August 2004 Guest Feature

Midwest Center for Green Technology by Farr Associates

Green Roofs can be successfully incorporated into new or retrofitted LEED certified projects such as the Chicago Center for Green Technology, which has earned a LEED Platinum rating - the only rehabbed building in the nation to have been awarded this prestigious rating by the US Green Building Council. Architectural Rendering Courtesy of ©Farr Associates. Click here for Project info.

The USGBC (United States Green Building Council) has done such an amazing job of marketing “green” that everybody is going for it! The USGBC’s LEED™ (Leadership in Energy and Environmental Design) certification has become the hallmark of quality building construction and building professionals across all fields are becoming LEED accredited professionals in droves.

LEED Certified Projects have increased steadily since the inception of the program only four years ago: in 2001 there were 5 projects certified, in 2002, 21, in 2003 the number rose to 51 and so far there are 36 new certified projects in 2004. Similarly, LEED Accredited Professionals numbered 527 in 2001 and rose to 1916 in 2002, by the end of 2003 there were 3535 new LEED professionals and so far in 2004, there are 2744 more. Many others are planning to take the exam before the requirements change in August. (Statistics courtesy of the USGBC.)

States and municipalities have begun to require LEED certification of buildings and LEED certification is recognized by the AIA, CSI and other major building construction organizations. Green building has become a part of the collective consciousness of architects, designers and to a lesser extent, builders. During any given week, one can find several articles on green building in the mainstream media. Quite a few of these articles illustrate how prevalent green building has become and how up-front costs for green building components are a small investment in comparison to the substantial savings that they represent during the course of a building’s life. Increasingly, articles are discussing how the up-front investments in green building are diminishing due to greater availability of materials and sources.

How can those of us in the green roof world learn from this example and apply it to our fledgling industry? When one asks how many green roofs there are in the U.S. and where they are located, the answer is no where to be found. When one asks what a green roof costs, the range of the responses provides no definitive answer at all. Even the question of who provides green roofs has confusing answers. The ‘green roof experts’ also disagree as to how to properly install a green roof. The information disseminated in response to the question, ‘Why install a green roof?’ varies from conservative speculation to wild and unrealistic guesses. So, the ‘who, what, where, how and why’ of green roofs results in a fairly consistent response to the question, ‘When should one install a green roof?’ Rarely, if ever! As a solution to this market paradox, I propose that we green roof folk endeavor to agree on one simple point: that we would all like to see more green roofs in the world. Once we have established the previous statement as our mission, we can begin to build a green roof market in the United States.

Let us examine the vastly untapped commercial, institutional and residential green roof markets in the United States. There are many billions of square feet of roof space across this country covered with conventional roofs [dark, tar and asphalt roofs] and cool roofs [reflective roofs]. Roof area is increasing at an alarmingly rapid rate as a result of urban and suburban sprawl. The roofing and green roof markets in the U.S. are definitely unique as a result of this country’s vast climatic and geographic diversity. The plant selection and energy benefits for a green roof vary tremendously depending on the structure’s geographic location. Is the building in Chicago or Phoenix? Is the building a skyscraper or a single story tilt-up warehouse? What is the average local rain fall, temperature, wind speed etc.? What are the local building codes for insulation, wall and ceiling thickness, window thickness? The U.S. also encompasses several markets distinguished by urban, suburban, ex-urban and rural cultural differences. We need to recognize and embrace the unique aspects of a U.S. green roof market and develop appropriate campaigns based on that uniqueness.

It would seem with the recent trends toward green building in general, that green roofs would be included more frequently in building plans. In Germany, for example the popularity and affordability of green roofs is tied to a successful green building campaign. Japan also offers the kind of incentives and encouragement that builders need if they are to commit to innovative and creative building alternatives. A major difference between the U.S. and both Germany and Japan is that both of those countries include a narrower band of micro-climates and micro-cultures than does the U.S. In other words, the plant selection for green roofs in Japan or Germany does not have to consider desert or tundra conditions. It is the broad range of applications in the U.S. that make generalizations about green roofs particularly troublesome. If I am designing a building in New Orleans and cannot find any information about green roofs and heavy rains and winds, for example, I may be dissuaded from including one in my design. This lack of application focused information is certainly one reason that green roofs are not specified more frequently.

