GREEN CONSTRUCTION A Symposium On Construction Management

October 16, 1997

Hosted by: The Construction Management Program of the University of Pittsburgh School of Engineering ACKNOWLEDGMENTS

Special thanks goes to the following individuals for their support in making the symposium a success:

Dr. Gerald D. Holder, University of Pittsburgh School of Engineering

John C. Mascaro, Mascaro Construction Company, L.P.

James J. Grosjean, Wyatt Incorporated

Anthony F. Lisanti, Chester Engineers

Aloysius T. McLaughlin, Retired President and COO, Dick Corporation

Alex G. Sciulli, Camp Dresser & McKee

Lester C. Snyder III, American Bridge Company

Rafael Quimpo, Civil and Environmental Engineering Department, University of Pittsburgh

Jack Richards, Construction Management Program, University of Pittsburgh

Melisa Crawford, The Heinz Endowments

Rebecca Flora, The Green Building Alliance

Cheryl Towers, Mizerak Towers & Associates, Inc.

COLLABORATING SPONSORS:

The Heinz Endowments Carnegie Museums of Pittsburgh Pittsburgh High Technology Council/Environmental City Initiative Green Building Alliance Filmspace Communications Welcome

Green Construction: On October 16, 1997, the Construction Management Program A Symposium on at the University of Pittsburgh hosted a symposium on Green Construction Construction. It was an opportunity to help faculty and staff further refine the program’s course work so that future graduates would be Management able serve the construction, engineering, architectural and business professions as experts in green building techniques. The symposium was also held as part of a broader environmental agenda to integrate green building construction principles with business and development in the region.

The Pittsburgh region has an international reputation as a leader in environmental solutions. This meeting was a productive discussion around how to make environmentally responsible construction principles an integral part of our continued growth. We brought together representatives from diverse industry, academic, corporate, non-profit and government sectors to share experiences and learn from some of the nation’s leaders in the fields of green building and business practices. In addition, the meeting provided a valuable forum in which to benchmark other parts of the nation and the world, and to increase the momentum of our own region as a center for environmental expertise and leadership.

We would like to thank the Heinz Endowments for their support in creating this proceedings document. We hope you find it useful. If you have any further questions, please feel free to contact the Construction Management Program at (412) 624-9870. If you would like to learn more about the elements of green building, please refer to Building for the 21st Century at the end of this document.

Dr. Gerald D. Holder Mr. John C. Mascaro Professor and Dean President, Mascaro Construction Co. School of Engineering, and University of Pittsburgh University of Pittsburgh Civil Engineering Alumnus

1 The Proceedings in this document are summaries of remarks made by presenters at Green Construction: A Symposium on Construction Management. The summaries may not always reflect the exact language used by the presenter. An edited 30 minute video tape of the Symposium is also available for purchase through the Green Construction Program at the University of Pittsburgh School of Engineering. Summary of Remarks

Opening Remarks Welcome to Pittsburgh, the sustainable city. Pittsburgh has a proud history of environmental awareness dating back to the 1940s. Since then, environmental groups and industry have had a war—and the James Seif, Secretary, environment won. Now they are all working together, but Pittsburgh PA Department of led the way. Environmental Protection The State clearly has a role, including running the regulatory system, breaking new ground and leading by example. Governor Ridge has talked about the four zeros of management: zero inventory, Your part? zero defects, zero waste and zero accidents. He has pointed out that To“ do the most we need to work on these goals more than we have in the past for public sector enterprises. We must consider that assets are more important thing that can than dollars. They include the BTU, the acre of land, the square be done in education foot of well-managed property, the trained worker, the barrel of solvent and the old tire. today—the same most important thing that can Your part? To do the most important thing that can be done in education today—the same most important thing that can be done be done in management in management—which is to integrate all that we know. —which is to integrate I extend an invitation to you to participate in the Governor’s 21st all that we know. Century Environment Commission, to find out what is going on ” and tell us what people think about Pennsylvania’s environment for the 21st century. I extend my thanks to participants for taking this next step beyond regulation into the kind of environment we all know can be reached.

