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Green Building in Georgia
The Southeast has always been known for its abundant natural resources, mild climate, and, of course, hospitality. These assets are certainly driving robust growth throughout the region. The population of Atlanta, the geographic center and a prime economic engine for the region, is estimated to increase by over 2 million people over the next 20 years. Most every other population center in the Southeast is anticipating comparable growth.
Due to the vision and hard work of a diverse group of Southeastern design and construction professionals, businesses, trade associations and building owners, the traditional image of the region is rapidly evolving to encompass leadership in the green building movement.
According to Dennis Creech, Southface executive director, “there is a quiet green building revolution underway across the Southeast, but particularly in Atlanta. This revolution is impressive when you consider that the region’s energy rates historically have been below the national average and that few Southeastern states offer financial incentives for energy efficiency, much less green building.”
Laura Case, the Campus Environmental Officer at Emory University and chair of the U.S. Green Building Council Atlanta Chapter, contends that there is a deep pool of design and construction professionals who are knowledgeable of green building principles in Atlanta. Laura would know as she and her contemporaries at Emory have overseen the design, construction and renovation of as many buildings to the LEED® standard as practically any other private building owner in the nation.
With this issue of the Southface Journal, we wanted to present a brief snapshot of a few of the LEED® certified buildings in our own backyard as well as a taste of the experiences of their owners, design teams, and contractors. We asked them to share their wisdom in a brief interview. Our thanks to Southface intern Andrea McClain for her assistance in compiling the information.
– Southface Journal Editors
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Suwanee River Visitors Center
Owner: State of Georgia
Architect: Culpepper, McAuliffe and Meaders, Inc. (CMMI)
Sq.Ft.: 7,000
Location: Fargo, GA
Use: Environmental education center for park visitors |
Suwanee River Visitor Center, Fargo, Georgia
David Freedman, Chief Engineer, Georgia Department of Natural Resources
David Freedman exemplifies the term “green champion.” He provided quiet leadership to this state agency in its efforts to construct LEED® certified buildings for state parks.
The DNR has adopted a variety of green technologies including solar photo-voltaics, recycled product materials, high efficiency HVAC equipment and construction waste management, even in remote rural areas. Perhaps the most innovative green technology is the vermiculture (composting of organic wastes relying on earthworms) at the Len Foote Lodge near Amicalola Falls in north Georgia (see Southface Journal, Summer 2002). At the other end of the state is the LEED® silver certified Suwanee River Visitor Center, located in Fargo, Georgia adjacent to the Okeefenokee Swamp and over 50 miles from a recycling center or landfill. |
Why LEED®?
The mission of the Department of Natural Resources is conservation, so LEED® is a perfect fit.
Did LEED® affect your budget, schedule or contractor performance?
The budget and schedule were not impacted by LEED®. The contractors had to be educated but were very cooperative. LEED® helped create a good partnership.
Lessons Learned?
LEED® is possible anywhere.
What has been the response of the occupants?
The main goal of the Suwanee River facility is to educate the public about the river, swamp and the resources they provide to the area . The staff is pleased that the environmental features of the building reinforce this educational mission.
How did Southface help?
Several years back, they conducted an introductory charrette on green design principles and LEED® for DNR staff. For the Suwanee River project they helped with outreach and publicity. Southface also is working with us to certify residential cabins at state parks under the EarthCraft House program.
What would you do differently?
Start LEED® earlier.
What changes to LEED® would you recommend?
Provide more reasonably priced education for contractors and design professionals. Offer training that addresses the specific concerns of contractors.
Do you have advice for others considering green building?
Encourage all stakeholders to learn LEED® and green building principles.
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Forsyth County YMCA
Owner: Metro Atlanta YMCA
Architect: Collins Cooper Carusi
Sq.Ft.: 57,000
Location: Forsyth County
Use: Fitness Center |
Forsyth County YMCA, Cumming, Georgia
David Hubbard, Collins Cooper Caursi
The Atlanta area YMCAs have a reputation for constructing high performance buildings. Since they own their facilities for extended periods, they appreciate the benefits of LEED® certification, including enhanced durability and reduced operational and maintenance costs.
