Monday May 16, 2011 - Introduction to Sustainable Development


It’s great to have the opportunity to complete credit hours in two week but the work load is intense, demanding lots of time effort but truly worth it.

Let’s see, where do I start? ….

What is the purpose of the course?

To gain a deep understanding of the importance of sustainability through the study, analysis and discussion its contributing factors

I would discuss the concept of sustainability by answering the “Who, What, When, Why and How” questions to cover the “key take-aways” (Perhaps not in that exact order, but you get my drift J).

What:  According to the definition offered by Wikipedia, Sustainability is the capacity to endure encompassing all ecosystems within a particular environment such as wetlands or forests and all the species involved within these environments. In reference to humanity, sustainability involves the achievement and maintenance of a higher quality of life through the successful management of our environments, economies and societies.

To attain higher levels of quality in our lives, our societies must consider the impacts of our actions as we strive to fulfill our needs through the increased agricultural and life-stock production, mass consumerism of retail products, expansion of land use for housing, manufacturing and commercial and technological pursuits as the global economy continues to grow. 

Wikipedia continues to explain two ways to ensure that we are reducing the negative impacts of the human intervention and improving ecosystem services.  First our societies could manage the environment based upon information gained from earth science, environmental science, and conservation biology.  Second we could manage human consumption of resources which would be derived from data obtained from our economic systems. The social and ecological consequences occur through our economic cycles where social, cultural, health-related and financial aspects are related.

Who:  Sustainability involves all living species in all environments.  This includes all plants, animals, birds, insects, reptiles, fish, bacteria and fungi living in an aquatic or land based environment.   As time goes on, scientists are beginning to understand how preserving natural environments is important to the well being of human societies.  Air and water quality and efficient land use affect the quality of life for the individuals living in a particular area. 

The consistent human population growth in developing countries contributes to the increased demand of natural resources requiring conservation of the increasingly scarce resources.   

When: Sustainability has always been a concern as humans have evolved from the hunting and gathering societies, to establishing civilizations in ancient times, to building large cities and countries organized to protect and control the people involved.  However, as we moved beyond simple bartering to developing economies that utilize monetary systems to trade goods needed and wanted, we have evolved culturally, scientifically, and technologically to the point where modern conveniences are no longer the major concern of our existence.  Especially since the colonialism gave way to the mass industrialization of the Western Hemisphere, the focus is shifting toward the conservation and efficient management of natural resources.      

Why:  With the world population reaching nearly 7 billion, there is a natural concern about how to feed clothe and shelter the vast majority of the world population.  Although each nation / society is either partially or completely involved in meeting this goal, each person is striving to survive.  In the Developed World we are enjoying a higher standard of living and would like to continue living in this manor, however, if we do not consider the impact of our actions on the natural world it may not be sustainable. Scientists have monitored changes in animal populations, melting of the icecaps, extinctions of various species, and the affects of air, water and land pollution.  As we have become heavily reliant on fossil fuels as main source of energy, the negative impacts are being felt in our economies, and natural environments with the increase of Green Houses Gases.

 In the vein of a being a humanitarian, it would be nice to see the developing countries achieve improved standards of living.  At the very least, everyone should have access to clean water, breathe clean air and live in a safe and comfortable living environment.

How: This leads us to the next concept of “Sustainable Development” which addresses the how part of this blog.  

Through sustainable development our societies can endeavor to reduce air and water pollution globally through methods of water and energy conservation, recycling of raw/natural materials, and to make it economically advantageous.   

During Class we reviewed discussed the organizations involved in the sustainable development focus.  A non-profit organization was developed and base in Washington, D.C., the United States Green Building council who created a program called LEED.  The acronym stands for Leadership in Energy and Environmental Design.  The program offers ways to reduce the need for energy and water while utilizing materials that would be much more efficient in either renovating older buildings or building brand new structures for commercial, retail, healthcare, educational or housing use.  The government provides incentives to corporations to make their building more green by offering rebates for reducing electricity and water use, making it more economical to do. 