3 Case Study I: Environmental Operating Procedures Mr. Genovese discussed how Disney managed a 30,000 acre real estate development project that centered around a large percentage of Thomas P. Genovese, environmentally sensitive land. Manager, Environmental Planning and Permitting, The pace of development became very aggressive after Michael Eisner Walt Disney Imagineering and Frank Wells took over the Walt Disney Company; at any time, there are two dozen or more projects going on. Environmental concerns arose for the company and for regulatory agencies as Key to the success wetlands were disturbed to accommodate infrastructure, and as the company started to package projects in a single permit application. “of this strategy was The regulatory agencies suggested taking a look at the company’s meeting with and property-wide development needs on a more comprehensive basis and dealing with those needs by means of a long-term permit of twenty gaining the support of years. The permit process began in April 1991 and took thirty months the environmental to complete. community both Key to the success of this strategy was meeting with and gaining the support of the environmental community both statewide and locally statewide and right from the beginning. We met with the groups to present our plans locally right from and to find out what kinds of mitigation would be acceptable to them. That led to optioning the nearby Walker Ranch and working with the the beginning. Nature Conservancy to develop a wetlands restoration plan that would ” ultimately become part of the approval for the long-term permits. Several positive outcomes arose from this landmark partnership: • Creation of the Disney Wilderness Preserve, which is highly acclaimed throughout the state and nationally; • Passage of legislation to mitigate banking rules; • Promotion of the resulting eco-system management approach to state environmental regulation that is now being implemented by the Florida Department of Environmental Protection; • Securing of Disney development entitlements for the next 20 years; • Generation of goodwill between the regulatory agencies, Disney and the 30+ environmental organizations involved, and • Reduction in uncertainty from changing regulations, permitting time and costs, and the risk of third-party challenges to development decisions. 4 Case Study II: An Example of Corporate Systems Integration Ms. La Valle discussed the relationship between the company’s “green” facility and achieving its corporate goals. Joyce La Valle, President and CEO, Ours is a facility that is symbolic of the marketing strategy of Prince Street Technologies Prince Street. First, we wanted the building to represent who we are as a company. Second, we wanted to achieve a completely non-hierarchical personnel structure. Third, the building had to Prince Street Technologies, a subsidiary be an environmentally responsible facility. of Interface Corporation, is a custom carpet manufacturer of products that The following are a few specific goals and achievements for the have consistently ranked at the top company and the Prince Street building: of design industry polls for styling excellence. The Building: • Established completely indigenous landscaping; • Used a roof membrane light in color to reflect the sunlight and reduce overall heat gain in the building; and We have increased • Utilized an R47C zero ozone depleting refrigerant for the air conditioning systems. “ our sales between 20-25% each year The Company: • Encouraged team building and broke down hierarchies since we have been in through the use of the same entrance for office and the new building. manufacturing staff; • Increased worker pride by using the large lobby to It creates an showcase finished products; atmosphere that tells • Featured the design department at the visible center of the building to reflect the heart or central role it plays the customer that this in the company; and is a better place with • Connected employees to nature and supported team work through the creation of a company compost heap better people creating and garden, and an 80 foot window that encourages views better products.” outside and throughout the interior.

5 Case Study II: An Example of Corporate Systems Integration

The Results: • At Prince Street, we have been able to add over $2 million to the bottom line by just doing things in a different way and minimizing waste. • Turn around time on custom work was reduced from three weeks to three days. • A company compost heap and a future employee garden are opportunities for team work and connections to the earth. • Simplicity ties together the office and manufacturing personnel by eliminating dramatic differences in the teams’ work areas. • Built-in fresh air systems and recycled panel fabric provide better air quality.

The design world lacks measurements that tell us what the real cost savings are, although there is anecdotal evidence. Here are a few examples of areas where we believe building design made a difference: 1. There has been no lost time in accidents since occupying the building. 2. The level of team work we achieved is believed to be directly related to the design of the building. 3. We have been able to attract some of the very best members of the labor force because the word is out — Prince Street is the place to work and the building to work in. 4. The absentee rate has dramatically decreased, but it can’t be proven that this is due to the building or to new management. Everything was re-engineered the same time the building was put into operation.

What we do know is the bottom line: 1. This building was not more expensive than conventional construction. The design team was challenged to reduce waste and old materials were sold or incorporated into the plans. 2. We have increased our sales between 20-25% each year since we have been in the new building. It creates an atmosphere that tells the customer that this is a better 6 place with better people creating better products. Benefits of Green Construction

Grant McCargo, Co-founder The key word today is sustainable. Nothing is sustainable unless of Continuum Partners it is economically sustainable. I am going to broaden this discussion and talk about the economics of sustainability. The green building component is just one of the many components necessary to make it truly work. Continuum Partners is a real estate company formed to build human We have a philosophy in our company that in everything we build, environmental elements according to we think of our children’s children. Are they going to be happy with the best practices of community design what we are building? and ecological sustainability. One of the primary goals of Continuum is to bring After evaluating its 50 shopping centers in the Northeast, together highly skilled professionals Continuum’s parent company concluded that real estate developed in the real estate industry with the in the pre-World War II pattern had a much longer life. Continuum capital resources needed to execute was formed to experiment with creating new communities that development projects. follow traditional neighborhood patterns and more traditional construction patterns.

We have a Currently, we are focusing on the redevelopment of the old Denver philosophy in our Airport, a major urban infill with tremendous infrastructure already in “ place. Denver actually spent two years in planning the redevelopment company that in of this property and brought in consultants and experts from around the country to work with them. Denver concluded it wanted to: everything we build, • Link the property with the adjoining 25,000 acre wildlife we think of our refuge area; • Link the development to existing neighborhoods and children’s children. urban landscapes; Are they going to • Incorporate innovation and use technology as a base for the project; and be happy with what • Meet green building requirements for all new projects built we are building? in the Denver area.