The Forsyth County YMCA is located in the Vickery mixed-use community currently under development by Hedgewood Properties. Vickery is a conservation subdivision which is designed to the EarthCraft Communities standards. The community features pedestrian friendly design, a series of green walking trails and protected green space and alternative storm water management. When complete, Vickery will have a variety of single family residences, town homes and lofts of which all will be constructed to the EarthCraft House™ standards.
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Why LEED®?
LEED® supports environmental responsibility and the YMCA’s focus on life cycle costing for energy and water.
Lessons Learned?
LEED® is a complicated process and requires more work than normal but it has a positive influence on the design.
What has been the response of the occupants?
The building is not yet occupied but we believe they will be proud of the green design features.
How did Southface help?
Southface walked everyone through the LEED® process and provided charrette facilitation and served as a continuing learning source. They also conducted energy modeling.
What would you do differently?
The site constraints were difficult and affected the design. It would have been nice to have a more conducive site.
What changes to LEED® would you recommend?
There were definitely critical budget constraints. There should be some flexibility for small budget projects.
Do you have advice for others considering green building?
Get involved in LEED® as early as you can.
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The Whitaker Building
Owner: Randy Peacock, Construction Manager/ Kristen Hudspeth, LEED Coordinator/ Melaver, Inc.
Architect: Dawson Wissmach
Sq.Ft.: 10,000
Location: Savannah, GA
Use: Office building |
The Whitaker Building, Savannah, Georgia
Tommy Linstroth, Sustainability Associate, Melaver
Melaver is a 3rd-generation family business working to become a vertically integrated, sustainable, commercial real estate company. Over 70 percent of the firm, ranging from the COO to property managers, have become LEED® accredited professionals. The LEED® Existing Buildings renovation of the Whitaker Building included two restaurants and 10,000 sq. ft. of office space. In 2004, the project received the Georgia Trust for Historic Preservation Excellence in Rehabilitation Award and the Historic Savannah Foundation Preservation Award. In addition to the LEED® renovation of the historic Whitaker Building, Melaver recently completed work on Abercorn Commons—a LEED® registered shopping center in Savannah, Georgia. |
Why LEED®?
Owner Martin Melaver is committed to sustainable development and has translated his personal vision to our company mission.
Did LEED® affect your budget, schedule or contractor performance?
LEED® affected the budget some but not much. The increase was mainly due to committing to LEED® after the start of the project. Everyone, including the contractors had to be educated on the LEED® process.
Lessons Learned?
Although success is possible with a late start, it is best to start LEED® at the beginning.
What has been the response of the occupants?
The property is fully leased and the occupants love the space, particularly the daylighting design which provides direct views of the outdoors from interior spaces.
How did Southface help?
Southface provided a source for research, information on materials and contacts. Southface has also provided training and helped support our efforts to start a local chapter of the U.S. Green Building Council in the Savannah area.
What would you do differently?
Meet with the entire project team in the beginning and emphasize integrated design more. Communicate the environmental goals and LEED® requirements to all stakeholders more effectively.
What changes to LEED® would you recommend?
The program is a work in progress. New revisions should stress the different climatic regions.
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171 17th Street
Owner: AIG Global Real Estate & Atlantic Station
Architect: Smallwood Reynolds, Stewart, Stewart
Sq.Ft.: 525,000
Location: Atlanta, GA
Use: Office building
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Atlantic Station®, Atlanta, Georgia
Peter Bahouth, project green champion
Atlantic Station is one of the nation’s largest urban brownfield redevelopment projects, and when complete will provide housing for 10,000 people, employment opportunities for 30,000, and entertainment and shopping for tens of thousands more.