Besides LEED, Energy Star also serves to encourage the use of higher energy and water efficiency appliances, HVAC systems and lighting systems.  The Energy Star System is free  and does not require one to become certified to become an expert on green technology.  It is also a U.S. government backed program jointly created through the Environmental Protection Agency (EPA) and the U.S. Department of Energy.    

During lecture time, the class looked through the website by Dr. Peterson, USGBC, and LEED to start learning about the sustainable development programs that exist and how it relates to the commercial real estate industry. 

LEED is about by viewing the following videos:

Tuesday, May 17th, 2011: Importance of Green Building and Green Office Retrofits


Since sustainable development can be a complicated and expensive process, government intervention is starting to occur.  Effort to become sustainable involves utilizing green technology.  Green Technology is defined as: “A building that provides the specified building performance requirements while minimizing disturbance to and improving the functioning of local, regional, and global ecosystems both during and after its construction and specified service life” according to the American Society of Testing and Materials (ASTM).

Focusing on the effort in the United States, the Environmental Protection Agency and the Department of Energy partnered together to create the Energy Star Program.  The Energy Star Program encouraged the production and use of appliances that are more efficient in the use of electricity and water.  The program also encourages consumers to buy energy and water efficient products by offering tax credits. 

The Energy Star Program is helping to reduce the use of energy and water.  One of the main goals is to reduce the production of green house gases (ghgs) by using less electricity and reducing the reliance on fossil fuels.

Another conservation program geared toward building development was the LEED Program that we learned about on the first day of class.  The LEED program serves as a guide for architects, builders, real estate professionals to focus on developing commercial and residential buildings that do the following:

• Reduce the production of GHGs,
• Conserve water,
• Utilize recycled materials, and reduce waste through conscience recycling,
• Utilize wind and solar power,
• Utilize techniques for improving man-made environments for living and working space while protecting the surrounding outdoor environments.

 When you make it profitable for the businesses and consumers by offering tax credits, you are showing the public how retrofitting can reduce operating cost in the long run.   Also there are career options if professions decide to become experts in the LEED program by becoming a LEED AP.  This could be utilized as a credential in the commercial real estate industry.

Sustainability programs are being used abroad.  In Europe and in the United Kingdom the program is called Building Research Establishment Environmental Assessment Method (BREEAM).  In France the program is known as Environmental High Quality (HQE) and in Japan the program is called the Comprehensive Assessment System for Building Environmental Efficiency (CASBEE). 

In India and China there is a great concern as they are passing through their own mass industrialization economic phases rapidly.  The LEED and BREEAM program are beginning to be adapted for a variety of urban development projects in the high-density regions of India and China. 


Mayor Bloomberg is supporting the green movement in NYC, as there are approximately 950,000 building that exist and will be standing at until the year 2030.  The Empire State Building serves as a high profile example of the possibility for retrofitting older and tall buildings nationally and internationally. 

Replaced the window to make the building more energy efficiently, Less heat is needed in the winter and less air conditioning in the Summer months, improving the HVAC systems makes the internal environment more comfortable while utilizing less energy, contributing less GHGs to the atmosphere.  Less water would be used in the bathrooms and kitchens, and restaurants…

It was interesting to watch the utube Video about Retrofitting the Empire State building performed according to LEED standards.  As commercial leases were closing out the process of retrofitting could begin making it feasible to embark on this endeavor.

By changing out nearly 6000 windows and improving the insulation and lighting in the building, electricity cost could be reduced significantly.  Since the Empire Building is so well known, it’s easier to spread the news of the benefits of going green in the commercial real estate industry.  If the Empire State Building could be Retrofitted, then it’s certainly possible to focus on making our older buildings and skyscrapers green.  

