BUSI401 CHAPTER 7

Question 1

Green buildings aim for several or all of the following features . . . .

Answer 1

Green buildings aim for several or all of the following features:

• Substantially reduce energy requirements

• Conserve water

• Maximize natural light and views

• Maximize fresh air circulation

• Minimize high energy heating/cooling

• Rainwater harvesting for flushing and irrigation

• Recycled materials

• Flexible, sustainable designs that can endure for a hundred years and more

Question 2

List 3 examples of green design?

Answer 2

A building can be orientated with its narrow, long axis east-west so that most windows face the abundant natural light from the north and the south. Such an orientation can be achieved at little or no marginal cost compared to traditional designs that merely face the street.

Adding triple-glazed windows helps retain warmth in the winter, and fully operable windows allow for fresh air and cross or stack ventilation in the summer, which optimizes natural lighting, heating, and cooling.

In summer, louvered shades on the south elevation can reduce glare and substantially improve natural lighting. These also reduce heating and cooling costs with less reliance on expensive heating, ventilation, and air-conditioning systems, and thus lower energy costs.

Question 3

COMPLETE THE SENTENCE

The goals of sustainable building design have evolved. Initial efforts focused on _ _ _ _ _

Sustainability initiatives now also recognize _ _ _ _ _ _

A number of North American case studies have demonstrated that sustainable building design can significantly improve _ _ _ _ _

Answer 3

The goals of sustainable building design have evolved. Initial efforts focused on reducing carbon emissions associated with building construction and improvements in energy efficiency.

Sustainability initiatives now also recognize the potential benefits for building occupants.

A number of North American case studies have demonstrated that sustainable building design can significantly improve occupant comfort and productivity’ — which should ideally translate to more satisfied tenants and better marketability.

Question 4

Examples of sustainable building practices include . . . list 3 . . .

Answer 4

Examples of sustainable building practices include:

• Thermally efficient roofs, walls, and windows that reduce heating loads and enhance thermal comfort.

• Building shape and orientation, thermal mass and day lighting strategies that reduce cooling loads.

• Installing “green roofs” on top of buildings and “green walls” along the hot western façades, assisting in mitigating heat loss and gain.

• Significantly smaller HVAC systems and efficient electrical lighting strategies that capitalize on day lighting.

• Water efficient supply and waste fixtures.

• Adaptable interior designs, providing visual access to the outdoors and access to daylight. [The need to improve natural light and indoor air quality becomes apparent when it is reported that Canadians spend 90% of their lives indoors.]

• Interior finishes and installation methods having lower VOC (volatile organic compound) emissions.

• Landscaping strategies that require little or no irrigation permit groundwater replenishment and provide on-site storm water management.

• Siting to minimize stress on natural systems either by building on previously contaminated sites or avoiding ecologically sensitive areas.

Question 5

Discuss Green Roof Technology

Answer 5

A membrane covered with about 100cm of soil can be seeded with drought-resistant native plants. These areas can help retain rainwater runoff during the wet season and irrigate vegetation with recycled water during the dry months. They also help to protect the roof or wall membrane from degradation due to exposure to pollution and the elements.

Question 6

Lighting Design

Open floor plans and the orientation of the office workspace near natural light reduce the overall requirement for lighting. A current office space design trend is the move away from overall general lighting towards more focused LED lamps for more efficient task lighting at each workstation.

Answer 6

Lighting Design

Open floor plans and the orientation of the office workspace near natural light reduce the overall requirement for lighting. A current office space design trend is the move away from overall general lighting towards more focused LED lamps for more efficient task lighting at each workstation.

Question 7

LIGHTING DESIGN

Energy efficient lamps for fluorescent, sodium vapour, and other lighting: a new generation of fluorescent lamps with electronic ballasts are replacing conventional magnetic lamps. The main advantage of electronic ballasts is that they are more efficient in converting incoming electricity to the required amount to power fluorescent bulbs, than the older magnetic ballasts.

