Sustainability in Houston: 2727 Kirby

Like West Ave River Oaks, 2727 Kirby is a poor example of a sustainable development. This trendy upscale project is more luxury pandering than anything of substance. While the location allows for quick trips to gourmet grocery stores and shopping there are no features that would be relevant to sustainability. In fact, many of the features including standard pools, wine cellars, theaters, car transportation, and spas seem to be more of a study in what to avoid in green planning.

But one thing that developers and green builders can look to in projects like this is the lack of green features, affordability and diversity factors. The amenities offered by luxury high rises such as this can still be of value to professionals interested in the environmental and sustainability issues. If these types of amenities can be made with sustainable features, then there is the possibility that bridge can be built to close the gap of what people want and what is good for the environment and community.

Sustainability in Houston: West Ave

While not a sustainable/green development the West Ave River Oaks still provides an interesting look into the boom of urban development in Texas. Inherent in all dense mixed-use developments, there is a negligible amount of “green” built in. In theory, residents can reside and seek entertainment within walking distance thereby using their personal vehicles less and emitting less carbon emissions. Residents seeking a night on the town can simply walk to one of the 50 storefronts and multiple restaurant/bars on site without having to leave the development.

While this type of rental development is good to see in an increasingly sprawling Texas city; the lack of diversity in this up-scale project leaves much to be desired.

Sustainability in Houston: Momentum Bay & Green Bank

Open to the public, the Green Building Resource Center serves as both an educational experience and a unique hands-on approach showroom for customers. The 1800sqft space offers a number of educational resources including an onsite Project Manager who will review building plans to help incorporate green strategies. 

The building itself features 40 solar panels and is located along a public transportation route to further reiterate the green theme. In January of 2010, the GBSC received a LEED Gold Interiors rating earing a total of 35 points. The Center takes incredible pride in their rating and proudly displays there plaque for visitors to see as they enter the building.

A great attribute of the Center is the ability to walk through and touch samples allowing for a more complete experience for those who are unfamiliar with green materials. Many of the displays showcase practical and affordable products which visitors can learn about and incorporate into their own homes. Another nice touch to the showroom was the use of repurposed furniture in 83% of displays.

Again, this is another great example of how centralizing is beneficial to consumers. The public can seek information via the vast library of information offered, utilize the guest workstations, walk through and see how green building materials can be used. This provides a positive experience while remaining accessible to those with little knowledge about green building; serving as a great introduction to sustainability.

Although located in the City of Houston Code Enforcement Building for only 2 years, the Center is already in the process of moving to a bigger location. Hopefully, this is an indicator of the growing interest in sustainable/green building.

Sustainability in Houston: Momentum Bay & Green Bank

Though his religious connotations in the business setting were a little off putting, it was hard to deny Mark Robinson’s genuine and sincere nature and most importantly his impressive results. While his approach might be unorthodox, his company seems to benefit from his unique salesmanship style. As a consultant for the Green Bank build out he was able to shave $1 million in construction costs on the $4 million dollar project by utilizing innovative solutions. By the same token, he saved another company a ½ cent per kWh of energy by featuring the energy company itself in a marketing video.

Momentum Bay almost exclusively works at the executive level believing in a trickle down buy-in approach. Nearly all companies that work with Momentum Bay hold assets or revenues ranging from $10 - $25 million. By working with C-level executives, he helps to ensure the profitability of his company by employing a $15,000 minimum for contracts.  

 Another unique approach Robinson uses is in his pitch of sustainability features to executives. While many of the companies and organizations we met with focused on affordable green building, Robinson preaches the health benefits instead and says he sees a 44% higher response rate by doing so.  

As the founding partner of Momentum Bay, Robinson has successfully built a management, marketing and energy consulting firm through a sustainability perspective. The firm focuses on clean tech, sustainable real estate and corporate sustainability. While his approach might not be for everyone, I appreciate that he practices what he preaches and has successfully made sustainability the driving force behind his business.

Sustainability in San Antonio: Toyota

Though it’s hard to imagine any green initiatives taking place in a 2,600 acre ranchland truck plant, Toyota Motor Manufacturing Texas manages to incorporate many impressive features into the facility to keep true with their sustainability policies.

While I didn’t tour the facility, much of the information on Toyota’s sustainability story was found at the Visitor Center where displays of green/hybrid information were featured. 

