Jetson Green - Development

Skyscraper Sunday: Hunt Consolidated Office Tower Going LEED Green?

About one year ago yesterday, Hunt Consolidated Inc. broke ground on a new office tower, which borders on Akard Street and Woodall Rogers Freeway. You’ve probably seen it, it has massive cement beams curving on its northerly face. The building is being developed by Woodbine Development Corporation, which is partially owned somehow in the Hunt Consolidated Empire. I heard from a friend (hearsay, I know) that Chairman Ray Hunt, or some other c-level executive, was asked at a luncheon whether the building was going to be green and he equivocated saying something like, "Well, we’re not going to build green just to build green, but we’ll do it if there are tangible economic reasons to do it."

I did some research and it looks like Hunt Consolidated Office Tower is registered with the USGBC as LEED-CI v2.0, otherwise know as the green ratings standard for commercial interiors. If my understanding is correct, that building is to be 100% owner-occupied, so Hunt is going green inside? Not sure. Here’s what I know. It will be a $120 million, 400,000 square foot, 15 story building. Gensler, which is #2 in the US for having the largest number of LEED Accredited Professionals, will be doing the interiors. So they have the know-how to go green on the inside. The entire structure was designed by Dallas-based Beck Group and the general contractor is Austin Commercial. Looks like it may be going green, but if the decision is still in the air, here’s my two cents: what’s more economic incentive to build green than a $6.3 million tax abatement over 10 years? That abatement should cover the 1% premium (if that) required to go green.

By Jetson Green|October 22nd, 2006|LEED, Modern architecture, Modern design, Skyscraper|0 Comments

Lifetime Cost Case Analysis: Energy-Efficient, LED-based Commercial Signage

If you haven’t noticed, commercial enterprises use lots of neon in their signage. I drove around the neighborhood and found a few gas stations and a Sonic Drive-in with neons wrapped around the structure. You can tell because the neon lighting breaks at the nodes. Well, LEDs, while still a nascent lighting technology, have the potential to become the future signage lighting behemoth, if building owners can catch on to their benefits. To get to that point, however, the stars will need to align so that the key decision maker does a costing analysis incorporating the operational benefits, in addition to the sticker price (initial costs).

LED Technology Benefits:
LEDs have energy savings of up to 80% over neon lighting. In addition to the energy savings, LEDs differ in size and electronic control. Point blank, with LEDs, there’s reduced maintenance, reduced energy consumption, better light quality output, safer + lower voltage requirements, and low temperature performance. They last longer, too. There’s no gap in the illumination like there is with the neon. And with a technology like LightMark, the units are variable so you use just the right amount for the project.

Costing + Payback:
LEDs pay for themselves in about 2-3 years. When a decision maker is comparing neons (or some other light source) and LEDs, it’s important to make sure that the comparison is apples-to-apples. Use a "lifetime cost of ownership" analysis: (1) initial purchase price + (2) initial installation costs + (3) lifetime energy usage + (4) lifetime maintenance charges. I’d suggest two more external considerations, which aren’t factored into the lifetime cost of ownership. First, consider the extent of liability (i.e., if neons tend to flame up at gas stations more than LEDs, there’s a tangible savings benefit [note – this may or may not be true]). Second, consider the tax implications (i.e., state, local, or federal government offers tax credits/deductions for LED use, etc.).

A few companies that have been incorporating this new technology include Arco, A&W, BP, McDonald’s, KalTire (Canada), Tsutaya (Japan), and Petro-Canada. What it takes, however, is a paradigm shift from initial cost, or sticker price, to lifetime cost, and if owners aren’t making the change, the contractor should speak up and create value for the customer.

Extra Links:
BP Case Study [TIR Systems]
LightMark + LightScript
Energy-Efficient, LED-Based Signage [Grant Harlow – Buildings.com]

By Jetson Green|October 19th, 2006|Gadgets|0 Comments

Starwood Capital Group Announces New Green Hotel: 1 Hotel + Residences

Early last spring, I was looking into the faces of 45 bored students, giving my 4 minute business plan pitch for a trendy, green hotel concept geared specifically for young professionals ages 20-40. I had it all laid out: kiosk integration for mundane tasks, high customer service, green shuttle service, LEED certified hotel construction interior and exterior, teamwork style cleaning, paperless everything, free internet, slightly smaller rooms with mega-style, modern art + photographs, etc. People were like, "I don’t know if that will work." "What’s wrong with the Hilton or La Quinta." Well, it looks like my instincts were right: Starwood Capital Group announced plans to launch a new brand, "1" Hotel and Residences, as a luxury, eco-friendly global hotel brand. The first hotels will be in Seattle (late 2008), Mammoth Lakes, Scottsdale, and Fort Lauderdale (in order of opening).