The 171 17th Street building, a 500,000-square-foot office tower located in Atlantic Station, was awarded Silver certification under the LEED® Core and Shell program. The office tower is the first LEED® Silver Core and Shell certified high-rise office building in the world and the first high-rise office building in Georgia to receive any LEED® certification. The Atlantic Station redevelopment is also the first in the world to receive LEED® prototype credits for the entire site, which can be applied to future buildings as part of the U.S. Green Building Council’s Multibuilding-campus pilots. |
Why LEED®?
The developers, Jacoby and AIG, concluded that LEED® was a process to build a quality building and would be an excellent marketing strategy. It also feels good to be inside the building and on the entire site. LEED® enhances the quality of Atlantic Station and the surrounding community.
Did LEED® affect your budget, schedule or contractor performance?
It increased the budget but not by much. LEED® results in a quality building.
Lessons Learned?
There are ways for developers to feel there is a return in building things the right way—financially and marketing.
What has been the response of the occupants?
Some of the prospective occupants asked if the building would be LEED®. They are impressed with the comfortable indoor environment and green site amenities.
How did Southface help?
The first meeting with Southface was in 2003 and that was when we developed the Green Handbook. Southface assisted with the initial planning approach and served as a liaison with the U.S. Green Building Council as our needs were so unique.
What would you do differently?
Consider even more renewable energy technologies—why not giant windmills on the roof? Educate people earlier on LEED® so that the team is more efficient.
Do you have advice for others considering green building?
Start LEED® early!
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The Seydel Residence
Owner: Laura Seydel
Architect: DR Construction
Sq. Ft.: 6,200
Location: Atlanta, GA
Use: Residential |
Seydel Residence, Atlanta, Georgia
Jerome Rossetti, DeLany Rossetti Construction
This 6,200-square-foot custom home is located in one of Atlanta’s most prestigious in-town neighborhoods, close to the Governor’s Mansion. The owners are recognized as environmental leaders who understand the importance of market-based solutions to creating more sustainable development. While both architect Bill Harrison and general contractor Jerome Rossetti are known for high-end quality design and construction, this is the first green certified project for either. It is certainly an environmentally ambitious home, featuring geothermal heat pumps, tank-less water heaters, grey water for irrigation, rainwater reclamation to flush toilets, a solar electric system, a green roof over the garage and several healthy building strategies.
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Why LEED®?
The owner was committed to green building and planned to use the EarthCraft House standard. However, when Southface offered the option of pursuing the more aggressive LEED® Home standard, it seemed important to demonstrate this national program in the Southeast.
Did LEED® affect the budget, schedule or contractor performance?
At the outset the project started slow because the specifications for the LEED pilot had not come out yet. We were slowed because we did not want to make a costly mistake on the project before we got the specs. However, we anticipated some of the specs and actually came out fine with our early decisions. Rob Johnson, the Southface project manager, really helped us tremendously.
The budget is more than a standard house, but until we finish I can’t tell how much more—we’re still evaluating some of the technologies. Fortunately, the owner understands that a low first cost is often not the best choice. He appreciates that the high efficiency HVAC equipment costs more to buy but saves over time. The project is moving fine now and we should be finished by early March. My subcontractors are very receptive to the project; my mechanical subcontractors are really excited about the project.
Lessons Learned?
There are so many lessons I’ve learned on this project that it’s hard to know where to start. I think the mechanical side of the project is the most exciting—technologies such as the geothermal heat pump, solar electric, and water reclamation.
What has been the response of the occupants?
The owners are environmental leaders and strongly committed to the home representing their values. I think they will love the home and it will be a great showcase for green building.
How did Southface help?
Southface introduced the owners to the LEED® pilot program. Their project manager, Rob Johnson, reviewed the plans and they have provided building science technical assistance, including talking with the interior designer about everything from lighting to toilets. Southface is a tremendous resource for the project and make themselves available whenever I call.