Toyota puts forth strong policies to ensure that they stay progressive and true to their green efforts. The plants sustainability features include: recycling and water conservation initiatives, keeping a zero-landfill facility, hybrid technology and community outreach initiatives.

Sustainability in San Antonio: Sustainable Perspectives Group

Alison Rivenburgh started the Sustainable Perspectives Group in 2007 to provide one of the few LEED consulting firms available to the slowly building San Antonio sustainability movement. As consultants to commercial, governmental and school projects the firm is seeing a steadily growing work flow with a current project list ranging from 20-25. Although the firm has yet to branch out into LEED homes, the revitalization of the Riverwalk using sustainable features might bring the awareness to the LEED home market and allow for the firm to branch out.

Elizabeth Kertesz, Project Manager, discussed some of the positive aspects of sustainable development the firm is seeing. While still a work in progress, they have noticed that sub-contractors are now beginning to improve their understanding of LEED. However, many times they still find that they must make product recommendations.

The fee for their service can range and is dependent on the phase the project is in which gives them a certain amount of flexibility. They are also offering training/professional development programs in the LEED GA Exam Prep which shows that there is an expanding interest.

It was nice to see that the demand in San Antonio is high enough that a LEED consulting firm can achieve success and that the business model of sustainability is vital to the success of any sustainability initiative.

Sustainability in San Antonio: San Antonio River Authority/At Pearl/AIA San Antonio

While San Antonio residents might not embrace the urban sustainability movement as completely as some of the more metropolitan cities in Texas, with redevelopment plans by the San Antonio River Authority, residents could soon see the benefits of sustainable revitalization and give birth to the movement.

The San Antonio River Authority’s redevelopment plan is divided into three historical themes which will move from South to North: The Hugman theme, the San Antonio Museum of Art theme and the Pearl theme. The city it’s self is anticipating a contribution of $78.7 million over the life of the project while the USACE will possibly contribute as much as $51.9 million for support of ecosystem restoration and recreation elements for Mission Reach and an additional $2.6 million toward construction in the Eagleland segment. 

The At Pearl redevelopment plan is aimed at bringing locales into the area. However, this has caused mixed feelings as the lack of marketing to tourists could possibly inhibit the awareness of the project and detract from the $8.7 billion annual tourist and hospitality dollars the city sees. The space wants to encourage the boats to come down to the area while still remaining an almost purely locally marketed attraction. The hope is that by marketing in this way, no matter how limiting, will encourage residents to come back to downtown creating a richer residential and commercial environment. The project is committed to sustainability features and is a great opportunity for redevelopment and repurposing of buildings. The modern finish out, charge and check out bikes and close parking spots for high efficiency cars are just a few of the features the project will incorporate.

Although not directly linked with the redevelopment project, the visit with AIA San Antonio showed the centralization benefits of having the fourth largest chapter of the American Institute of Architects in Texas. The benefits of such a network should prove to aid in the revitalization project by meeting the professional needs of the more than 550 architects, associates and affiliate professionals in the 23 counties it services.  The 501c6 not-for-profit corporation has a unique link to the San Antonio River Authority project after relocating to the Pearl development 2 years ago.

Sustainability in San Antonio: Poteet Architects

Unlike Austin, green building is not as widely embraced due to the cities relatively inexpensive gas, the light traffic and short commute times, and low cost of living. In fact the major impediment to green building in San Antonio is not the city, but the upfront cost to the consumer.

But undeterred, Jim Poteet of Poteet Architects, LP has operated for 13 years and has managed to win some awards for his historic restorations and downtown redevelopments along the way. As a LEED Accredited Professional, Jim has worked on a variety of projects from a guest house made out of an 8x8x40 shipping container to his is current work on a master plan for the redevelopment of Hemisphere Park.

Poteet’s background makes it seem like he would be a natural fit in a place like Austin where historic restorations and green building are the focus, but it’s clear that his efforts and historic redevelopment arguments on code restrictions have made a marked impact on San Antonio’s downtown despite the obstacles.

Sustainability in San Antonio: UTSA Sustainable Business Program

Funded by the pre-stimulus federal disaster preparedness funding, 8 months ago the University of Texas at San Antonio’s Institute for Economic Development launched the Sustainable Business Program. The SBP is designed to help businesses, with less than 500 employees, in Bexar, Nueces and San Patricio counties to operate sustainably.