Let’s face it, the entire industry will head this direction because hotels are levered to the cost of energy in two ways: (1) people travel less as transportation energy costs rise and (2) hotel’s profit margin is squeezed by the energy costs of running a building. Up until now, most hotels haven’t really attacked this problem by looking at the entirety of the situation: by building green hotel buildings! So trend-setting hoteliers like Starwood are going to make money because they are operationally smart. I’m excited about this green development. After the initial locations, "1" will expand to New York, Los Angeles, + Washington D.C., soon thereafter.

Sustainability:
The hotels will be LEED certified in and out. Natural Resources Defense Council (NRDC) will act as environmental advisor for the brand. Each "1" location will donate 1% of its revenues to local environmental organizations. The first four hotels, and most of the hotels, will be new construction, but Paris will be a renovation. "1" emphasizes air and light, offering a fresh, invigorating, and alternative way to travel. Inundated with the "richness, beauty and variety of colors, textures and materials," guests and residents (sounds like a multi-use platform) may not realize the myriad of ways that their building is stepping lightly on the earth.

Good Links:
++Starwood Plans Green Hotels [South Florida Business Journal]
++Starwood + Sternlicht Unveil Groundbreaking ‘1’ Hotel Concept [Press Release]
++Starwood Capital Group [Official Website]

By Jetson Green|October 18th, 2006|Hotel, LEED|7 Comments

Jennifer Siegal, Office of Mobile Design, the Modern + Green Take Home

Quoting Jennifer Siegal, founder of Venica, California-based Office of Mobile Design (OMD): "I’m interested in how technology is influencing the way we form communities…because our lifestyles are demanding more lightness, our buildings shouldn’t be sitting so heavy." Siegal was featured in the October 2006 issue of Fast Company magazine, and praised as a "fresh face from the front lines of design." In a world where renderings are common and completed projects are not, aka, the prefab world, Siegal is really staking a claim in this ultra-stylish, sustainable chase for comfortable, affordable living.

Siegal’s work includes the Mobile Eco Lab (1998), Portable House (2001), Seatrain House (2003), and the Swellhouse. Her most recent work is a modern, modular home product line called Take Home. Go to the website and take a gander at her captivating architecture. You’ll find also that her work goes beyond the realm of aesthetics and mid-century modern vernacular and into sustainability. That’s going to be where architects will make a huge difference, I believe. In addition to that, I think OMD is taking pro-active steps to clarify the pricing of their prefabs and make modern + sustainable living more affordable.

Sustainability:
Sustainability is a key issue in the design process at OMD. Prefab presents the natural green benefit of avoiding all the construction waste that plagues stick-built construction. With the Take Home, OMD also offers precision steel construction, high-end amenities (Italian Boffi kitchens + Duravit bathrooms), fully landscaped courtyards with pools, passive cooling systems, and AVAILABLE 100% solar power and water heating. Also available is bamboo and radiant heated flooring. Homes range in size from 800-5,000 square feet and cost $210-270 per square foot. Not bad at all!

Extra Links:
Incoming! [Fast Company]
Office of Mobile Design [OMD + Prefab]
Siegal’s Desert Hot Springs Development [the take home]

By Jetson Green|October 18th, 2006|Modern architecture, Modern design, Prefab, Solar, Vegetation|1 Comment

The McGlasson Prefab by Alchemy Architects: Pricing, Financing, Building + Obstacles

The ultra-stylish bloggers at PrairieMod turned me on to a story in Kiplinger’s, which details the process that a couple went through to get their dream prefab home. I liked this article for two reasons: (1) they talk about the prefab process in terms of tangible, financial figures, and (2) they go through some of obstacles and intricacies particular to prefab purchasing and construction. With many articles on prefab, authors glorify the design (which makes sense because many of them are extremely stylish) and harp on the price. With prefab pricing, it seems that the common wisdom is that prefabs are cheap for custom-built, architect-designed homes, but they are expensive when compared to a traditional home.

