One phrase that kept getting repeated over and over at the CSU conference was low hanging fruit. Builders meant there are simple, easy to make changes in a building to save energy like changing light bulbs and allowing in more sunshine. Green buildings that operate in a more environmentally friendly way are now being called high-performance buildings. It's an indication that their selling points go beyond philosophy and into saving money.
The Cleveland plumbing supply company Oatey has made environmental sustainability part of its core business values. When the owners decided to build a new distribution center they wanted a green building. Mike Merle's company built it using sensors to continuously adjust the interior environment.
Mike Merle: We have indoor air quality monitoring, carbon dioxide sensors, temperature and humidity controls, motion detectors on all the lights...
When sunshine comes in, the lights go out. The rainwater off the roof is collected and used to flush the toilets. It cost $300,000 extra for the eco-friendly add-ons. But Merle says the savings in energy and water will pay off that after just four years.
Then there are other advantages. Thomas West of the commercial real estate company CRESCO says a healthier building leads to more productive workers.
Thomas West: If you can increase ventilation control, temperature control, lighting control and day lighting, it will have a huge effect. What effect? Six to 12% higher productivity.
West says adding a grass covered roof or a white roof that reflects sunlight can save 8% of operating costs by cutting air conditioner load. That's a point not lost on Bill Ross, a vice president at Forest City, one of the largest retail developers in the country.
Bill Ross: It just makes sense. If there's not much cost differential, would you do a green roof or a hot black roof, which is both costly, ugly, and absorbing heat and therefore hurting your overall plant. I'd rather go with a green roof, a reflective roof. It makes more sense.
And, Ross adds, it's the right thing to do.
With flat or falling revenues, municipal leaders are looking to save money. The City of Cleveland now has its own Sustainability Programs Manager. He's been busy doing energy audits of the 200 facilities the city owns. In Bay Village, Mayor Deborah Sutherland says going green is good politics.
Deborah Sutherland: If I'm not in step with my constituents, then I'm not going to be around very long to do the work that needs to be done. We've got to stay in step and I think this is something our residents - our constituents are demanding.
Cuyahoga County Deputy administrator Lee Trotter says the county is committed to a high performance building - either new or renovated - for their new offices at Euclid and 9th. He's expecting greater worker productivity.
Lee Trotter: The people-leverage in this project will come from better working conditions, better indoor air quality, and better use and harmony with the environment around us.
Several cities in the area have already built eco-friendly housing . Officials say they've been very well received and the 3-5% extra cost has not been a hindrance in sales. Beachwood Law Director Margaret Cannon warned that not all contractors understand green building techniques. She said cities need to carefully spell out the requirements.
Margaret Cannon: As soon as the city enters the financial equation - as developers tell me on a regular basis, our leverage increases dramatically. Because we can link the city assistance to incorporation of design standards, green building techniques.
Cannon and others suggest updating zoning codes locally and at the state level. The national certification for eco-friendly buildings is called Leadership Energy in Environmental Design - or simply LEED. It's probably too common to be considered leadership any more. Bill Ross of Forest City.
Bill Ross: As you raise your standards, are you going to be uncompetitive? Well, everyone in the country is doing it. We talked a little about New York, Boston, Washington, L.A. They start with the element that any project they invest their public monies in are going to be LEED certified.
With rising prices for oil or natural gas, more people believe LEED certified buildings will simply become the standard.