The program has many areas of focus including: best practices, sustainable manufacturing, innovation, commercialization and disaster resiliency plans. These particular focuses, are also highlighted in the SBP’s seminar series which is designed as a sort of crash course for businesses who are unfamiliar with sustainable terminology and implementation. Other areas of advisement include: environmentally responsible purchasing, LEED certification, energy tracking and audits.

While serving as a liaison with TMAC and local SBDC’s, the SBP is also running a pilot program which offers financial support to firms looking to make sustainable investments. Though their support is limited to $5,000 their hope is that the cost sharing could possibly garner attention for its curricula principles enrolled in the program.

To help increase visibility between like-minded small businesses, SBP also offers a free monthly event which brings over a 100 people from varied backgrounds to network for 2 hours at a local restaurant. Future plans also include a brown bag luncheon, which will serve as yet another opportunity to build a support foundation for businesses interested in Profit, People and the Planet.

This is a great resource and asset for the business people of these counties.  Their program reminds me of the SBDC at the University of Texas at Arlington, who also focuses on sustainability.

Sustainability in San Antonio: Solar San Antonio

Solar San Antonio is a non-profit 501c3 that brings solar energy resources to residents interested in alternative energy sources. Consumers wanting to learn more about solar power have the ability to find valuable resources in a centralized location with the most up-to-date information available. The risk of finding a reputable installer is minimalized as SSA serves as the solar equivalent to the Better Business Bureau.

Though they had a meager start with only 5 assists in 2007, they were able to increase the number to 150 in 2010. Had a CPS Energy and installer backlog not occurred the number would have doubled.

While SSA funding comes from a variety of sources, one of the more valuable partnerships comes from City Public Service, San Antonio’s municipally-owned energy utility. By working with CPS, SSA is able to reach further into the community and impact solar energy consumption on a larger scale.

CPS itself hopes to have 20% of its energy sourced from renewable sources by 2020 and currently has issued an RFP for 50 megawatts of solar. Depending on pricing and the ability to meet an RFP stipulation of job generation and educational requirements, they could purchase as much as 150-200 megawatts.

A slight conflict comes in the form of rebates. While Solar San Antonio advocates for rebates across the state, CPS Energy has decided to begin to phase out the rebate since manufacturing prices have dropped. However, CPS remains motivated to purchase renewable energy in order to curb the ½ a billion dollar maintenance needs of 2 of its old coal plants. Although other alternatives exist, two of the most viable have been removed from consideration since the fallout from the Japanese nuclear crises and natural gas fracking scandal. This leaves wind and solar power as the leading alternative fuel choices.

Like other centralized organizations, the SSA seems to have similar success due to its ability to offer the masses clear and efficient information and by making themselves valuable not only to individual consumers but to large energy companies as well.

Sustainability in San Antonio: USGBC Webinar

The US Green Building Council offers free webinars for professionals who wish to receive continuing education. The Data Collection & Analysis of Green Affordable Housing webinar we participated in featured 3 different presenters who covered 4 key objectives: Evaluate the costs and benefits of building green affordable housing, successfully track benefits and savings of green practices, analyze and utilize collected data to benefit future decision making and identify available tools to aid in data collection and analysis. 

The webinar is meant to provide affordable housing developers, public housing authorities and owners with educational tools to track the success and failures during a project. The main focus is to give them the means to make accurate and effective future project decisions.

Currently, they are tracking 981 buildings and 18,699 units to measure and verify data so that benchmarks can be created and data analyzed in order to determine range performance and rankings. One of the more impressive findings was the evaluation of energy star gut-rehab projects which found that 250% more gas and 150% more electricity (in centralized buildings) was used in unrenovated buildings. In an overall comparison of 35 energy star buildings, the energy star rehabs performed 54% better than buildings without the retrofit.

