respond to the rapid changes in our society including potentially unstable energy and water costs Use Whole Building
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