” The city developed five principles that they felt were critical for success: 1. Development must be based on a sustainable model 2. It had to create jobs and social equity 3. It had to be economically successful 4. The physical design should be attractive 5. The plan should help support the growth issues of Colorado, and Denver in particular 7 Benefits of Green Construction

William Browning, Founder This program of RMI, has projects that include: new towns, resorts, and senior researcher for building renovations, Wall-Mart’s Eco-mart, the Pentagon Renovation, Green Development Services, and the Sydney 2000 Olympic Village. RMI provides research and con- Rocky Mountain Institute, sulting services on environmentally responsible real estate development. Snowmass, Colorado When Green Development Services began, we thought we would be looking at issues like indoor air quality, energy efficiency, habitat protection and renewables. Now, we are starting to see corporations, What Lockheed developers, governments and individuals, look at buildings and discovered was that the development process as a financial engine for making profits. “ We’ve started to see them undertaking things like ecological 2,600 engineers in this restoration, proactive community development, and even ethnic building could work dispute resolution. faster than in their Perhaps the most important principle of green building, is called “tunneling through the cost barrier.” The way we normally think previous building. about buildings is to engineer the components piece by piece as The time it took them to separate cost items. That is why in conventional energy savings, as you go up the curve, you see diminishing returns. Integrating the turn specifications into “green” aspects into the building design is how to achieve real cost design documents saving.

decreased by 15%, I look at the numbers as just place holders to get at something allowing Lockheed to intangible that you absolutely feel when you walk into a place like Prince Street. You get it from the people. You walk around the competitively bid on factory floor and you are just amazed by their attitudes. It is clear a contract they would that the building is a piece of that.

not have otherwise won. Through our research, we have looked at the measures of productivity The profits paid that corporations have always kept—measures that were significant to them that were unchanging over time in the way they were collected for the entire building and the way they were verified. The impact of green building design in one contract.” can be seen in the following examples:

8 Lockheed Lockheed’s Sunnyvale, CA building uses half the energy of the California Title 24 code. What Lockheed discovered was that 2,600 engineers in this building could work faster than in their previous building. The time it took them to turn specifications into design documents decreased by 15%, allowing Lockheed to competitively bid on a contract they would not have otherwise won. The profits paid for the entire building in one contract.

S.C. Johnson Wax Johnson Wax uses “greening” elements that many people say make the building cost too much. In reality, bundling all these elements together resulted in the same cost as the market average. The building’s mechanicals were downsized dramatically and the building was delivered for $64 a square foot.

The Pentagon and Monsanto The Pentagon and Monsanto are financing improvements based on just a 1% gain in productivity. These gains in productivity are telling us something fundamentally about the buildings and the people in them—they are better places to be —they are better for humans.

9 Benefits of Green Construction

Gerald Heiber, Mr. Heiber specializes in environmental program development and Vice President/Project construction management, with particular emphasis on green development Executive for practices and materials, waste management and recycling, indoor air Sigal Construction quality management and energy-efficient building systems.

If there is one thing I think you can take with you today—it is the concept that it is not more expensive to do a green project. It is If there is one thing economically viable and makes economic sense. That is what drives I think you can take projects, that is what makes projects move and I think we have seen “ some great examples of how environmentally responsible projects, with you today— when built properly can be economically viable and profitable. it is the concept that it is The success of any project or any green development project is really a team process that includes—the developer, owner, user, designer not more expensive to and contractor. do a green project. The contractor is an essential part of the team (that also includes It is economically the architect and owner), by providing preconstruction support on viable and makes the feasibility of a project. We can evaluate economic viability of proposed materials and practices and we have learned that it is economic sense. important to do all of your analysis and costing up front to get your best pricing. This gives you the best value and also the best ” integration of all costs, both positive and negative.

Millennium Office Building Project at 1909 K Street in Washington, D.C. Sigal was brought in as the contractor and to assist the owner and architect in developing environmentally responsible practices to be used in the building. What is interesting about this building is that it is being built as a tenant-occupied building. They have included lease-type agreements specifying materials that can be used for renovation work as well as the type of work done in the building. The owner participated in two very important things: • the greening of his own building, assuming that it would be more marketable; and • educating the tenants who are going to occupy the building.