The greatest hurdles for convincing the general public to adhere and focus on recycling and conservation:

1.   Initial cost; 

2.   Must be cost effective, with a good to great return on investment to get consumers and businesses to act;

3.   Increase Awareness – educational programs;

a.  Scientific evidence proves that there are consequences, although some studies were biased;

b.  Common sense approach, if we want obtain and maintain higher quality of life for the vast majority of human populations, we have to take care of the planet;

c.  Environmental patterns and cycles exist, and it’s best to be responsible with our natural resources; 

4.   Businesses can profit through the retrofitting and focus on conservation by advertising its effort to the public:

a. Through Public Relations campaigns

i.   Attract new customers and retain / create repeat business

ii.  Attract and retain intelligent and savvy personnel

1.  Creating a positive, pleasant and comfortable work environment,

b.  Good way to make sustainability a new marketing niche in addition to reducing overhead and operational costs

May 18, 2011:  Elements of Green Design

To illustrate the elements of green design the class watched a series of UTUBE videos.  One of the videos was about a Net Zero House build in Washington State. The builders who built the net-zero house used solar panels to produce electricity and for use in heating and air conditioning.  Solar pipes were used for heating water.  It was an experimental project to see if it was actually possible to build a house that was self-sustaining.  

Although it was a net zero house there were a few notable problems.  The Solar panels and pipes were fragile and could be damaged through unpredictable weather conditions, could also be damaged by children playing near by.  Although potential exists for the net-zero housing, the material used also have to be durable in order to be successful marketed to the public.  It also needs to be cost efficient and affordable to the average American household.

Patagonia Building

We watched a UTUBE video about the Patagonia Building in Arizona.  This was a great example of how to be Green all around.  The company created a plant that recycles just about anything that can be recycled and even utilized recycled material in producing its product.  The surrounding grounds were irrigated using rain water which also was used in the bathrooms. The roof was light colored to reflect sun light, the HVAC system was used to keep the air clean, warm or cool for employees and even appliances brought in from employees were recycled.  Bike racks and locker rooms with showers were installed to offer employees the opportunity to not drive to and from work helping to reduce GHGs.  Not only was the building good for the environment, it was efficiently build to provide operational savings in addition to improve the corporate perception by employees and consumers. 

We also watched the a UTUBE video about a net zero energy efficient house built in Scottsdale Arizona.  This is the first house known to use hay for insulation.  The structure also had a cooling tower to ventilate the house.  Water was heated with out boilers. It illustrated another example of being resourceful in designing a building a house that can minimize the use of energy for heating and lighting.  However, it takes a special kind of person to have such motivation to live in the environmentally friendly house.

                                                    

The design and construction of the eco-friendly building are evolving the more incentives we receive to focus on this endeavor.  It is possible to become highly green.  However, I think we need to be more innovative in creating viable options that are actually attractive while being cost effective.  But the example drives the point home.

Even the software companies are joining the band-wagon.  The Adobe headquarters in California has become LEED Certified by reducing water and energy consumption.  Installed a highly efficient HVAC system to help improve air quality…The use of solar panels, installed bike racks to encourage employees to use their bikes.  But the company managed to use the existing structure, and made it attractive place to work culturally and socially.

In San Francisco there was a building for the homeless that focused on green building techniques meeting LEED standards.  The structure was built to utilize less water and energy for heating, cooling and light.  It also utilized recycled materials that were non-toxic without VOCs, or formaldehyde in the cabinets and carpeting.  While giving the homeless a clean and safe place to live, the building was designed to create the least environmental impact.

The science academic building in California that was rebuilt after being destroyed by an earthquake. It utilized recycled materials and materials that were shipped from within a 500 mile radius, the HVAC system was designed to heating and cooling that was highly energy efficient.  The roof was created with a white surface to reduce the heat island effect.  The end result was a beautiful building utilizing green technology that people would want to visit. 