Answer 7

LIGHTING DESIGN

Energy efficient lamps for fluorescent, sodium vapour, and other lighting: a new generation of fluorescent lamps with electronic ballasts are replacing conventional magnetic lamps. The main advantage of electronic ballasts is that they are more efficient in converting incoming electricity to the required amount to power fluorescent bulbs, than the older magnetic ballasts.

Question 8

LIGHTING DESIGN

Energy efficient fluorescent bulbs: fluorescent bulbs are classified by the diameter of the bulb (e.g., T-8 is 1/8th of an inch). T-8 bulbs are now replacing T-12 bulbs for office lighting since both bulbs produce similar amounts of light, but with a significant reduction in energy costs - T-8 bulbs require 32 watts compared to the 40 watts of energy for a T-12 bulb. Another advantage is that the T-8 bulb remains brighter, longer.’ The T-8 bulbs require a different ballast so a relamping project involves both the replacement of bulbs and ballasts.

Answer 8

LIGHTING DESIGN

Energy efficient fluorescent bulbs: fluorescent bulbs are classified by the diameter of the bulb (e.g., T-8 is 1/8th of an inch). T-8 bulbs are now replacing T-12 bulbs for office lighting since both bulbs produce similar amounts of light, but with a significant reduction in energy costs - T-8 bulbs require 32 watts compared to the 40 watts of energy for a T-12 bulb. Another advantage is that the T-8 bulb remains brighter, longer.’ The T-8 bulbs require a different ballast so a relamping project involves both the replacement of bulbs and ballasts.

Question 9

Compact fluorescent lights (CFLs): Canada is phasing out the sale of inefficient incandescent bulbs and replacing them with the more energy efficient CFLs. Incandescent bulbs have a short lifespan of 750 to 1,000 hours and use only 5% of the electricity supplied to the fixture, with a 95% heat loss, whereas CFLs last between 8,000 to 15,000 hours, use up to 75% less electricity, and generate 70% less heat. The heat generated from lighting in a large office building is a significant contributor to the HVAC cooling load, another contributor to building energy use. The additional cost of installing a CFL is more than offset by the cost of electricity to power an equivalent incandescent light bulb with more CFLs being used for task lighting and specialized lighting such as in building lobby entrances.

Answer 9

Compact fluorescent lights (CFLs): Canada is phasing out the sale of inefficient incandescent bulbs and replacing them with the more energy efficient CFLs. Incandescent bulbs have a short lifespan of 750 to 1,000 hours and use only 5% of the electricity supplied to the fixture, with a 95% heat loss, whereas CFLs last between 8,000 to 15,000 hours, use up to 75% less electricity, and generate 70% less heat. The heat generated from lighting in a large office building is a significant contributor to the HVAC cooling load, another contributor to building energy use. The additional cost of installing a CFL is more than offset by the cost of electricity to power an equivalent incandescent light bulb with more CFLs being used for task lighting and specialized lighting such as in building lobby entrances.

Question 10

LED ADVANTAGES

Answer 10

LED (light emitting diode) lighting: LED lights offer two main advantages over fluorescent lighting, higher power output to light output (referred to as efficacy) and lower cost per lumen.

LED lighting is commonly found in newer office buildings in applications such as downlights, display and accent lighting, under-cabinet lighting, and workstation or task lighting.

Question 11

DISCUSS IDP

Answer 11

An integrated design process (IDP) is an important aspect of most large commercial construction projects and a key ingredient in sustainable development.

The IDP project team, including architects, engineers, project managers, and others, focuses on the whole building and its integrated systems and functions, rather than on individual building systems in isolation.

Integrated design is inclusive and iterative with identification of synergies in the design phase and extending beyond the occupancy phase. It encourages trade-offs and optimization, and identifies savings.

Question 12

GOALS OF IDP

Answer 12

Goals of IDP:

• Good planning can minimize the upfront green building premium and maximize the long-term operational savings; and

• The IDP can also reduce risk by modelling alternative designs in advance for reducing energy costs and initial capital costs. This improves decision-making and lowers project risk.

Question 13

TRUE OR FALSE?
IDP tends to be focused on development of new buildings, but it is equally applicable to renovations of existing buildings.

