The site of the former Pearl Brewery is at the center of San Antonio’s green commitment.  The exciting project is well positioned to garner national attention and plenty of local interest as Artistic Builders sets about accomplishing a Leadership in Energy and Environmental Design (LEED®) certification.  At the core of the reconstruction project is the Full Goods Building, which will occupy 67,000 square feet of spectacular office space as well as an aggressive packaging and shipping facility.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.

San Antonio’s Pearl Brewing Green Magic is a post from: Green Efficient LEED Blog

From a practical standpoint, there are five classifications of benefits provided by LEED approved cleaning services.

Healthier Employees – Using certified green cleaning products protects the health of building’s occupants and cleaning personnel.  Utilizing proper mixology and use of these cleaning products will reduce exposure to hazardous chemical, biological and particulate contaminants and reduce the Sick Building Syndrome while minimizing absenteeism.

Lower Operating Costs – not only do LEED cleaning programs reduce absenteeism and increase productivity, but they are cost efficient and actually lower operating costs.  LEED practices reduce waste disposal, conserve water and energy, improve occupancy rates and reduce turnover.

Reduced Environmental Impact – All LEED cleaning programs concentrate on improving air quality, recycling and minimizing the use of toxic products.  Green cleaning cuts down on ozone depletion and decreases air and water pollution.  The use of green products serves to conserve natural resources which are used in conventional cleaning products.

Positive Public Image – Buildings that do not provide green cleaning services and green maintenance practices are missing the boat.  The federal government and most state governments are requiring green practices for space they occupy.  In today’s commercial real estate marketplace, the implementation of green cleaning makes good environmental and business sense.

LEED Certification – To assist buildings in initiating green cleaning programs, the U.S. Green Building Council offers a Custodial Effectiveness Assessment.  The assessment is accompanied by one LEED point and provides valuable information about procedural enhancements.  Whether the cleaning services are performed in house or through LEED certified outsourcing, the Custodial Effectiveness Assessment makes good business sense.

In certain areas that are committed to green development, LEED cleaning services are widely accepted.  For cleaning contractors to provide services to federal, state and many local governmental agencies, LEED certification is a necessity.  Indeed, the cleaning service industry is becoming a safer and more environmentally conscious employment field.

5 Classes of LEED Cleaning Benefits is a post from: Green Efficient LEED Blog

Be true to your LEED commitment.  You will be glad you did.  LEED certified buildings are running higher occupancy rates than non-LEED certified buildings.  Even in the recession, Leadership in Energy and Environmental Design (LEED) rated buildings are selling and selling at higher prices than non-LEED certified buildings.

The popularity of LEED buildings is ringing true with tenants, developers and property managers. Despite the recession, the demand for LEED certified space in buildings that adhere to LEED Operations and Maintenance guidelines exceeds supply.  Tenants have come to recognize the health impact, improved attendance records and overall attitude benefits that take place in LEED operated and maintained buildings.

To increase the wellness impact of LEED certified buildings on occupants, the U.S. Green Building Council has upgraded their tracking procedures and operating guidelines for Operations and Maintenance LEED Accredited Professionals.  LEED APs can contribute significantly to the creation of environmentally beneficial cleaning procedures, including implementing the use of green products and green equipment.

The consultant can assure that programs are installed that will actually add to the building’s LEED rating.  Green cleaning procedures protect the developer’s investment and reap big health benefits to the building’s occupants.

When considering your LEED certified building’s new janitorial service, property managers need to set the standards for green building practices. The environmental message sent by managers to tenants, subcontractors and employees is a big step in the right green direction.  Property managers should study green cleaning concepts, should insist on the use of only certified green cleaning products, paper products and equipment.

Studies show that the little things add up.  The launching of an aggressive recycling program permeates through buildings, companies and staff.  That is what the green, sustainable effort is all about.  When people and programs, like janitorial programs, come together for the common good, everyone wins.

Green Janitorial Services for the Common Good is a post from: Green Efficient LEED Blog

If you own, operate, manage or are employed by a cleaning company, you know change is needed.  Look around at the chemicals you use.  Look at the number of on-the-job injuries.  Look at the absenteeism rate.  It is time for cleaning companies to get with the green program.

Not only is converting to Leadership in Energy and Environmental Design (LEED) cleaning safe, healthier and more environmentally responsible, it makes good business sense.  For entrepreneurs who want that competitive edge in a very competitive industry, get LEED certified and watch customers respond.  LEED certification is recognized by real estate developers and property managers as the foremost qualification of environmental stewardship

The simplistic objective of the LEED program is to make the places where we live and work healthier environmentally.  When cleaning services do their part, good things happen.

The U.S. Green Building Council responded to clients who expressed concern that maintenance practices and specifically the cleaning services used in their LEED certified buildings were “undoing” their good work.  The USGBC answered these concerns with their LEED Existing Buildings Operations and Maintenance v3 guide.  The v3 details procedures for integrating green cleaning into the building’s overall janitorial and maintenance practices.

What many green cleaning companies do not understand is that with green cleaning, training and education go a long way toward the goal line.  Cleaning companies that are serious about pursuing LEED certification should contact a local chapter of the USGB or arrange a meeting with a LEED Accredited Professional.