Yianice Hernandez, with Enterprise Community Partners, shared some of the initiatives they are launching such as Green Communities. Green Communities aspires to prove that green affordable housing offers clear benefits to residents and to show that affordable housing can be achieved utilizing green building practices. Part of their mission is to share information with developers so that they better understand the cost and benefits of sustainability. Their data was compiled through a survey of project managers of green developments and then shared back with them to ensure quality results. To further solidify their findings, Enterprise worked with utility companies and property owners to collect actual utility data from a subset of projects. One of the findings from the report showed that efficiency measures, per unit, not only paid for themselves but produced a lifetime savings of $2,900 per unit. By compiling, analyzing and dispersing sustainability benefit data early, and engaging members of development and operations, affordable green building could be achieved. The data Enterprise collected led to the findings that most developers failed to routinely track costs associated with going green while owners failed to track utility usage. By engaging everyone in the sustainability efforts and proper procedure long term expenses could be avoided. 

The webinar also offered helpful tips about gathering utility tracking data and the importance of analysis tools in helping to understand what the data means.

Overall, one of the key benefits in providing these types of webinars free to professionals seems to be the benefit of educating not only the professionals taking the course, but the people who work with them and who will occupy the units. If professionals learn to track and analyze the data and share it with others than green building can have a more solid foundation to grow from.

Sustainability in San Antonio: Alamo Architects

In 2005, while looking for new office space, Alamo Architects collaborated with OCO to redevelop a commercial kitchen junkyard into a beautifully showcased project.

 The 14,500 sq ft space received San Antonio’s second LEED Silver certified building recognition by utilizing features such as: potable water for irrigation, low flow plumbing features, light colored paving to reduce heat island and runoff, low-e insulated glass windows, and low/no VOC finishes.

During construction they were able to divert 95% of construction from the landfill and derived 16% of materials from salvaged or reused sources. Some of the functions of the reused materials included concrete fencing and wood paneling. Similar to other companies that we visited, Alamo Architects chose to buy regionally employing 26% of their materials in a way that helps the community in which they operate. This type of “community” seems to be an upward trend with the projects we’ve visited.

Aside from the sustainable features, the building offers bright open spaces with unique design touches that showcase the rustic look of reused materials in an aesthetically pleasing way. The shared spaces along with 91% of the office spaces have natural daylight and fresh air ventilation giving the office a very welcoming feel.

Overall, this was one of the more balanced commercial redevelopments that I’ve seen.  I really liked the design and the use of materials.

Sustainability in Austin: Austin EcoSchool

Unlike most schools that are test driven, the Austin EcoSchool relies on a system of respect to individuality, imagination, critical thinking and problem solving.  In an age when schools aim to strip students of individuality and creativity, clinging to a system of extreme structure which has faded over the years in the business world, this school certainly gives one food for thought.

Students between the ages of 2 and 13 are placed into small classrooms where a low-student-teacher ratio allows for individualized learning plans. Students are not segregated by grade but instead taught using their differences as integrated learning. Many assignments are hands on and project based which provides a more personal and interactive experience. With such varied backgrounds, teachers are able to employ peaceful conflict resolution techniques and keep students focused and on task. Projects the students work on revolve around helping the planet which provides students with an education that not only teaches self-respect and respect of others, but respect to the environment as well.

Only 22 students are currently enrolled, but next year the enrollment moves up to 32. At $5,000 a year the tuition cost has the possibility to be out of some students reach, but the cost also has benefits to those who might not be able to afford traditional private school education.

While I have concerns about the practicality of this form of education, the school certainly opened my eyes to potential gaps in conventional education models. In particular, the respect shown to the children was truly inspiring.

In part, I feel that the students might be void of the tools and conflicts necessary to be successful at the collegiate level. Then again, games like Village which allows the children to create their own real world of trial and error might actually better prepare them for real world success. It would be interesting to follow students in this model and the conventional model to see the successes and pitfalls of each. Regardless, teaching kids to understand themselves and to be aware of the world outside of them is something that all education models should include.

Sustainability in Austin: Sol Austin

Sol Austin is not just any sustainable development, but a sustainable community that caught my attention more than any other site we visited. The green attributes were impressive, but what struck me was the attention to modern design and the simple and clean features it possessed. Unlike other developments, when walking through, this one seemed more on the grid than off.

 Touted as a pilot program, the homes feature an Austin Energy 4 to 5 star rating, with some designated as affordable housing for those living in an area of East Austin where incomes are $30,000 below the median. With the addition of the affordable housing options the developer was able to get the land rezoned so that smaller houses and smaller lots could be built. In a time when most people want or have wanted more square footage, it seems communities like this, with clear thought and focus, could have the potential to shift that paradigm.