Answer 13

ANSWER: TRUE

Question 14

DISCUSS EFFICIENT WINDOWS

Answer 14

Efficient windows: natural light and thermal comfort can be improved with features such as the large-frame glazing with low-UV finishes and multiple pane glazing with gas insulated spacers. The additional expense can be offset with proper solar orientation, an improved thermal envelope with high R-value insulation in the walls and the roof, and a downsized HVAC system.

Question 15

ARGUMENT FOR GREEN RETROFIT

Answer 15

The argument from sustainability advocates is that conversion of existing buildings to more sustainable design (to the extent practical) will provide tangible and intangible pay-back in the form of reduced energy costs and increased tenant satisfaction given improved working space and potentially lower costs of occupancy.

It is also argued that these green investments can lead to lower vacancy rates, higher rents, and improved property market value.

Question 16

GIVE THE COST BENEFIT ANALYSIS FOR A MODERN HVAC SYSTEM

Answer 16

A common example of this cost-benefit analysis is HVAC. Modern HVAC systems are expensive to install but can produce immediate savings in energy costs for heating and cooling in relation to legacy HVAC systems. The other advantage of an HVAC upgrade is improved thermal comfort for building occupants. This can translate into tenants who are less likely to move, meaning a lower low-term vacancy. A landlord has multiple options for HVAC upgrades — each option comes with a different capital cost and expected annual reduction in operation expenses.

Question 17

Modern buildings are designed to offer flexibility to improve their usability and enhance their appeal to tenants. New steel framing technologies eliminate the requirement for interior steel columns while concrete framing technology continues to improve leading to fewer interior columns and more versatile building shapes. The result is the ability to provide more flexibility to occupants in interior office or store design adaptive re-uses.

Answer 17

Modern buildings are designed to offer flexibility to improve their usability and enhance their appeal to tenants. New steel framing technologies eliminate the requirement for interior steel columns while concrete framing technology continues to improve leading to fewer interior columns and more versatile building shapes. The result is the ability to provide more flexibility to occupants in interior office or store design adaptive re-uses.

Question 18

Sustainable building retrofits may include some or all of the following systems and design features to improve energy efficiency:

Answer 18

Sustainable building retrofits may include some or all of the following systems and design features to improve energy efficiency:

Re-lamping lighting with energy efficient T-8 and LED lights

Task ambient lighting with smart switches (motion detector sensors) to automatically turn lights on and off

Direct digital controls for optimal management of all building systems

Low emissivity glazing and/or interior-exterior solar shading

Under-floor ducting and ventilation systems

Daylighting or open design with removal of interior partition walls

Use of high efficiency fan motors and heat pumps

Question 19

Discuss Efficient Window Systems

Answer 19

Efficient windows: natural light and thermal comfort can be improved with features such as the large-frame glazing with low-UV finishes and multiple pane glazing with gas insulated spacers.

The additional expense can be offset with proper solar orientation, an improved thermal envelope with high R-value insulation in the walls and the roof, and a downsized HVAC system.

Question 20

ARGUMENT FROM SUSTAINABILITY ADVOCATES

Answer 20

The argument from sustainability advocates is that conversion of existing buildings to more sustainable design (to the extent practical) will provide tangible and intangible pay-back in the form of reduced energy costs and increased tenant satisfaction given improved working space and potentially lower costs of occupancy. It is also argued that these green investments can lead to lower vacancy rates, higher rents, and improved property market value.

Question 21

DISCUSS COST/BENEFIT OF

HVAC UPGRADE?

Answer 21

A common example of this cost-benefit analysis is HVAC. Modern HVAC systems are expensive to install but can produce immediate savings in energy costs for heating and cooling in relation to legacy HVAC systems. The other advantage of an HVAC upgrade is improved thermal comfort for building occupants. This can translate into tenants who are less likely to move, meaning a lower low-term vacancy. A landlord has multiple options for HVAC upgrades — each option comes with a different capital cost and expected annual reduction in operation expenses.