  

May 19, 2011:  Class R & D

Some of the developing areas due to the Green Technology initiatives include topics such as Green Insurance, Green Leasing andGreen Lending.  Just as our societies are developing the technology to become more water and energy efficient, utilizing recycled materials, creating internal and externally cleaner environments, the efforts opens a broad spectrum of business opportunities, creating more jobs and services in the future.  Part of the incentive to become green also involved the businesses of financing, insuring, and leasing to businesses and individuals are joining the environmental movement.

Even during our economic recovery, opportunities exist to get better financing deals when building or leasing places that are LEED certified.  The field is too new to really provide examples to prove how profitable it is since the industries are relatively young. 

In the case study about 545 Madison Avenue we could see the benefits of retrofitting a building from the 1950s.  When you run a cost benefit analysis you could find out the ROI of the project improvements.  The tenants would benefit from the reduce operating costs and land lords could benefit by the increased retention of its commercial clients. Land lords could receive tax benefits from the government and raise the rents as the newly renovated buildings offer attractive office space making it a profitable endeavor.         

May 20, 2011:  Managing Green Retrofit Process

Business opportunities will could arise through Green Office Renovations as the demand for high efficiency buildings and office space increases. Another area for green building space involved the use of shipping container homes.  The use of the containers for quick and inexpensive housing offers a way to reuse materials that would be beneficial to the environment and to people with low incomes or who suffered a natural disaster.  The idea was intriguing however there could be some problems with deed restrictions and governmental policies.  The containers could be used for relief after a hurricane like Katrina as a cheap source of housing.  It would be easy to store and stack containers for future use.   

It’s not a novel idea to use shipping container buildings however, it was interesting to see how designers and architects are looking at the use of shipping containers.  In the UTUBE video presented by HGTV, the designer made the idea seem like it could be desirable to live in this kind of eco-friendly housing option.  Not only were they using recycled materials and parts, they managed to create a comfortable living environment.  The interior designer helped to coordinate color schemes and furniture options that enhanced the small spaces. 

After learning about LEED and Energy Star details and requirements, the container home met all of the requirements with reduced electricity, water usage, captured rain water, the home could be placed in a shaded area to reduce the need for air-conditioning.  The home could be easily locked up for night time, for safety measures, while easily sliding the door open during the day to let in sunlight.  

The concepts built into the contain home were thought provoking as the audience could think about how to build a warm and inviting home that was incorporating conservation methods to build mostly with recycled materials.  Although I would not like to live in a home made of two merged shipping containers, it is possible to incorporate recycled materials easily in residential homes.  Perhaps individuals who prefer simplistic, minimal maintenance would be targeted consumer market. However, the container could be very useful when providing low cost, comfortable, and immediately housing for individuals stuck by earthquakes, hurricanes and other natural disaster phenomena.  The video exemplified that we can build highly environmentally friendly housing options that would provide all of the important comforts for personal living space.

Two other videos related to the use of shipping containers followed the HGTV video.  One video took place in Rhode Island where an office building was built with stackable containers.  We could only see the outside of the structure.  Somehow I was not impressed by the looks of the metal structure.   But again we were introduced to the ideas of using the available resources in the area.  Conceptually it looked like it would offer an affordable option for small businesses just starting out but it was not an attractive site. 

In the video that followed the metal office building, a large home was being created with the metal containers.  Although the metal was utilizing recycled material it also did not look like a comfortable place to live and would require some work to reduce noise within the house.    

It is easy to understand the importance of reducing waste in our energy and water resources and to reuse our non-renewable materials.  It would be ideal to heavily focus on the sustainable development however it requires some creative financing and incentives to become LEED certified.  Hopefully the trend will continue in that direction.  In the video about becoming a LEED AP,professionals were explaining how it was beneficial in their careers serving as a credential to offer in the industry.  Architects, subcontractors, and Real Estate Professionals have enjoyed the benefits of attaining this qualification.  The individuals asserted that they were able to get more business as a result of being LEED Certified and to be trusted as an expert in the Green technologies and requirements set by the USGBC.  It is a growing field as more businesses are more in tuned with their conservation efforts as it reduces operational expenses, improves public and personnel perceptions and offers tax credits and rebates from the government.