10 Keynote Address

Ray C. Anderson, While Interface is noted in industry for its commitment to high quality Co-Chairman, President’s design and innovation, it is fast gaining a reputation as a corporation Council on Sustainable carrying the banner for the environment. Mr. Anderson has heightened Development, Chairman and the company’s awareness and led technological changes in an effort to CEO, Interface Corporation, Inc. become completely sustainable. The commitment Interface has made is unique, both in terms of the carpet industry and business in general, the environmental community has embraced the company and lauded its

Interface Corporation is amanufacturer efforts. Mr. Anderson received the inaugural Millennium Award from of free-lay carpet tiles, broadloom carpet, Global Green, presented by Mikhail Gorbachev in September, 1996. interior fabrics, chemicals and architectural He was also recognized as the 1996 Ernst & Young Entrepreneur of the products for commercial interiors. Year for the Southeast Region.

I want to share my story as the founder and CEO of a company that has sales approaching $1.2 billion in 1997. Reading Paul Hawkins’ Paul Hawkins’ book, book, The Ecology of Commerce in 1994 changed my life. The The Ecology of experience was an epiphany, a spear in the chest. Hawkins gave me “ a vision of what kind of company I wanted to leave behind now Commerce that I was 60 years old and thinking about such things. That vision changed my life... was sustainable, even restorative. He gave me a vision I challenged a small group to take the lead in our company to make of what kind of company Interface the first environmentally sustainable industrial enterprise in the world. I articulated a new vision for our company, summed I wanted to leave behind. up in a statement: “Interface, the first name in industrial ecology That vision was worldwide, through substance, not words.” sustainable, even And I gave them a mission:to take our company even beyond being restorative. We are trying sustainable—to becoming restorative, that is, to put back more than we ourselves take, and do good to the earth rather than harm. to transform it into what I have called The We are trying to transform into what I have called The Prototypical Company of the 21st Century. And I want to take you step by step Prototypical Company through how we are approaching this on seven fronts, you might say of the 21st Century.” the seven faces of this mountain called sustainability:

11 Keynote Address

• The first front is eliminating waste through a program we call Quest. Quest stands for Quality Utilizing Employee’s Suggestions and Team Work. It is more than our tqm program. It recognizes anything we don’t do right the first time as waste. • The second front is benign emissions. To prevent toxic emissions from going out, we know we must go upstream. • The third front is renewable energy. We think it must ultimately be solar energy. • The fourth front we call closing the loop. Taking used carpet at the end of its useful life and bringing it back through a sustainability link. It involves closing the loop on recycling; recapturing nylon molecules and producing them back into new carpets; closing the technical cycle and at the same time, introducing a natural cycle with natural materials and compostable products. • The fifth front is resource efficient transportation. In many ways, this is the toughest nut to crack. • The next front is called the Sensitivity Hookup. It involves sensitizing our people, our customers, our suppliers and the community through our own people and service to the community and investment in the community. • And the seventh front is the redesign of commerce itself. Here we have introduced a new linkage—the service linkage. Over the last two years, we have invested over $100 million in down stream distribution. Another thing we have done is to offer our products as products of service. Through the Evergreen Lease Program, the customer can buy the service that the carpet delivers, not the carpet itself.

The earth cries out for a tax shift from good things like income and capital (things you want to encourage) to bad things like waste and pollution—things you really want to dispose. A tax shift would change the world as we know it for the better in my opinion.

12 When we are successful, we will have arrived at this model — the prototypical company of the 21st century. What are its characteristics?

• It is very tightly connected to its community. • It is cyclical. It is no longer linear. It is cyclical through the natural cycle. It is cyclical through the technical cycle. • It is very resource efficient. It wastes nothing. • It is way ahead of the regulatory process. • It is strongly service oriented and its values have shifted. • It is a sustainable company, and it is doing well by doing good. • The resource efficiency characteristics are bringing more of that top line to the bottom line. • It is setting an example for other companies to follow. • And what are the characteristics of the technologies of the second industrial revolution? They are renewable, not extractive. They are cyclical, no longer linear. They are solar and hydrogen driven. They are focused on resource productivity, no longer labor productivity in a world with one billion people unemployed. They are benign, not abusive. And they emulate nature where there is no waste.

I am often asked what is the business case for sustainability and I give it to you in three points. • Survival. Without it we will see our markets and we will see society disintegrate. • Doing well by doing good. • There are new fortunes to be made bringing the technologies and the products of those technologies to market in the next industrial revolution.

13 Issues for Green Construction

Barry Dimson, President, Healthy Properties, a full-service environment consulting group, has Healthy Properties, LLC dedicated its building efforts to promoting green building products, and improving indoor air quality and energy efficiency in office buildings, apartments and other non-industrial buildings. Healthy Properties’ EcoSmart Building Center is located on the 23rd floor of the Trump ...there is no such Building on Wall Street. Barry’s comments are focused on the issue of thing“ as a green building increasing market demand for green buildings. unless it is also smart. Originally, when I started Healthy Properties, I thought there were three major factors for a building to be environmentally responsible: And there is no such energy efficiency, indoor air quality and building materials. But then thing as a smart building I realized that there is no such thing as a green building unless it is also smart. And there is no such thing as a smart building unless it unless it is also green. ” is also green. What part of the total project cost do you get involved with when you talk about whether to make a green building or a non-green building? Bill Browning talked about the fact that he has been able to equalize the high cost alone. For instance, he has been able to save in air conditioning when he puts in better windows. He demonstrated that a developer can potentially make more money by spending additional money on green improvements because the space will rent more quickly, thus reducing the developer’s finance costs. The proof lies in a building that was shown by Bill Browning —Four Times Square. Four Times Square won’t open until the year 2000. It has 1.1 million square feet of space and it was rented in three months. It was the first building in New York to announce it was going to be an environmentally responsible building.