One way to begin is to start finding ways to lessen the impact of the cleaning services on the building’s environment.  Many conventional cleaning services want to impress occupants with fragrance, polish, bleach and ammonia- based products.  Green cleaning practices use only certified, highly sustainable products that are less invasive, safer and healthier for building occupants.  With green cleaning, less is often more.

LEED Cleaning – Why Not? is a post from: Green Efficient LEED Blog

Of late, the housing market has begun to show some signs of turning the corner.  The media has begun to focus on the commercial real estate market and the growing concern that many of the toxic assets on bank balance sheets are secured by commercial buildings that continue to lose their value.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.

The Recession and LEED® is a post from: Green Efficient LEED Blog

The West Brazos Junior High School was LEED® certified on June 30th, 2007. Built at a very reasonable cost of $109 per square foot and based upon a variety of conscientious green construction decisions, the school scored 27 points in the LEED® rating program.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.

Green Awareness Starts Early in Brazoria – Part two is a post from: Green Efficient LEED Blog

In an exciting green development, UL Environment, Inc. has validated the environmental claims manufacturers Serious Materials has made about its EcoRock drywall substitute building material.  UL Environment is the Northbrook-based subsidiary of the 115 year-old Underwriters Laboratories and is the leading testing company of product claims and safety standards in the United States.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.

EcoRock is Seriously Green is a post from: Green Efficient LEED Blog

The Pioneer 360 Business Center in Arlington, Texas, has struck gold with the U. S. Green Building Council’s Leadership in Energy and Environmental Design (LEED®) rating system.  The three building complex was designed by Alliance Architects of Arlington for Flaherty Development, also of Arlington.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.

The LEED® Score in Arlington is Gold! is a post from: Green Efficient LEED Blog

Last week was a big week for Texas Tech and the Red raiders.  Star football receiver Michael Crabtree was a first round draft choice of the NFL’s San Francisco 49ers and in the same week, the university announced a commitment to green construction for its newest 145,000 square foot building.  The construction of the addition to the Rawls College of Business has applied for Leadership in Energy and Environmental Design (LEED®) certification with the U.S. Green Building Council.The building will be the second LEED® certified building in Lubbock and marks a trend throughout the state for approved green building and maintenance practices.  Project Manager Hugh Cronin of the Texas Tech University System Facilities Planning and Construction explained the announcement:  “The LEED® program helps to document and record the fact that we have quality, energy efficient buildings here at Texas Tech.  The Texas Tech University System fully supports the goals of the U.S. Green Building Council’s LEED® Program.”Texans can be proud of the state’s tradition of green building, which has now expanded into both commercial and residential development.  Demolition crews lowering the old Thompson and Gaston halls near the north-campus gate have changed their course.  Most of the debris is being re-used on the project rather than sent to local landfills.Cronin explained; “LEED® Certification doesn’t add much to the final cost of the project because sustainable practices advocated by LEED® are smart construction practices for any new building project.”The two halls were erected in 1957 and all asbestos and other hazardous materials have been safely removed from the site.  Many of the new green building strategies were initiated when construction began in the fall of 2008.  The demolition should be completed by the end of spring.  By that time, 75% of the building materials from the two halls will have been recycled rather than deposited in landfills.Excavation for the new foundation and for new utility tunnels will begin in June.  Construction is expected to commence at summer’s end with a project completion date in the fall of 2011.  Congratulations Texas Tech for investing in LEED® certification, which will make the campus a better place to work, study, live and learn.

Texas Tech Goes LEED® is a post from: Green Efficient LEED Blog

The Pioneer 360 Business Center is situated on a high profile 70-acre parcel in Arlington Texas.  Through the combined efforts of Flaherty Development of Arlington, Alliance Architects and Bob Moore Construction, the three building complex will be a environmentally healthy and happy sustainable place to work, visit and have in the community.  The green construction project is another feather in Arlington’s amazing community commitment to green construction.Nine years ago, the U.S. Green Building Council released its original Leadership in Energy and Environmental Design (LEED®) rating and certification program.  The LEED® system is now the standard-bearer for the green construction industry.  The Pioneer 360 Business Center has achieved a stellar Gold rating for its Core and Shell.The Pioneer 360 Business Center is one component of the “Champion Arlington” strategic community development plan.  The Texas Rangers’ Baseball Stadium in Arlington is another core part of the overall plan.Prior to commencing the project, the 800,000 square foot Festival Marketplace had to be demolished.  The abandoned 40-year-old regional mall was in a decaying state.  A complete overhaul of the mall’s infrastructure was necessary before any progress could be made.The highly visible location along Route 360 represented the ideal opportunity for the developer’s concept.  The project was embraced by the Arlington City Council.Brian Flaherty of Flaherty Development worked closely with all parties, including the city of Arlington to arrange all the project’s details.“We presented this opportunity to the city of Arlington and our capital partners and negotiated a deal as a presale development ion July 2007.  The city provided tax abatements, which ultimately made this project possible.  We started with an initial concept and modified that design to meet the capital partner’s specification and modifications before and during construction.  Over that process, this became a true build-to-suit [project, which required a great deal of flexibility.”The Pioneer 360 Business Center project is the first industrial project to achieve a LEED® Gold Certification for Core and Shell in the state of Texas.  Once again, the City of Arlington, long a green construction pioneer and advocate has paved the way for future environmentally friendly projects.  Congratulations!

Pioneer 360 Business center – Gold LEED® is a post from: Green Efficient LEED Blog