Then we had the pleasure of looking at another example of retrofitting a building to become green and LEED certified.  The NASA building was redesigned according to the LEED system and also became highly efficient in the use of energy and water, built with a good HVAC system, providing a comfortable working environment for scientist with a very low environmental impact.  The roof was built to utilize plant covering to take advantage of the water runoff during storms resolving the problem of having high water runoff.

Although the retrofit was subsided by the government, it serves as a good example of utilized green technology as a viable option for an organization.  Since the government is focusing on the green initiatives, it only makes sense to convert buildings that are funded by the government to the eco-friendly, cost efficient versions.

May 23, 2011: Site Visit to Zang Triangle and 400 North Ervay

Zang Triangle Project in Oak Cliff

In the Zang Triangle project an apartment complex is being built in an area that used to be occupied by an old abandoned day care center with emplty land around it.  The new complex was planned to be built near opportunities for employment, specifically near a large hospital.  The area is 2.88 acres and will have a cement parking garage with 4 wood frame buildings separated by fire walls wrapped around the perimeter of the garage.  The averge size apartment will be 860 square feet, and will include a Mediterranean style pool, internal courtyards, leasing office and gym.  The apartment complex will consist of 260 units, a mix of 1 bedrooms, studio efficiencies, and 2 bedroom units.

What is so unique and special about the project?  It will help revitalize a depressed area of town.  Bring in some retail business into the community, raise the average income of the local residents, raise potential tax base to funnel money into supporting the infrastructure of the local community.  Also built with the idea of creating and developing a high density project to utilize space efficiently, boost the local economy, providing affordable, comfortable housing to potential tenants who may work in the area.  In this case the target customers are the medical, healthcare practiitoners working at the local Hospital.  With the rise in gas prices, concern over the environmental pollutions and the demand to reduce commuting time, the Lang Partners have positioned the project as an ecofriendly, affordable, resourceful housing solution.  Tenant could live, work and play practically within a two mile radius of the complex. 

The Zang apartment complex is expected to be completed by the end of the year. 

Other features that were notable referred to the creative financing involved to ensure the timely completion of the project. 

The advantages of the project included:

• Could gain a good understanding of the amount of capital needed to cover all areas of the project   
• All plans were complete – easier to know the cost of the project with contingency funds included to deal with unknown complexities and issues
• Building during a time when land and construction pricing is low due to a depressed economy
• Building a high density project with great opportunities to enhance and bolster a local economy ( approximately 9000 jobs within a half mile)
• Most tenant would likely walk to work, reduce the use of automobiles, saves the tenant cost of transportation, reduce green house gases to the environment.
• Very few new complexes have been built since our economic downturn in 2008
• High occupancy rates of 93% in the apartment industry, there is a low supply of newly, efficiently built complexes with high employment opportunities.  There is a high demand for such apartment complexes, helping to reduce the riskiness of the project.

Disadvantages:

• Banks are not as willing to provide the financing needed to complete the project and you have gain approval from the local community to have the permission to build such a complex.  In states such as California, it would be difficult to get through the governmental red tape.  In Texas, developers have an easier time obtaining the permission to build but the financing options requires knowing all project costs, and funding opportunities available through federal and state programs.
• Overcome financing challenges through the 108 HUD Programs, NTCOG Grant allocated to the City of Dallas in exchange for more TIFF reimbursements.  Could make it happen by meeting the requirements to provided at least 20%  affordable units. 
• Also helps when market rents and offered rents are close to meet the affordability requirement for receiving the tax abatement benefits.

Overall the project appears to be successful and will help to revitalize an older part of South Dallas.  We certainly need more of these kinds of project developed in the near future.