We have to educate not only builders, designers and architects, but also the insurance and mortgage industries to give better rates for green buildings. The tenant brokers need to tell their tenants that green buildings have better air quality than other buildings. And appraisers need to use it in their appraisal process. How likely are the tenants to remain? With all of these industries ignorant to this, the green building movement hasn’t moved forward. We hope that we are going to change all that.

14 Issues for Green Construction

Dean Calland, Partner, Dean Calland is an environmental attorney whose practice focuses on Babst, Calland, Clements, hazardous and toxic substance regulation and enforcement, and general Zomnir, P.C. environmental law. Dean’s comments are focused on the issues of potential liabilities created with and without green construction.

The premise today is that increased or unknown legal liabilities are We need recognition often cited as impediments to green construction, particularly for of the natural value to architects, designers and contractors. I want to discuss this potential “ impediment with you today and explain why I believe that these society of incorporating impediments are real but can be effectively managed. The question is—why are we concerned about liability issues impeding this green principles movement? into projects. I would like talk about three areas which I off-handedly call the law ” of God, the law of man, and the law of nature.

Law of God is really a law that is imposed by the government such as enforceable construction ordinances and codes that we all have to deal with on a daily basis. These include local building codes, zoning requirements, fire codes, set back permits and electrical codes.

The law of man is man-made law. It is embodied by contracts and agreements among the parties involved in a particular project.

And finally, the law of nature. It is not in the book, but it is what is right—not just required. An example is sick building syndrome, where there are no regulations on the books by the Environmental Protection Agency. There is a proposed standard out there by OSHA, but no enforceable requirements. We need recognition of the natural value to society of incorporating green principles into projects.

How do we circumvent these impediments?

First with respect to the law of God, we have to understand the requirements. We have to know what they are and where to find them. The governmental requirements can be a tremendous advantage. Governmental agencies create policies for municipal procurement, building design and building codes; they can enact ordinances

15 Issues for Green Construction

that require green considerations; and they can provide economic incentives for sustainable growth. You have seen examples of that in several major cities, including Portland, Santa Monica and Austin. Governments own and operate lots of their own facilities so they can actually make it happen in their own buildings. I would encourage all of you to consider that as we move forward.

With regard to the law of nature, determine up front whether you can incorporate the law of nature into the project either from the beginning or as the project develops. Life cycle assessment is a tool that has become a norm. It is easy to use and a lot of people have expertise in this area. The National Institute of Standards and Technology in conjunction with EPA has developed a standardized methodology called BEEs—an Internet available database—to balance economic and environmental performance data.

I would like to conclude with six recommendations with respect to the University of Pittsburgh and its curriculum:

• Address awareness of the liability schemes. Focus education around how to use resources to define the limits of those liabilities. • Develop standardized performance data for use by professionals in the future. • Review and redraft jurisdictions, codes and ordinances to eliminate impediments to green construction practices. • Recognize the natural value to society of incorporating green principles into projects. • Develop monitoring and verification processes for green initiatives so we can prove these benefits as we move forward. • Recognize that a green project requires a team approach. The needs and demands must be balanced between various project participants.

16 Issues for Green Construction

Greg Kats, Director of Finance The environment has become an enormous driver for building. for Energy Efficiency & Renewable Energy, U.S. There are major financial implications as a result of global warming Department of Energy that in turn result from burning fossil fuels. One third of fossil fuel in this country is directly used in buildings, so buildings and how we use energy have tremendous impact on our environment and then secondarily on business. On behalf of the DOE, Mr. Kats leads projects with industrial and financial firms A Department of Energy study indicates the business as usual to both structure innovative efficiency scenario will result in a 12% increase in energy usage from today, and renewable energy financing, and to and a 12% increase in greenhouse gas emissions through 2010. If we accelerate development of a secondary adopt a relatively modest efficiency strategy—all with cost-effective market for energy and water efficiency. investments and efficiency, we can decrease energy use by about 12% and emissions by about 12% by 2010.