Other reasons that green roofs are not specified more regularly include the misconception that green roofs cannot be installed unless a complex roofing and membrane system is installed first. There are many green roofs thriving throughout the world that are atop roofs of all types of quality and construction. Another common misconception is that additional structural support is always required in order to install a green roof. Obviously, the structural need of a building is based on its intended use. There are building codes specific to roof gardens that are not necessarily applicable to extensive green roofs. Also, green roof maintenance seems to be of concern to many builders. Once explained in simple and clear terms, green roof maintenance is no longer an intimidating prospect, economically or logistically. Too often, the decision to include a green roof on a new building is not made until after the general plans are approved. This can result in increased up-front costs for a project, even at the early stages of design, because of the need for new design drawings and specifications and obtaining estimates. This can be remedied by partnering with building developers and designers and educating them on the benefits of including green roofs in the initial design stages of a project.

Greenroofs are a viable and affordable enhancement to conventional roofs. I will not elaborate on the many significant benefits of green roofs. Briefly outlined, major advantages for installing greenroofs are: using the thermal properties of vegetation to offset escalating energy costs; increasing the square footage of urban green space to diminish urban heat island effect and employing rooftop vegetation systems to minimize the enormous costs of storm water control. Added value to property and control of sprawl can be achieved by utilizing rooftops for healing roof gardens, community gardens, restaurant space and commercial farming. The potential for attaining LEED™ credits directly related to the installation of a green roof is another incentive. The combination of the benefits cited above culminates in an extraordinary incentive for including building vegetation as part of new construction or building renovation.

Greenroofs are one element of green building with a huge market potential achievable through education and outreach as well as conventional forms of marketing. The challenge is to provide accurate, current and un-biased information to policy makers and the general public so that they may become aware of the many aggregate benefits of green roofs here in the U.S. Marketing building vegetation presents several challenges to those of us who are committed to seeing it spread across the continent. Do we wait for the results of long term research projects before developing full-blown marketing plans or just forge ahead promoting green roofs with the limited information currently available to us? Do we allow current, often very high up-front green roof costs to keep the green roof market from developing in a progressive manner? Do we wait for ASTM and other organizations to establish green roof standards before coming to terms of agreement on green roof specifications and standards within the green roof community? These and other questions bear examination if we are to truly promote the expansion of green roofs in this country.

I believe that with intelligent marketing, green roof advantages can be promoted without waiting for an institutional stamp of approval. The millions of acres of roof space across the United States are begging for an environmentally and economically sound alternative. Whether for new or renovated, commercial or residential structures, the cost of green roofs needs to come down to a manageable number if green roofs are to be kept from being relegated to a specialty element on an architect’s item list. Lowering the costs of green roof systems and hence the up-front investment, will certainly be an effective means to expand the green roof market.

My discussion is focused on extensive green roofs. Roof gardens have existed as long as buildings have existed and will continue to be installed as a luxury on structures without any need for marketing or promotion. Extensive green roofs, eco-roofs, vegetated roofs, however need some help. We have an astonishing opportunity to improve the world and make a living while doing it – if we work toward our common goal. Otherwise, only a few green roof installers and designers will have great success in the world of vanity greenroofs for the chosen few.

Here are some of the economic barriers to the expansion of the green roof market in the U.S.:

§ Many developers are reticent to add any additional cost, especially in innovative or un-proven areas, to a project.

§ Commercial investors are very concerned with the pay-back time for their property, in other words, how long will it take for them to recoup their investment and begin to realize a profit. These investors are more likely to be a supportive member of a green building team if their return on the investment in green building is higher.

§ High price points make it difficult for architects who want to include green roofs in their projects to sell the bottom line to their clients. Architects will often begin the design process intending to include a green roof only to have it cut early in the budget stage of the project.

§ High price points keep municipalities from encouraging the installation of green roofs. Government incentives are more enticing when combined with lower green roof costs and energy provider credits.

§ The only way to truly ameliorate urban heat island effect is to cover a substantial percentage of a developed area with green roofs. This will not happen unless building owners are strongly encouraged to install green roofs on their property. Building owners will not be encouraged to include green roofs on their buildings unless the costs come down.

§ Residential green roofs are an economic possibility for only very few home owners at present costs.