Question 22

MODERN BUILDING DESIGN

Answer 22

Modern buildings are designed to offer flexibility to improve their usability and enhance their appeal to tenants. New steel framing technologies eliminate the requirement for interior steel columns while concrete framing technology continues to improve leading to fewer interior columns and more versatile building shapes. The result is the ability to provide more flexibility to occupants in interior office or store design adaptive re-uses.

Question 23

Estimated Savings from Energy Efficiency Upgardes?

Answer 23

The BC Ministry of Energy, Mines, and Petroleum Resources claims that energy efficiency upgrades can reduce annual energy costs for commercial real estate by an average of 20%. The Ministry estimates that about 70% of the projected costs savings will be associated with energy costs related to heating, cooling, and lighting. These systems present the largest opportun­ities for energy reduction and cost savings for building owners and tenants

Question 24

Examples of Sustainability Retrofits

Answer 24

Sustainable building retrofits may include some or all of the following systems and design features to improve energy efficiency:

Re-lamping lighting with energy efficient T-8 and LED lights

Task ambient lighting with smart switches (motion detector sensors) to automatically turn lights on and off

Direct digital controls for optimal management of all building systems

Low emissivity glazing and/or interior-exterior solar shading

Under-floor ducting and ventilation systems

Daylighting or open design with removal of interior partition walls

Use of high efficiency fan motors and heat pumps

Question 25

Discuss the Example of
Heritage Properties

Answer 25

Heritage properties are good examples where government and industry can work together to achieve economic and social sustainability goals.

A number of Canadian cities with heritage programs, such as Victoria, Vancouver, and Ottawa, offer property tax exemptions and relaxed building code requirements for projects which protect the heritage character of historic buildings.

These incentives can help encourage the private sector to incorporate sustainability design features into the buildings such as energy efficient glazing, lighting, heating, and recycled and other environmentally friendly materials.

Question 26

_____ is primarily aimed at new construction, while the _____ program is targeted at new and existing commercial construction.

Answer 26

LEED is primarily aimed at new construction, while the BOMA program is targeted at new and existing commercial construction.

Question 27

LEED Stands for?

Answer 27

Leadership in Energy and Environmental Design (LEED)

Question 28

NOTE ONLY

Leadership in Energy and Environmental Design (LEED) is a consen­sus-based building rating system first adopted by the US Green Building Council (USGBC) in 1998. LEED assesses the sustainability of building projects, ranging from a conventional market building to a so-called “living building” as the most desirable long-term sustainable outcome.

LEED methodology encourages systems-wide thinking in building design and development. The goal is improved environmental sustainability, but also enhanced community goals and better financial feasibility. LEED is now widely recognized as the industry standard in North America, serving as a checklist for building green.

Answer 28

NOTE ONLY

Leadership in Energy and Environmental Design (LEED) is a consen­sus-based building rating system first adopted by the US Green Building Council (USGBC) in 1998. LEED assesses the sustainability of building projects, ranging from a conventional market building to a so-called “living building” as the most desirable long-term sustainable outcome.

LEED methodology encourages systems-wide thinking in building design and development. The goal is improved environmental sustainability, but also enhanced community goals and better financial feasibility. LEED is now widely recognized as the industry standard in North America, serving as a checklist for building green.

Question 29

Under the LEED rating system, certain performance pre-requisites must be achieved to ensure certification. There are five main categories in the LEED rating system, plus a sixth category for additional design measures:

Answer 29

Under the LEED rating system, certain performance pre-requisites must be achieved to ensure certification. There are five main categories in the LEED rating system, plus a sixth category for additional design measures:

· Sustainable Sites

· Water Efficiency

· Energy and Atmosphere

· Materials and Resources

· Indoor Environmental Quality

· Innovation and Design Process

Question 30

BOMA VS LEED

Answer 30

The BOMA program is easier to apply and less expensive than LEED, so it may have broader long-term accept­ance for private sector commercial buildings.

Question 31

BOMA BEST FOCUS?

Answer 31

BOMA BESt focuses on six key areas of environmental performance and management:

· Energy

· Water

· Waste reduction and site

· Emissions and effluents

· Indoor environment

· Environmental management system

Question 32

Developing green and sustainable buildings comes at a cost — these features tend to be more expensive than conventional components and design alternatives. The incremental cost of building a sustainable building is often referred to as the green premium. In looking at the business case for green development, the following questions arise:

Answer 32

• Is the capital cost of adding one or more sustainable design features actually more than the cost of conventional design?