Though a small community, at approximately 40 homes between 930-1800 sq ft, the net-zero capabilities, shared driveways and high efficiency HVAC systems give the development a definite advantage and marketability. Not only are solar panels incorporated but also a sub-grade water harvesting system will allow for water to be piped to the field pond under the park where it can be filtered and pumped back to the aquifer.

Like other sustainable developments, initially the appraisals came back below value. However, as more and more builders are incorporating this type of features, “green” is fast becoming the standard versus the anomaly. By becoming standard practice, homes can appraise for their value and future buyers can realize returns on their investment.  However, the initial price tag might be off putting with 15-17% higher design and build costs over conventional building, the monthly energy savings quickly make up for it.

The only downfall I could see to the project was actually what initially helped them: the selling of a percentage of homes to the GNDC (Guadalupe Neighborhood Development Corporation). Because the GNDC’s presold units are being built first, the market-rate buyers might not see the appeal in purchasing a home in the community. Hopefully, with the unique and tasteful design and abundant green features, this project will truly serve as a pilot and we’ll see more and more communities sprouting up with this degree of thought and attention to detail.

Sustainability in Austin:

The LEED Platinum rated Ronald McDonald House Austin, while a small facility of just 30 rooms, manages to serve as an enormous support for families with children in Austin medical treatment facilities. As part of Mueller Austin’s brownfield redevelopment, the building boasts some of the countries most cutting edge sustainability features and is the first Ronald McDonald House in the world to achieve LEED platinum rating.

The building offers access to public transportation, a green roof system, 54 solar panels powering 15 rooms and a reclaimed water irrigation system with native plants and landscaping requiring little to no water. During the construction phase light pollution was reduced by building materials along with a reduction in overall site lighting, construction pollution was minimized while local and recycled materials were used whenever possible. Additionally, over 80% of construction waste was recycled and diverted from the landfill.

One of the main focuses of the design was to create an environment that provided a soothing atmosphere and the flowing design seems to accomplish this with gentle curves and calming natural light.  What a great resource for families.

Sustainability in Austin: Mueller Austin

Just two miles outside of downtown Austin, few would have imagined the abandoned Mueller Municipal Airport would soon be transformed from a 700 acre concrete jungle into one of the most ambitious development projects in Austin’s history. 

 In 1996, a diverse 16 member task force was charged with promoting the creation of a dense, mixed-use community. The task force then challenged the city to create a pedestrian friendly development that could serve as a model for sustainable urban development. Mueller Austin is just the development they were seeking to create. With plans to house more than 10,000 people and create jobs for 10,000 more, the design of this urban mecca took decades of work from Austin visionaries.

Both commercial and residential aspects of the design were taken into careful consideration and required built in sustainability features. All residences have a standard 3 star green rating, 2 stars above the minimum city requirements for new buildings. Some innovators went above and beyond striving for 4 and 5 star ratings utilizing attributes such as foam insulation, rainwater harvesting systems and rooftop gardens.

It would be easy to create a project such as this for the wealthiest of citizens, but the city determined that success would only be viable with the inclusion of “socially and economically diverse residents”.  To ensure that their goal was met, the design included 25% of homes to receive a designation of affordable housing.  While admirable and good in theory, placing a $500,000 home next to a $100,000 home seems to have the potential to deter new market-rate home buyers. However, developers have attempted to combat this by keeping home exteriors of affordable housing the same as the market-rate homes with only small finishing touches and size to distinguish the homes. 

On the commercial side, 4 million sq ft of institution/retail space has been included in the design with companies opting for Austin Energy’s Green Building and LEED ratings. A few standouts include Dell Children’s Hospital which is the first LEED Platinum hospital in the country, a first in the world LEED Platinum Ronald McDonald House, a 3 Star rated Best Buy and a 4 Star rated Home Depot. The developers also took into consideration the local economy when designing and plan to host a minimum of 30% locally owned businesses in the town center. 

For the entire development they instilled a deed restriction of an integrated pest management program that would ensure no harmful pesticides would impact the water supply. Not only will is there 140 acres dedicated to open green space and new parks but there are infrastructure designs that allow for public transportation to be added.