400 North Ervay;  Old U.S. Post Office and Courthouse – developed by Shawn Todd

The developer Shawn Todd has embarked on a venture to revitalize an important historical landmark in the heart of Downtown Dallas.  The US Post Office and Courthouse was built in 1930 on 1.6 acres of land will be converted into a luxurious complex consisting of an Italian Gourmet Grocery and Bakery, Other retail, small business office space, 78 apartments, 6000 square feet of amenity space with 20,000 square feet of roof top terrace.

 The Benefits and advantages of selecting this site are:

• Restoring a historical building with meaning high value
• Reusing the structure, and materials of the building
• Located along the DART Rail line
• Close to employment opportunities
• Encourage future tenants to rely on public transportation
• Bringing a federal building onto the Tax roll
• Feeds the local economy

Disadvantages of the project are:

• The project requires creative solutions to financing the project
• The design is centered on preserving the structure, difficult to structure pipelines, electrical and mechanical systems without destroying or altering the original building.
• Fire code requires easy exit accessibility incase of emergencies, had to place the two bedroom units on the ends and smaller one bedrooms units in the middle each floor. 
• Had to artificially raise the floor to be able to add in the water lines, possible due to the high ceilings
• Could not go for the LEED Certification due to the restraints of preserving the historical structure and architectural enhancements of the building.
• Could not upgrade the windows to be more efficient with lighting and heat transfer
• It was also too expensive to go for the LEED certification, due to the types of mechanical systems needed to be efficient with air quality, heating and cooling mechanism
• Going for LEED Certification would increase time to project completion due to burearcratic processes involved

Although the LEED Certification could not be obtained, the project was undergoing renovations that are considered green.

The original structure was being utilized, the materials use to built it was still inact and would be a reuse option.  A good proportion of the construction activities would be geared toward redesigning the spacial  organization of the retail and apartment space making the building useful for the future. 

By not having a parking garage and being located along the DART Rail, use of public transportation is possible.  The trend toward creating higher density cities to improve the use of our increasingly scarce natural resources is growing.  Shawn Todd’s project contributes to this effort of conservation and immediate development for inner city revitalization.  

May 24, 2011: Urban Planning Lecture at the Universities Center at Dallas

To further enhance our understanding of sustainability in the man made environment, we attended a Lecture about urban planning at the Universities Center at Dallas.  Sustainability is a complex endeavor that relies upon our ability to make the best use of our limited resources ensuring a higher quality of life for future generations.  Our society faces three main problems including rapid population growth, increased dependence on non-renewable energy resources and climate change.  Approximately 45% of energy is utilized to for lighting, heating and cooling the built environment in the United States.   The focus to convert buildings and modes of transportation into systems that need less energy or utilized renewable forms of energy can help our society reach the goal of sustainability. 

Sustainability is not just a matter of saving the environment it is also important in generating viable economies that will support the people living in a particular area.  If sustainability addresses the business side of the problem then our societies would be able to successfully improve our existing conditions.  The effort to develop renewable sources of energy, conserve water, reduce pollution and protect the natural environment involves collective measures by all nations in the world.  Within the United States the use of Green technology is voluntary however, the trend may become mandatory at a governmental level in the future.

A variety of projects were exhibited and discussed including projects in DC, New York City for the MTA, Coney Island, an abandoned Hotel in San Juan and the City of Garland in North Texas.  Within each project, several underlying concepts were evident. The projects required heavy analysis of the surrounding areas to gain an understanding of the existing conditions and to know the available resources. 

Within each case study, there was the need to optimize the use of existing space, reuse the existing building if possible, and to improve local economies.  The population density can affect how a local economy could develop.  If the local workforce is sparse and relatively unskilled or uneducated, the individuals are likely to have lower incomes, which means a smaller tax base for the local governments.  Corporations are less likely to move into the areas if the infrastructure is poor and the talent base is poor. 