We are moving The energy industry has been a monopoly for a long time. toward off-balance Deregulation of the utility industry is a problem for energy efficiency “ investments in that it creates uncertain future energy costs. DOE has sheet financing. tried to understand what opportunities exist to make changes in By demonstrating that market barriers. water efficiency Market intervention is an energy efficiency protocol. Typically, good measurement and verification gets you 20-30% higher savings, investment has high greater reliability and less variability. So, what are the financial reliability and that a lot of barriers? DOE has developed a protocol which has now become the international performance measurement and verification protocol. these efficiency projects Standardization allows reduction in the transaction costs because all can be bundled together, parties involved in the process are using the same approach. The World Bank has recently committed $500 million in large scale the energy efficiency financing to use this protocol to structure large scale efficiency loans savings stream in Russia, Ukraine and Brazil, with other countries on the way.

itself constitutes the The current structure of financing for energy and water efficiency is underlying collateral. not really the marginal cost of capital but rather the opportunity cost of capital. We are moving toward off-balance sheet financing. By ” demonstrating that water efficiency investment has high reliability and that a lot of these efficiency projects can be bundled together, the energy efficiency savings stream itself constitutes the underlying collateral. 17 Whole Systems Approach to Construction Management Mr. Bisel spearheads the design of large-scale projects in the San Francisco office and leads the mechanical/electrical design team during the preliminary design phase to ensure that all specific project requirements are met. Clark Bisel, Principal, Flack & Kurtz Consulting Engineers Quite frankly, the big word is team work for most people. It is not about one organization that has the skills that no one else can dream of, it is about getting a whole team together to pursue the same goals. That includes owners. The problem is that we need more owners Don’t repeat the who understand this, and that is the next phase. “past because the The integration of building systems is the key to making a project past is not good enough. work. If I leave you with nothing else, when you think of the whole Design for flexibility building as a complete integrated system, you will look at tradeoffs between the various groups as being equal and see that together, you and adaptability. can achieve more than the sum of the parts. An integrated There must be a paradigm shift in roles and responsibilities. This engineering-design will scare some engineers, but I am really not interested in sizing process is what we are ductwork. I am interested in providing comfort. It means that engineers have to think and recognize that we are part of a team and preaching here. If you do must work within those constraints. We can learn from everyone. it right, the sum of We need to look at every job as an opportunity to learn new things and understand the goals of new clients. You don’t have to hit home the parts is greater runs; singles are just fine because it is a process. So if you think of it than the whole. as a process, and if you are going to stay in this business a long time, ” it is important to do that on every job. You are only as good as the weakest member of your team. Education is tremendously valuable, and I think everyone in this process has to have that commitment. Don’t repeat the past because the past is not good enough. Design for flexibility and adaptability. An integrated engineering-design process, is what we are preaching here. If you do it right, the sum of the parts is greater than the whole.

18 Concluding Remarks

Frank Tugwell, I have been very, very surprised and pleased by the quality and Executive Director, content of the work today. This apparently was the first meeting of its The Heinz Endowments kind on the complicated subjects associated with green construction management. So, I think we can congratulate ourselves and I do hope we have a follow-up meeting.

The Heinz Endowments are based in Pittsburgh and they share a commitment We must rediscover the connection between the physical structures to supporting the efforts of non-profit around us, the quality of our lives and the productivity of our work— organizations, primarily in western and realize that we have a practical and ethical charge to be smart in Pennsylvania, in the areas of arts and the creation of the structures and infrastructures around us in the culture, children, youth and families, world. As a matter of fact, I think that the terms ‘green design’ and economic opportunity, education, and ‘green construction’ are probably misplaced. What we have heard environment. today really has been more smart and thoughtful and mindful design than green design. Again and again, we have seen examples of these kinds of changes that seem like they were driven by a green impulse, but it turned out that they were just smart. So I think we need to We must rediscover rediscover this connection and rethink these things. the connection between “ On a more practical level, it is very important for us to work hard the physical structures to understand and eliminate the institutional and cultural obstacles to around us, the quality of this kind of rational, mindful green decision-making in our society. The best illustration I know of is the book that Bill Browning and the our lives and the other folks at the Rocky Mountain Institute put together showing productivity of our work the large number of perfectly perverse incentives that operate in putting together a construction project. Often in the end you have —and realize that we something you wouldn’t have thought you wanted at the beginning. have a practical and But in each of the segments, you can do a good economic analysis and it will lead you to the next and the result is a non-smart and ethical charge to be smart undesirable building. in the creation of the Even more, and this is at a much higher level but still a design structures and problem, there are system-wide failures. But it is not good if we infrastructures around neglect to apply full-cost accounting in that process. We need to work hard to understand the policy framework that drives a lot of the us in the world.” work we have been talking about today.

19 Concluding Remarks

Finally, we need to keep the big picture in mind. Ray Anderson spoke of a spear in his chest. A spear in his chest when he realized that this successful company for so many years had been sending carpet to the landfill and had not been thinking about all of the consequences of his work. I think it is a really good metaphor and it is a warning to all of us. Every project and every building that we are involved with will come to haunt us as a spear in the chest if later on we haven’t made it smart and we haven’t thought about these principles.