Regardless, I still believe that prefab has the power to revolutionize and commoditize site-build tasks that are wasteful, thereby producing cost savings in resource, labor, and design. I’m brainstorming a business plan for this right now. Here are a few points that this article makes:

Prefabs Require Unique Financing – as opposed to the traditional mortgage loan and its many variations, prefabs require a construction loan or a construction-to-permanent loan. Why? Some banks aren’t educated on the value of modular, modern, factory-built structures and they’re worried about the note collateral.
Factory versus Site Finish-outs – sometimes it may be more difficult to get contractors to do the work on site and they may charge a premium. Depending, it could be more beneficial to get as much of the home built at the factory as possible.
Panelized versus Modular – there’s a difference. Panelized prefabs have sections stuffed with wiring + insulation; they are trucked to the lot, more customizable, and cost a little more. Modular prefabs are built in units of entire rooms or bigger and can be constrained by highway travel (12 x 12 x up to 64?). Modular prefabs are likely to be less expensive.
Pricing – prefabs are 20-30% cheaper than custom homes designed by the same architect, but they’re more expensive than tract-type, suburban homes.
GIVEN – prefabs are not on the same planet as manufactured homes.

The McGlasson Home: Pricing
The McGlassons purchased an Alchemy Architects plan for a 780 square feet prefab. Alchemy outsourced the construction to a Wisconsin manufacturing factory (6 weeks). The actual home: $95,000. Delivery + crane costs: $6,000. Contractors connected the house wiring to the grid, dug a well, and did the finish-outs: $59,000. Total cost: $160,000 (including fixtures + appliances, not including land). Not bad.

Extra Links:
Fabulous Prefabs: Save $ With an Upscale Dwelling [Kiplinger’s]
Wrap it Up + Make it Home (10 Popular Prefabs Comparison) [Kiplinger’s]

By Jetson Green|October 17th, 2006|Modern architecture, Modern design, Prefab|2 Comments

Blog Notes From Leo Marmol Lecture in Dallas (10/14/2006): Prefab + Environmentalism

On Saturday at the Frontiers of Flight Museum in Dallas, Leo Marmol was kind enough to spend an hour and talk about his firm‘s work in the design-build and prefab context. I was looking forward to this lecture for about 2 months and was not disappointed. Marmol lectured on his firm’s work with mid-century modern residences and the four standards (Secretary of Interior Standards) for renovation: preservation, rehabilitation, restoration, + reconstruction. Towards the end of the lecture, he started to get into his firm’s prefab work and environmentalism.

Here are some notes…

As a site-build firm, we know very intimately how inefficient and stupid architectural processes are. We live with that stupidity everyday. It’s a really inefficient, wasteful, cumbersome process that we use to build today. There’s a lot of reasons why we still do it, but it’s inherently wasteful, so our goal is to build as much as possible in the factory.
We’ve seen lumber + steel prices climb, and even labor is a little strained. Materials are getting more and more scarce, more and more, therefore, valuable, and more and more expensive. That will continue in the future.
We’ve seen the rise in design with the iPod and with Target enlisting Philippe Starke to create a toothbrush. Design is a marketing opportunity to set your firm apart from the norm.
With Prefab, the goal is to provide clean, simple, modern living and do it as cost-effectively as possible. So prefabrication is a means to deal with the rising construction costs.
If you’re an architect and a builder, and you don’t have guilt, you’re not paying attention. We put so much attention on the auto industry, but it pales in comparison to the architecture industry. Architecture is the greatest polluting force on the planet. There is no other industry on the earth that uses more of our earth’s resources than construction and there is no other industry to releases so many polluting, bad things back to the earth. Prefab allows us to deal with this guilt and be more efficient.
Sometimes the media gets it wrong with regards to prefab, but they are enthusiastic about this technology. That enthusiasm can lead everyone astray. Prefabs are not manufactured homes. Prefabs won’t save the world or deliver homes for under $100 a square foot. Prefab is not a magic bullet. They are cheap in comparison to custom, architect-designed homes (LA price: $400-600 sq.ft.), but they are not necessarily cheap. Building homes is difficult and takes lots of money + materials.

It should be noted that Mr. Marmol’s prefab division is making a conscious choice to be environmental in the construction of prefabs. The prefabs are designed to receive LEED certification, made from recycled steel, employ Structural Insulated Panels (SIPs), and use FSC-certified wood, low-VOC Green Seal paint, solar panels, etc. Each prefab is designed with the site in mind so the structure can be attentive to natural light and shading. And if you’re interested in seeing one, there’s an open house in California (instructions below).

Open House of the Desert House:
October 28, 1 pm – 6 pm
Desert Hot Springs, CA
RSVP NOT REQUIRED
Navigate the Website for Map