On the business side of sustainability it is important to consider how a building contributes to the viability of a community.  Does it make sense to renovate the existing structure and what purpose would it serve once the project is completed?  Would it be possible to obtain the necessary capital to fund the project?   Is the project something that works in the present or in the future?   When you consider the concepts of sustainable development, the approach must integrate as many important factors as possible depending on the location, funding sources and the available natural and human resources.  The greater the density of the city population, the greater the talent base, the less urban sprawl, the greater the opportunities for business development.

May 25, 2011:The Botanical Research Institute of Texas (BRIT) – Targeting Gold Certified in the LEED Program

Our class has seen the value in applying sustainability to apartment buildings and urban planning.  In our class tour of the BRIT we had another opportunity to see how individuals and organizations conserve energy and water.  It enforced the full spectrum of ideas for optimal conservation of water and energy, use of recycled materials and renewable materials. 

The Complex consisted of two buildings merged together with a glass ceiling.  Parts of the complex were designed to provided shading to cool parts of the building.  Also the design plan worked around existing large trees that were not cut down because they were slow growing.  The large older trees also served as a source of shading for the building.

Large expansive window walls, and windows were utilized throughout the complex to capture sunlight.  The lighting systems were built to adjust according to the sun’s intensity conserving energy.  When sunlight diminishes, artificial lights would increase to provide adequate lighting.  When operating properly, sensors could detect when people are entering or leaving room further enhancing the conservation of electricity. 

In addition to using less electricity for lighting, the BRIT recycles waste, and made use of recycled materials such as carpeting made of rubber recycled from sneakers and shoes.  The main lobby walls were built with recovered sunken Cyprus tree logs which was attractive yet practical.  The use of renewable resources such as wool carpeting and ceilings lined with bamboo also contributed to the BRIT’s conservation goals. 

The building was heated and cooled with a geothermal system built under the complex.  Geothermal systems utilize the grounds temperature to either heat or cool the air of a building.  In the winter, the fluid passing through the underground (or underwater) loops of piping is warmed by the Earth's heat. The collected heat is extracted and concentrated by the heat pump, and distributed through the building's ductwork. To cool the building in the summer, the heat pump moves heat from the indoor air into the underground loops, where it is transferred to the relatively cooler ground. The heat removed from the indoor air during the summer can also be used to produce hot water instead of transferring it to the ground.

Water was conserved with the use of large cisterns above and underground to capture rainwater to irrigate the surrounding grounds and provide water for the facilities. The cisterns lead to a collecting pond that was topped off during the dry months by a natural underground water table.

The landscaping plan helped to direct storm water from parking areas and roads to flow across pervious paving in sidewalks to rain gardens between parking areas. The rainwater filters through the ground gardens and naturally cleanses the water and flows into a retention pond. The BRIT complex does not need to use public water resource due to its effective collection and filtration of rainwater.  The use of water is also minimized with the use of low flow sinks and toilets. 

The landscaping was designed to grow prairie field plants that would be able to survive in the Texas heat and need minimal amount of water.  It also restores Texan ecosystem to be studied by scientists.  In addition to the cisterns and landscaping plans, the complex also conserves water with planting a live garden on one of the building’s roofs.  The other building had solar panels providing 18% of the electricity needs.  By using a live roof, rainwater is runoff is reduced, the building is absorbing less heat and the plants are absorbing CO2 while giving off oxygen to the atmosphere.

In addition to their conservation efforts, the patio leading to the prairie garden was built with local stones such as limestone.  This minimizes energy and monetary cost that would be needed to transport the materials for paving the ground. 

The BRIT is practicing was it is teaching to the public as it addressed all of the important areas of conservation in our environment. 

May 26, 2011:  Radio Shack Headquarters Bought by Tarrant County Community College, Located in Downtown Fort Worth

With our continuing efforts to learn and apply the concepts of sustainable development our class had the pleasure of visiting the TCCC campus that was originally planned to be the headquarters for Radio Shack. 

As I drove around the campus to find a good parking spot, I admired the buildings.  The aesthetics of the rolling hills with the sun shining and reflecting off the glass window facades were the things I noticed immediately.