This is a charge to all of you because you and the students that come from the university programs are the designers of the future. It is your responsibility to take that extra step and be extra smart and not let those barriers—the policy barriers and other institutional barriers— prevent you from doing that. Or you, at some point in your life, may experience that spear in the chest feeling. And there is no need for that anymore after this meeting.

20 Appendix

Creating a Green Construction Following lunch, Dean Holder and Ms. Flora introduced several Management small “break-out” sessions. These discussions, facilitated by one Curriculum member of each table, were designed to both highlight the important issues presented throughout the symposium and provide a better understanding of the needs of the professionals in attendance. Dr. Gerald D. Holder Individuals were asked to discuss the critical components of a Green and Rebecca Flora, Construction Management Curriculum and make a three minute Green Building Alliance presentation of key points that emerged from their conversation.

The findings of each group were compiled by the table’s facilitator and given to the Department for consideration in the planning of the curriculum. The following are the four questions that served as the basis for discussion and a brief summary of the recommendations:

1) What do you feel should be the objective of a green construction program? Who should be targeted for this educational program?

• The graduate should possess the ability to advise owners on the multiple facets of green construction and must be able to integrate holistic system issues including architecture, communications, finance, materials, health and safety, and decision making. • Green design and sustainability should be imbedded in the curriculum, not add ons. • Adopt a multi-disciplinary and integrated approach to whole building systems. • The graduate should have an understanding of life cycle costs of facilities as operation and maintenance costs often outweigh capital costs. • Students should understand the “big picture” and possess team building skills. • Undergraduate and graduate students with a stake in the construction process should be targeted for this program.

21 Appendix

2) What topics do you feel would be important to include in a Green Construction Curriculum within a construction management program? What disciplines do you think could contribute to such a curriculum?

• Integrate lighting, HVAC, plumbing, fire protection, energy efficiency, health (productivity, absenteeism), indoor air/sick building issues, regulations and permits, land use planning and environmental impacts, project management, people skills, construction and environmental ecology.

• In addition, include time management, TQM, business practices, interdisciplinary teamwork, partnering, risk management, contracts and warranties. • Include architecture, landscape design, behavioral science, biology, chemistry, ecology, economics, environmental science, environmental law, electrical and mechanical engineering, finance, hydrology and hydraulics, material sciences and physics. 3) What is the most effective way for the greater professional and academic community to participate and share their expertise? What resources and materials are available on this subject?

• Use resources outside of the academic community, including practitioners, local business people, environmental groups, government regulators and trade organizations such as ASCE, ASME, AIA, GBA and The Intelligent Workplace.

• Partner with practitioners to develop internships, apprenticeships and cooperative education programs. • Use the Internet and develop a Green Building Information Resource Center with Internet connections. • Connect to real world projects such as the redevelopment of brownfield sites.

22 4) What can be done to encourage awareness and the adoption of green construction concepts and practices?

• Conduct media and educational programs with trade organizations that owners attend such as BOMA and ULI, and in settings that policy makers will attend. • In order to justify the participation of industry, consider technical sessions and training programs that students can also be involved in. • Conduct Saturday workshops that small contractors can attend. • Encourage publication of high profile success stories in the media. • Work with the Allegheny Conference to reach CEOs and banks. • Share the results of the latest research and technology developments, and encourage research to define and quantify the advantages of green construction and to create standards and methods of construction. • Use terms like “environmentally responsible,” “value,” “smart,” and “quality” rather than “green.” • Work to enact legislation to revise tax codes and encour- age environmentally sound business practices, including changing laws that inhibit innovation. • Promote legislation that gives credits for and incentives to green construction. • Encourage licensing of construction managers with specific green technology skills. • Develop regional or national building codes such that innovations may be more readily accepted by industry and practitioners.

23 Appendix

Next Steps

These comments and others are currently being incorporated into curriculum development work that is underway at the University of Pittsburgh. The Construction Management Program, the Advisory Committee, and collaborating sponsors are dedicated to the continuation of efforts to include these important concepts throughout the curriculum. In addition, the Green Building Alliance is currently creating programs which will respond to many of the needs addressed.

24 Building for the 21st Century:

What Makes a “Smart” Building Environmentally Responsible Technology Building owners and managers will increasingly have a choice of energy sources and will have wider options than ever before to * This section includes excerpts generate their own electricity, heating and cooling. taken with permission from Lessons Learned Four Times Square • Passive Solar Strategies: proper orientation to the sun, produced by Earth Day New York. daylighting, proper shading, passive solar heating, and thermal mass and cooling by natural ventilation. • Alternative Energy Sources and Thermal Storage: use of wind, photovoltaics (solar electric), fuel cells, and geothermal systems. • Source Energy and Transmission Loss: consider the fuel mix and pollution generated by the provider of the electricity, and the energy wasted through inefficiencies in generation and transmission. • CFCs and HCFCs: ozone depleting CFCs have been banned worldwide, replace old chillers with newer more efficient refrigerants.