The project as a whole is massive and impressive.

Sustainability in Austin: Sustainable Food Center

Sustainable Food Center is yet another example of how centralized organization can accomplish sustainability on a grand scale. In the 1970’s Austin Community Gardens was created and in 2001 they joined with Sustainable Food Center to create an incredibly efficient process for disseminating resources and information to the masses.

 Although there are many Farm-to-Table food movements across the country, I have been hard pressed to find one more organized than the Sustainable Food Center. This 501c3 non-profit’s main goal is to make sure that people eat locally by utilizing 3 programs: Farm Direct (Grow), Grow Local (Share), Happy Kitchen (Prepare).

As part of the Texas Farmers Market Coalition they have been able to increase market sales at the downtown market by 140% over last year. Although they do have 40% of the sellers as vendors, those vendors are required to garner the majority of their materials from local sources. Even with vendors, they are still able to keep a strong local presence with nearly 60% of products coming from farmers or other local sources. The farmer’s market operation alone is massive in scale and requires 170 volunteers to help ensure its success. With the recent addition of an artisan market, and with an extensive network of farmers, consumers are able to find not only staple products but specialty products as well.

Though the Farmers Market in and of itself is impressive, the Sustainable Food Center reaches even further into the community through their spin off programs including: Farm to Work, Farm to School, Farm to Industry, Farm to House, and many others. All of these provide a direct connection to farms and growers. One of the most intriguing successes is their Farm to School program, which has 15-20 schools already participating in direct farm purchases.

In Dallas, many farmers cannot afford organic certification even though they use organic practices and are left in the cold. In Austin, the Sustainable Food Center helps promote these types of farms by allowing them to market as “sustainable” which helps to reach more consumers. This allows for smaller farmers to achieve more success and provides consumers with even more educational opportunities and choices. While some might think that this sort of labeling undermines quality, the SFC ensures the adherence of practices by conducting not only initial visits but routine visits as well.

Part of the Sharing aspects of the program encompasses education of the community. Their belief is that buying local not only helps stimulate the economy, but also can contribute to the quality of life of Travis County citizens and the sustainability of land resources. By offering resources on starting community gardens, participants are able to grow meals that can feed a family of 4 two meals a day for a week.  With nearly 30 community gardens, this program has the ability to touch many in the community struggling to put quality food on the table.

The last, and one of the more unique, programs is Prepare or Happy Kitchen. Here three people work in the office and 25 community volunteers help to provide cooking classes, budgeting and other resources to educate the community on how to maximize the benefits of buying local. All classes utilize farmer’s market ingredients and are aimed at the low-income citizens to help elevate their food knowledge and quality of life. Because this program has the ability to change the cycle of “bad habits” there is an enormous potential benefit. Families that might have struggled in the past are able to have resources that were previously unavailable to them.

With the creation of replication templates, the SFC seeks to not only help those in their community but others who might need help starting community gardens and projects like the Happy Kitchen. By far, this is one of the most fascinating and exciting organizations that I’ve seen.

Sustainability in Austin: Eco-Wise

Eco-Wise is a company that bridges the gap between consumer demands and the products that can help meet them. Unlike many other online stores, Eco-Wise focuses on not only providing healthier lifestyle products but on educating customers on the benefits of “green living”.

Whether consumers are looking for ecological wisdom, environmentally friendly household products or a great eco gift, this company has managed to put together resources that can provide solutions.

Many websites offer “green” products and some are even exclusively for environmentally products, but where Eco-Wise differs is they serve as a true one-stop-shop. A consumer can easily navigate their website and find everything from hemp fashions to energy efficient appliances and I found their websites articles to be informative and their product line to be impressive. It’s a rarity to find a company that is not just pushing the green movement to make money, but is also dedicated to educating consumers.

Sustainability in Austin: Austin Energy

Coming from Fort Worth, a deregulated utility city, politicians and electric companies are very vocal about keeping the current deregulated system. Ads touting the benefits of company A while down playing the benefits of company B, new customer incentives, and the possibility of great rebates are all over local television commercials, print ads and radio spots. 

Theoretically, this type of system should give customers the best product for their money because businesses must stay competitive in order to win their market share. However, competition also means that consumers are stuck doing much of the leg work when it comes to finding the best deal, the best rebates and the “greenest” company. Results, satisfaction and quality are going to vary greatly from company to company.