In addition to breaking the economic barriers to green roofs, myths about green roofs need to be de-bunked. Recent radio programs about green roofs have made it seem that these are complex systems requiring special experts who have very esoteric scientific knowledge. There is also the misimpression that green roofs require a special waterproofing system in order to avoid leakage. We need to help the general public and those in the building professions and trades to make simple decisions about including green roofs in their projects. Several designers and project managers told me at the end of the Portland green roof conference in May that they were more confused about green roofs than they were when they walked in. We need to strive to provide decipherable information – information that is clear and simple and honest. Yes, there are projects that are quite complex and in those cases complex green roof systems and designs need to be developed by very smart and capable experts, however, putting a simple extensive system on a level roof should be achievable without hiring a PhD in Mechanical Engineering. In seeming contrast to my previous statement, I will add that correct science, accurate science needs to be applied to green roofs. The potential energy savings touted by various green roof companies and “experts” is astounding! It is amazing how so many individuals and organizations without access to thermodynamic data can claim that buildings (regardless of location, structural design, plant selection and time of year), can use up to 25% less energy with the installation of a green roof! We need to provide information that realistically and verifiably illustrates the many benefits of green roofs without exaggerating and distorting the facts. The true benefits are impressive enough when combined to promote green roof installation.

We also need to have access to the number of completed and in-progress green roofs by state. This information will help to encourage the installation of additional green roofs. People are much more likely to incorporate an innovative idea if they know that it has been successfully employed before. The lack of comprehensive green roof statistics obviously discourages the expansion of the green roof market in this country. There are several means to accumulating this data including academic projects, governmental projects and non-profit green roof organization projects, not to mention submitting your projects to the Greenroofs.com Greenroof Project database, which aims to compile an ongoing international resource.

In closing, I challenge everyone in the green roof industry, including those in non-profit organizations, to work together; to re-examine the U.S. green roof industry at this young and developing stage; to take advantage of the current exorbitant energy costs, on the negative side, and the growing interest in green building, on the positive side, to place green roofs at a highly visible and valuable market position. We can work together to establish consistent specifications and guidelines, fair rates, accurate and honest information which will result in a viable, healthy green roof market. Together, we can grow green roofs across this country and encourage an insightful way of thinking and building. What do you say?

Stuttgart greenroofs as far as the eye can see!

Here is an opportunity for the U.S. to learn by example. You can see at least nine extensive greenroofs in this photo of Stuttgart-Weilimdorf, Germany. Photo Source: ZinCo Int'l.

Wendy Willow Wark is co-founder [with her husband Christopher], of Green Roof Innovations [a division of SHADE Consulting, LLC], which provides high quality, durable technology for rooftop vegetation systems and is differentiated from other companies by their simple, engineering-based approach that is versatile and economical. GRI offers the most comprehensive heat transfer analysis available and Q - Calc™ the revolutionary energy and cost analysis tool for roof systems, the first to include vegetated roofs. Their modular green roof planter systems [SHADEware™] are quite versatile and are available at a very competitive price point.

Wendy is responsible for the marketing and administrative functions of GRI. She also conducts research on policies, incentives, history and trends concerning green roofs. Wendy designs and conducts seminars and presentations and was one of the key developers of the first comprehensive green roof training and accreditation program in North America, [GRHC]. Wendy and Chris have co-authored, “Green Roof Specifications and Standards: Establishing an Emerging Technology,” in The Construction Specifier August, 2003. Active as events committee co-chair of the local USGBC chapter, Wendy helps to promote awareness of green building both locally and across the continent.

References

Duxbury, Sarah “Retrofit Projects Open Green to Smaller Companies,” San Francisco Business Times, July 9, 2004.

Lefkowitz, Marc “Tapping into the Power of Green Building,” Properties Magazine June 2002.

Lovgren, Stefan “California Office Building Named Greenest in U.S.,” National Geographic May 24, 2004.

Suttell, Robin “Forecast 2004: Fragile Recovery Emerges,” Buildings (http://www.buildings.com) January 2004.

Yardley, William “Getting a Handle on Rural Sprawl,” The New York Times July 20, 2004.

The Associated Press “Southwestern Suburbs Top List of Fastest-Growing Cities,” The New York Times July 11, 2003.

“Building a Green Business Future,” CNN.com (http://www.CNN.com ) July 9, 2004.

“May 2004 Construction at $988.5 Billion Annual Rate,” United States Department of Commerce News, U.S. Census Bureau, Economics and Statistics Administration July 1, 2004.

Note: This is a small representation of the numerous articles published regularly on construction and green building trends in the United States. See any recent issue of Architectural Digest, Architectural Record, The Construction Specifier, Metropolis, etc., for articles on green building.