• If so, are these incremental costs recovered in reduced annual operating costs?

• Where is the point that the incremental benefits of sustainable design elements no longer justify their costs?

Question 33

Green Premium

Answer 33

In the initial wave of sustainable building design in North American in the early 2000s, the green cost premium was reportedly 10% to 30% above those of comparable conventional construction. Some of this cost was associated with the requirement for specialized materials, expertise, and building technologies that were not widely available at that time.

Since then, government research shows that green/sustainable building technologies are becoming increasingly cost competitive with conventional construction practices.’ A US study shows that the green premium for LEED Gold construction is 8.2%. An international study reports it to be as low as 0% to 1%

Question 34

List 4 Green Trends

Answer 34

The following trends are apparent:

• Building codes are increasingly reflecting sustainable principles related to energy efficiency and overall reduction of carbon emissions. This means that many formerly green features are now standard.

• More availability of green or sustainable building components at prices competitive with less efficient, conventional alternatives — such as recycled carpeting, low-flow showerheads, waterless urinals, and low-flush toilets and urinals.

• Architects and engineers are planning for more thorough integrated design processes, meaning smaller and less expensive HVAC systems may be adequate.

• Reduced construction and building material costs through use of recycled materials and the open floor plan design.

• Reduced costs for mechanical equipment (HVAC) if natural heating, cooling, and ventilation is used, as well as solar shading, window films, and operable windows.

• Reduced cost for interior lighting through maximum day-lighting interior space.

Question 35

Direct Operating Cost Savings

Answer 35

Evaluating the benefits of sustainable design, direct operating cost savings may be achieved in a number of ways:

• New, more efficient heat pumps and fan systems reduce energy requirements.

• New lighting technologies such as indirect lighting and motion sensors reduce energy requirements over conventional commercial lighting design.

• Direct digital controls can “fine-tune” building performance and reduce HVAC requirements.

• Rainwater diversion and retention systems can supplement non-potable water requirements.

Question 36

Examples of long-term operational cost savings in a building include the following - - List 4 - -

Answer 36

Examples of long-term operational cost savings in a building include the following:

• Improved energy efficiency, water conservation, and other operating cost reductions over the lifecycle of the asset/occupancy.

• Reduced waste expenses from re-use, recycling, and waste avoidance.

• Reduced building repairs and maintenance through longer building component lifecycles.

• Greater flexibility in space use and lower churn rates for tenants (frequency of rearranging work layouts to fit office needs).

• Reduced tenant improvement allowance and building disruption with open floor plans.

• Innovative and flexible design during the pre-feasibility, capital cost phase.

Question 37

Examples of long term operational savings from employing green building tech?

Answer 37

Examples of long-term operational cost savings in a building include the following:

• Improved energy efficiency, water conservation, and other operating cost reductions over the lifecycle of the asset/occupancy.

• Reduced waste expenses from re-use, recycling, and waste avoidance.

• Reduced building repairs and maintenance through longer building component lifecycles.

• Greater flexibility in space use and lower churn rates for tenants (frequency of rearranging work layouts to fit office needs).

• Reduced tenant improvement allowance and building disruption with open floor plans.

• Innovative and flexible design during the pre-feasibility, capital cost phase.

Question 38

Rationale for Gov’t Incentives?

Answer 38

Green buildings may provide benefits to external parties, such as lower power generation costs for an electrical utility company, lower infrastructure costs for a water supplier or sewer provider, or lower greenhouse gas emissions for a cement manufacturer from fly ash substitution in concrete.

In order to realize these societal benefits, there may be a compelling case for governments to get involved in providing incentives. For example, utility credits and rebates may be passed back to the owner or occupant, allowing them to share in the lower costs accruing to these public infrastructure providers.

Question 39

Traditional R/E Investment Analysis

Answer 39

A traditional real estate investment analysis involves modeling building development options by examining the present value of the cash inflows and outflows over an investment period.