The reflective glass panes were a good material choice to make the most of the solar patterns.  The design was optimizing the amount of light penetrating the building while reducing the amount of heat energy absorbed into the building.  The surrounding grounds were lush and green with bike racks installed throughout the area. In our previous site visits, water conservation was a major part of the sustainable program.  In this site visit we found that campus relied on the city's public water supply rather than capturing rain water to irrigate the grounds and use in the sinks and toilets.  Initially the bathrooms were set up to use waterless urinals but  the devices did not work so well over time. The bathrooms now use low flow systems instead.  The maintenance is a little easier and cleaner.

It was also interesting to see how the campus was laid out along the land to create areas that were shaded during times of intense sunshine and also took advantage of the wind patterns providing gentle cooling breezes on a balmy day.  These techniques contributes to the sustainability of the built environment where less energy is being used for lighting and cooling while creating a comfortable environment for the people in the area.

The inside of the building was quite pleasing to the eye as well.  The lobby of the building was a half rotunda of glass that was covered by shades designed to come down during high sun light intensity.  The rest of the windows also had the special shades but were not properly installed. It is nice to have the automatic devices that help to control the use of energy but it works best when the people know how to work the equipment.

We looked at the HVAC systems on the fifth floor and the large water pipes in the basement of the building.  The air handlers were strategically built to pull in hot air and blow out cooler air under the floor.  The air vents were located either along the sides of the hallways on the floor or in the corners of rooms on the floor.  This was an effective way to provide air conditioning because the cold air does not blow down on the people.  The construction was simplistic as it did not use piping and air ducts.

The other interesting idea was that the building did not have a dedicated heating system.  The building was insulated to hold in heat generated by people, machinery and solar absorption.  The complex had only one gas pipeline to use for cooking in the cafeteria.

The buildings were designed to consume the least amount of energy and water while providing a comfortable and clean work and study environment.  The complex received the Silver status for compliance with LEED certification requirements.  Throughout the building there were light and CO2 sensors to monitor the lighting and temperature conditions.  The systems would adjust accordingly to maintain a pleasant internal environment.  In the classrooms the lights were designed to turn on when you walked into the room and the cooling system would turn on with increasing amounts CO2 given off by people breathing in the room.

Another area of interest in designing a sustainable building entailed the use of materials that were recycled or could be recycled and were procured from local sources to reduce the energy consumed in shipping as well as the monetary expense.

The large water pipes in the basement were highly efficient in meeting the cooling needs of the building.  The area was very clean and did not require a lot of maintenance and staff to monitor its output.

The effort in meeting the LEED certification requirements can be challenging and even after receiving it, the maintenance of the systems require continuous attention.  The staff hired for the maintenance need to know how to use the equipment in order to reap the greatest benefits of reducing energy and water consumption.  The campus is monitored by Andover to ensure the electro-mechanical systems are working properly.  Providing this kind of service could develop into new kind of industry as more buildings and cities focus on developing sustainability in the future.  Although the intentions to reduce our energy and water consumption is good, ensuring successful outcomes depends upon the ability to properly manage the high performance systems.

Achieving sustainability requires an all inclusive effort from analyzing the land, the purpose of the building, required resources and capital investment to ensure successful project completion and future use of the site.

May 27, 2011: Concluding Concepts

There were several reoccurring themes throughout our lectures and project analyses:

• Conservation methods can be implemented in a variety of ways
• Recycling materials and composting waste
• Reduce water consumption
• Reduce energy consumption
• Could automate systems and processes ensuring reduced consumption
•  By reducing the use of electricity for lighting, heating, cooling, etc, we reduce our reliance on ghg producing fossil fuels
• Conservation methods are voluntary but incentivized by the government
• European governments have begun to mandate conservation through energy audits
• The US will eventually follow suit through its legislation and policies

I think it is important to consider the environmental impacts as the world population continues to expand.  It is imperative to address the problems we face now although it can only be done incrementally.