Austin takes a completely different approach by having a centralized municipally owned utility: Austin Energy. While DFW’s system can seem chaotic and riddled with red tape Austin’s system seems the exact opposite: organized, structured and unified.  Having a centralized utility not only seems to offer more clarity for the customer, it also has the added benefit of greater renewable buying power. 

Austin Energy has created two key sustainability programs:  The Green Choice Program and The Green Building Program

The GreenChoice Program, which began taking subscribers in 2000 has been selected as the country’s #1 green energy program for 9 years in a row. In fact, nearly 12% of Austin’s energy comes from renewable sources and the program hopes to reach nearly 35% by 2020.

The GreenChoice Program falls under the City of Austin’s Climate Protection Plan, which includes utilities, transportation and building codes. Because the program is so successful in the commercial market, which covers about 85%, the program is not marketed to residential customers. Many of these commercial companies are using the program as part of their overall green planning and social responsibility strategies and are able to use the program as a beneficial marketing tool. Large companies, who purchase a minimum of 12 million kilowatt hours, or roughly 10% of their energy, are able to take advantage of the Austin Energy advertising package. Smaller companies and residential customers currently have to make a full commitment to the program and purchase 100% of their energy from the program in order to enroll.

Because customers actually pay a premium to be a part of GreenChoice, about $25 more per month for 1,000kWh used, it is extremely helpful that the goal of the program is not to make money but to breakeven. Customers who are spending more are able to purchase batches worry free because they know that their money is not being priced higher for that “green” label. Customers who buy a batch enjoy the added bonus of fixed pricing. For instance, customers who currently subscribe to batch 6 will pay 5.7 cents per kWh until 12/31/14. This gives customers the added benefit of being able to budget their energy expenses. 

With the addition of more manufacturing, newer technology, greater supply and cheaper steel the program is currently in discussions to determine if a redesign is necessary. 

Like the GreenChoice Program, to some Austin Energy’s creation of the Green Building Program might seem strange.  Why would an energy company encourage energy efficiency? Wouldn’t they stand to lose money especially when it comes to the financial windfall that can follow new development?  According to Jeff Wacker, it makes perfect financial sense. Energy companies can actually save money by encouraging efficiency and limiting the number of new plants needing to be built.

20 years ago, Austin stood alone as the first city to offer a Green Building Program. Like GreenChoice, it is still one of the most cutting edge programs in the country and in fact contributed to the original LEED program development. Though LEED has grown to international acceptance, Austin still remains confident in their own program as it is tailored to the region and climate demands.

By the Green Building Program working closely with developers, architects and engineers at the upstart of the design process they are collectively able to ensure efficiency and function are the end result.

Currently, there are commercial, multi-family and single family distinctions for their 5 categories: sustainable site, energy efficiency, water-use efficiency, indoor/environmental quality and materials and resources.

As new energy codes are created, the program is constantly updating their standards and star requirements. 8 years ago a law was passed that the CBD had to have at least 1 star on all new developments. Now, if a zoning change is submitted, the development must be at least 2 star rated.  Since the programs inception it is clear that it has achieved a fair amount of success with nearly 10,000 single family homes having received a rating. With current progression the program is quickly moving toward more performance based codes to ensure their continued success.

Overall, I was very impressed with Austin Energy’s forward thinking and their ability to create easily accessible and understandable sustainability initiatives for both commercial and residential consumers.

Sustainability in Austin: Riverside Grove

After visiting Goodlife Team’s Riverside Grove development, I was left feeling slightly underwhelmed. While the property is an excellent choice for entry level buyers, there isn’t much to persuade a “green” buyer into selecting a unit. The Goodlife Team acknowledges that developers have to be green to compete, but they seemed to have mixed feelings about why people buy green. This lack of clarity might account for the lower scale sustainability features throughout the property.

With units ranging in size from 900 – 1400sq ft, and with a moderate price tag of $130,000 - $180,000, units offer a great location and price advantage over competing properties. The modern finishes, though not particularly impressive, were what one would expect for this price range. Buyers should be able to save a little money on electricity with the low-e vinyl windows and 14 SEER A/C units located on the property, but there were few additional “green” advantages outside of the community garden. The property was clean, well kept and had plenty of gathering places allowing for a more interactive feel to the property.