The investment horizon modelled is typically 10 years or less. This means there is generally no in-depth analysis for components that have a long-term impact.

Question 40

Define & Explain Lifecycle Cost Analysis

Answer 40

Lifecycle cost analysis (LCCA) and lifecycle assessment (LCA) are related approaches to evaluating options for sustainable design. The US National Institute of Standards and Technology defines LCCA as follows.

‘Lifecycle cost analysis (LCCA) is a method for assessing the total cost of facility ownership. It takes into account all costs of acquiring, owning, and disposing of a building or building system. LCCA is especially useful when project alternatives that fulfill the same performance requirements, but differ with respect to initial costs and operating costs, have to be compared in order to select the one that maximizes net savings. For example, LCCA will help determine whether the incorporation of a high-performance HVAC or glazing system, which may increase initial cost but result in dramatically reduced operating and maintenance costs, is cost-effective or not. LCCA is not useful for budget allocation.

Question 41

Explain Life Cycle Assessment

Answer 41

The concept of Lifecycle Assessment (LCA) was developed in the 1980s to provide a better understanding of the full environmental impact of products and processes. LCA is defined as “charting the course of all inputs and outputs, and their resulting environmental impacts for a given product system throughout its lifecycle.” (Deloitte Development LLC, 2009)

Question 42

Goal of LCCA Analysis

Answer 42

The goal of the LCCA analysis is to determine the building design that optimizes the benefits from the whole system over the long term.

Question 43

Discuss Building Costs & Importance of an Integrated Approach to Planning, Design & Contruction

Answer 43

Upfront capital and design costs for a building are estimated to represent only 25% of the total lifecycle cost of the building, excluding the cost of personnel salaries.

The 75% remainder comprises facility operations, maintenance, renewal, salvage, and liability costs. Bearing in mind that staffing costs in buildings represent more than 90% of the total program costs to operate an owner-occupied, institutional, or government facility, it should be clear that an integrated approach to planning, design, and construction can lead to better results for the whole system.

Question 44

The intended financial benefits for building green:

Answer 44

The intended financial benefits for building green:

• A higher net rent for the landlord

• Reduction in operations and management expense (or CAM) for the tenant

• An increase in building value

Question 45

Informed tenants will evaluate competing building space on the basis of total costs of occupancy, which is usually a combination of a base rent plus operations and management expense. The tenant’s total occupancy cost is referred to as the tenant’s gross rent. The reduced operating expenses in a green building should lead to a lower gross rent for tenants in comparison to space in competing, conventional buildings. This may translate into two opportunities for a landlord:

Answer 45

Informed tenants will evaluate competing building space on the basis of total costs of occupancy, which is usually a combination of a base rent plus operations and management expense. The tenant’s total occupancy cost is referred to as the tenant’s gross rent. The reduced operating expenses in a green building should lead to a lower gross rent for tenants in comparison to space in competing, conventional buildings. This may translate into two opportunities for a landlord:

1. In a market with rising vacancy rates (advantage to tenant), the landlord can maintain base rents at levels similar to competing buildings and attract quality tenants to the sustainable building on the basis of operating cost savings.

2. In a market where space is scarce and vacancy rates are dropping (advantage to landlord), the landlord can increase base rents for a sustainable building by the equivalent reduction in operating expense in relation to competing buildings. The tenant’s overall rent or gross rent is the same as a competing conventional building.

The tenant is attracted to the sustainable building based on intangibles for building occupants such as better lighting, enhanced air quality, and options to configure interior space.

Question 46

According to the Whole Building Design Guide, LCCA can be applied in commercial building design to model the financial impacts of alternative building and building systems. An LCCA model includes analysis of the following costs.

Answer 46

According to the Whole Building Design Guide, LCCA can be applied in commercial building design to model the financial impacts of alternative building and building systems. An LCCA model includes analysis of the following costs.

• Land acquisition cost

• Construction cost

• Energy costs

• Operations, maintenance and repair costs

• Replacement costs

• Residual or salvage value, less disposal costs

• Finance costs

• Non-monetary costs or benefits