What would you do differently?
I think on the next project we will understand the LEED® specifications better which will help project organization. I think we can build the next home a little faster. I pride myself on projects that are built in a timely manner.
What changes to LEED® would you recommend?
I think the biggest change I would want to see concerns the penalty for house size. If the USGBC wants to get more builders involved then they shouldn’t penalize you so much for building a bigger house. If you build it bigger and smarter then that’s the whole idea. They don’t limit an office building on size do they?
Do you have advice for others considering green building?
I think for anyone building a green building you should be ready to research every phase because new technology is coming out constantly. |
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Interface Showroom
Technology Square, Atlanta, Georgia
Owner: Interface Carpet
Architect: Thompson, Ventulett, Stainback & Associates
Sq.FT.: 7,000
Location: Atlanta, GA
Use: Showroom/Offices
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Interface Carpet Showroom
Carlie Bullock-Jones, Sustainable Design Consultant, TVS
The Interface Showroom located at Technology Square is the first project to achieve platinum certification under the LEED® Commercial Interiors pilot program. Earning its 44 LEED® points began with the Midtown Atlanta location which features a pedestrian friendly urban redevelopment with easy access to mass transit. The project design reduced both energy and water consumption through efficiency upgrades. Of particular note is the energy efficient lighting which helps create a stunning interior environment. The interior finishes are environmentally sensitive, including a carpet made from natural corn fiber. Over 85 percent of construction waste was recycled.
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Why LEED® for this project?
We had worked with Interface on several high performance buildings prior to the evolution of LEED® - when people hear Interface they think sustainability! With the LEED™ Commercial Interiors (CI) Pilot Rating System being launched at the time, the pursuit of certification just seemed inherent and ideal for the project. Sustainable design is an integral part of our core values at TVS, so we were thrilled to collaborate on another rewarding project with Interface.
How did LEED® affect the budget, schedule and contractor performance?
Pursuing a Platinum Level certification for a Pilot Rating system did create a learning curve for everyone in different ways. But we had a great team and everyone was on board from day one. Achieving this level demonstrates extraordinary efforts by the project team to design a “state of the art” interior and required a higher initial investment and commitment from all parties to achieve the majority of points.
What lessons did you learn from this project?
Selecting a well designed building is key for a LEED® CI project in terms of water and energy savings, as these building systems and elements are often already in place and cost prohibitive for the client to change. Getting the building Landlord integrated into the spirit of LEED® CI is a must - there are many incentives that benefit the building owner, such as lower utility bills and maintenance cost.
How is your firm committed to LEED® and green building?
TVS has placed issues of sustainability at the forefront of our overall approach to design and core business values. In 1998, we formally initiated an in-house sustainable design effort and became members of the then newly established U.S. Green Building Council. Starting with a grass roots effort, TVS implemented a firm-wide education program called Eco-Labs, raising awareness in environmental design for all projects regardless of market or budget. Our goal is to utilize the sustainable design criteria most important to the client to design a project that will increase its value while diminishing its environmental impact. TVS has produced several significant environmentally conscious works and continues to gain momentum in sustainable design with current award-winning projects. Most recently TVS was featured on the cover of Interiors and Sources, June 2005 issue, noting our long commitment to sustainable design practices. Having carried the mantle of sustainable design long before the movement caught on, TVS has taken a holistic approach to green building and made it a way of life within the firm, leaving a healthy mark on every project it touches.
How has Southface helped you on this project or in general?
Southface has been a valuable resource and partner to TVS and the industry over the years. We are excited to be serving as an owners representative on the new Eco Office!
What changes would you like to see in the LEED® program?
More equivalence (or “equals”) to some of the only standards currently accepted (i.e. FSC, Greenguard, etc.). There are a lot of other great programs that are doing great things for the environment.
What advice would you give others considering a similar green project?
Go for it - be a change maker! The opportunity and experience is like none other.
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