May 5, 2005

Successful Green Building relies on early planning

An increasing number of building owners and tenants are realizing that “Green” design and construction not only enhances how a building looks and feels, but also how it performs. As a result, the construction industry is seeing an added push from owners and end-users to institute, even on a small scale, Green Building practices.

For owners who want a Green Building, a phased renovation within an occupied structure can often be the most cost effective solution when compared to providing new space. One drawback to renovation, however, is the inconvenience it causes to a building’s occupants.

But implementing environmentally friendly construction techniques can be a useful tool for owners to muster support from occupants who will have to endure the construction process. Utilizing earth friendly, water based adhesives and finish products (such as low-VOC paints) helps minimize odors and is far less harmful to environmentally sensitive individuals. Providing temporary measures such as negative air improves indoor air quality and creates a less invasive working environment during construction.

It’s imperative that an owner’s decision to “go Green” is made early in the construction planning and that the commitment is not taken lightly. As noble as an owner’s intentions might be, Green Building initiatives are unfortunately one of the first things to be nixed in the haste to trim budgets. It is critical that Green Building considerations are accounted for in the earliest stages of planning. Too often the idea of environmentally sound construction is brought to the table too late in the process to be financially feasible for the owner. The initial budgets do not account for the increased costs associated with some green initiatives, or the long-term benefits are taken out of consideration. Good indoor air quality, proper lighting, controllability of systems and low VOC products all come with some cost.

Up-front budget comparisons on products and systems that will keep the tenant satisfied and productive for the long run allow the team members to weigh the benefits and address the potential downsides while there is still time in the overall project schedule to provide alternatives.

Issues such as noise, dust and odor can cause complaints, absenteeism and even the potential for serious health risks during construction. These concerns can be mitigated early in the project planning stage as well, as long as the general contractor is involved in the preconstruction process. Knowledge of the existing mechanical systems and budgeting for dust and sound partitions all play an important role in keeping the end user happy during the actual construction process.

Also important to note is that Green Building strategies shouldn’t always evoke visions of sticker shock. Lee Kennedy Co. recently completed construction of a library, two dormitories and a new dining hall at Middlebury College in Vermont. All of the buildings incorporated Green Building practices. One such practice was the recycling of construction waste. Steel, cardboard, masonry and clean wood were separated from general construction debris. Removal of the recycled materials cost significantly less than removal of general construction debris. Recycling saved the environment and the bottom line.

Early planning makes the difference between constructing a Green Building, and mulling over one that could have been. The long-term benefits of an environmentally friendly building are countless. But these benefits can only be reaped when the proper provisions are sowed.

Chris Pennie is the General Superintendent at Lee Kennedy Co., Inc. He has been involved in the construction of Green Buildings such as the New Library and Atwater Commons at Middlebury College, and 60 Oxford Street at Harvard University, as well as the preconstruction of the Diamond Building at Colby College in Maine. Pennie is a LEED (Leadership in Energy and Environmental Design) Accredited Professional from the US Green Building Council.

<< back

questions or comments?
e-mail us.