In the end, it seems the finish out, competitive pricing, and the location are probably more of a draw than any “green” incentives.

Sustainability in Austin: Bercy Chen Studios LP

What the Pedernales Lofts lacks in effective implementation the Bercy Chen Studios perfects with their multi-prong holistic approach to sustainable development. Attacking creativity with a team of employees from varied backgrounds and nationalities, the Bercy Chen Studios ensures that each project offers a unique perspective on sustainability and design.

Although Austin requires developers to incorporate some measure of sustainability, BCS chooses to follow their own path and manages to exceed city requirements by focusing on personal responsibility first and return on investment second. What fascinated me most about this company was their ability to effortlessly exceed building requirements by simply remaining true to their mission and beliefs.

But, like all pioneers, bucking a system which is slow to accept any change isn't always an easy process.  In the beginning, appraisers had difficulty valuing longevity and sustainability features that were so advanced that no comparables existed in the marketplace. As an example, recycled tire shingles, with a relatively short lifespan, were considered sustainable while copper roofing, which lasts for 150 years, was not. This devaluing might have deterred other developers, but BCS's belief that it's more important to provide products with a greater lifecycle trumped any concern they might have had for a higher rating.

If BCS stopped there it would be easy to consider them one of the most innovative companies I've come across. But what shoots BCS light years ahead of their competition, in my mind, is their holistic approach. To them, longevity isn't defined by any single product like the copper roof, but rather by all aspects of construction and design. Building materials are locally purchased, whenever possible which has the possibility to impact not only the customers immediate quality of life by keeping costs low, but their future quality of life by supporting the local economy.  By ensuring a high quality of life for the occupant, BCS hopes to keep the buildings owner-occupied, which will in return ensure the longevity and effectiveness of the property. 

This intense multi-faceted design approach isn't for everyone and BCS requires in depth consultations with clients to engage the client as much as possible and to make sure that the company and the client are a good fit. Once a project is green-lighted, BCS avoids bumps in the roads by sourcing many of the products themselves. This allows for greater quality and cost control and prevents general contractors and sub-contractors from abandoning design features of which they are unfamiliar. 

My only one small contention with BCS was that their developments are, for the most part, primarily new construction. However, with sustainable design features such as: green roofing, solar PV panels, hydronic heating and cooling, passive/active ventilation, geothermal and rainwater collection it’s certain that BCS is without a doubt one of Austin's most innovative and cutting edge design firms.

Sustainability in Austin: Pedernales Lofts

Despite initial resistance from locals and mockery from other developers who saw any unused green space as wasted space, the Pedernales Lofts manage to strike a successful balance of functionality, desirability and affordability.  In 2006, it was the first mixed-use LEED Gold building in East Austin. It has 106 Units ranging from 610-1050 sq. ft., priced from $100k-$220k with HOA dues of $0.29/sq ft (includes cable, internet, insurance, amenities and common shared space).  The development was designed to be owner-occupied but many owners have rented out (currently 60% rented/40% owned). 

Interestingly enough, during the buildings construction it was the frequent victim of graffiti tags such as, "Get out Hippie Scum". Ironically, the real estate company, Paul Presley Realty, feels that the sustainability features are fairly irrelevant when it comes to marketing and selling points. Many occupants, whether owner (75%) or renter (25%), find the proximity to downtown and the ability to combine home and business addresses as the more prized features of the building.  I do agree that the ability to combine your home residence with your business is a very attractive feature.   

Although the concept was intriguing, it was much to my disappointment that the sustainability features seemed a little more for show than effectiveness. While residents do enjoy a 30% savings on electricity, thanks in part to features like energy star appliances and double paned low-e windows, there seemed to be something lacking in the most simplistic design concepts. One of the coolest spaces in the development, the rooftop picnic area, could have used tastefully designed gutters which would have turned the, for all accounts, ‘aesthetic’ cisterns and minimal gutters, into a fully functioning rainwater harvesting and irrigation system.  

Though the finish out and attractiveness of the program might not have been the poster child for quintessential "green" developing, the Pedernales Lofts ability to attract young professionals and entrepreneurs showcases its accessibility to the general public.

Day 1 Welcome & Kick-off at the Purple Bean