Energy Efficiency

Incorporating energy efficient design, equipment and building practices into all construction can have a profound impact on energy consumption and costs. Payback for energy efficiency can also underwrite building enhancements that result in health and productivity gains that are not so easily quantified.

• Energy Efficient Design: upfront design and system integration is the key to cost-effective environmentally- responsible “green” buildings. • Space Planning: new technologies and shifting work patterns often require a physical layout that is more sophisticated and dynamic than in the past. • Optimize the Envelope, Lighting and HVAC System: the design of the curtain wall, lighting system and HVAC should be considered together from the earliest phases of the project.

25 Building for the 21st Century: What Makes a “Smart” Building

• Do Not Overdesign Your Mechanical System: design for the actual cooling load, not the maximum possible. If you size HVAC equipment for actual use, it is possible to obtain a first-cost savings and additional energy cost savings. • Energy Efficient Technology: Lighting Systems: achieving an ambitious lighting goal of 1.0 watts/sf will lead to savings of 30-50% in lighting energy over good current practices. An efficient lighting system utilizes a variety of daylighting and technology options. Office Equipment: use equipment that meets the EPA Energy Star specifications. The American Council for an Energy Efficient Economy (ACEEE) has created a list of top energy performers for the office. Temperature Controls: by increasing the number of control zones, it is possible to fine-tune air conditioning and perimeter heating systems to your space and the hours it is in use.

Indoor Air Quality

Better indoor air quality can reduce office-related illnesses and complaints, improve productivity and avoid unnecessary absenteeism, resulting in economic advantage to the employer and more pleasant working conditions for the employee.

• Outside Air: design the HVAC and duct system to provide for purging and more outside air than is required by codes or recommended in standards. Consider natural ventilation, operable windows and economizer controls, where practical. • Materials: decisions regarding furniture, carpeting, materials and finishes will be the most important determinants of air quality within the building.

26 • Smoking Policy: although there are many potential sources of indoor air pollution, both research and field studies have shown that environmental tobacco smoke is one of the most widespread and harmful indoor air pollutants. • Humidification: increasing the interior humidification levels is only necessary during winter months and will help reduce airborne dust and other irritants. Consider humidi- fication equipment as an integral part of your mechanical systems. • Other Contaminant Sources: connect through duct work any smoking, reproduction and other room requiring direct outside exhaust.

Resource Conservation

Designing buildings that use less materials and specifying materials that are recycled, recyclable or sustainably harvested. In addition, waste prevention, reuse, sorting and recycling of debris at construction sites can greatly reduce the tons of materials annually dumped into landfills.

• Materials: consider materials which include high recycled content with post-consumer waste and/or sustainably harvested materials. Assess the lifecycle impacts of materials. • Construction and Demolition (C&D) Recycling: work closely with the construction manager and other contractors to develop a waste management plan. Debris should be source separated to facilitate recycling. • Partition Walls: light gauge metal framing and gypsum board should be specified to include as much recycled content as possible. Consider the use of moveable partitions to minimize demolition during alterations. • Acoustical Ceiling Panels: acoustical tiles are available with up to 100% post-industrial material. Replaced ceiling tiles should be recycled. • Electrical Systems: consider the use of modular wiring assemblies to facilitate relocation of power and communi- cation cabling, instead of replacement.

27 Building for the 21st Century: What Makes a “Smart” Building

• Lighting Systems: make provisions for the waste handling and recycling of fluorescent lamps and ballasts. • Furniture Fixtures and Equipment: consider an open office furniture system or other options which allow for flexibility and the ease of future modifications to power and commu- nications wiring.

Environmentally Responsible Construction, Operations and Maintenance

Proper maintenance of building systems, appropriate housekeeping procedures and careful selection of cleaning and other chemicals can minimize contaminants and promote healthful surroundings.

• Design Practices: require that environmental issues are addressed in the architect’s and engineer’s specifications. • Materials: use building materials that are not toxic or hazardous to the health of construction workers or future occupants. • Construction Practices: provide education for subcontractors and carefully review their procedures and materials to ensure compliance with the project’s environmental goals. • Building Commissioning: to ensure that each component of the building systems are functioning according to the design team’s original conception, a commissioning effort should be performed.

28 Available Resources:

Green Building Alliance (412) 431-0709 [email protected]

Center for Building Performance School of Architecture, Carnegie Mellon University (412) 268-2350

Earth Day New York (212) 922-0048

U.S. Green Building Council (415) 543-3001

U.S. Environmental Protection Agency (EPA) 888-STAR-YES

U.S. Department of Energy (DOE) 800-363-3732 www.eren.doe.gov

Passive Solar Industries Council (202) 628-7400 www.psic.org

PA Department of Environmental Protection Bureau of Office Systems and Services 717-787-4190