According to a study by McGraw-Hill Cos., green—or environmentally friendly—buildings constitute less than 5 percent of total construction today; however, that figure is projected to double by 2010. Consciousness-building media and events are occurring around the world to alert us to the fact that the ecological health of our planet is faltering. Recently the movie, “An Inconvenient Truth” made us highly aware of the issues at hand. The Live Earth concerts on 7/7/07 were simultaneous concerts on all seven continents to raise awareness. The good news that was conveyed is that if we act now to change our behaviors, we can alter our ecological path.

From a vertical building perspective, it is beginning to happen in Las Vegas with new developments such as MGM Mirage’s City Center and Sullivan Square reaching for LEED status. LEED is an acronym for Leadership in Energy and Environmental Design, a status bestowed by the U.S. Green Building Council to those who meet the stringent criteria. Other countries have similar organizations: The UK has BREEM, Australia has Green Star, Singapore has BCA Green Mark, etc. So, how does a developer obtain LEED status? The developer—through the architect who is fluent in such criteria—designs the building to emit less carbon and to offset remaining carbon emissions. The goal is to become “carbon neutral” or close to it. According to the dictionary, “carbon neutrality” has two principal meanings. It can refer to the practice of balancing carbon dioxide released into the atmosphere from burning fossil fuels by utilizing renewable energy that creates a similar amount of useful energy, so that the net carbon emissions are zero; or alternatively using only renewable energy.”

The criteria associated with LEED may include such things as incorporating BIPVs (building-integrated photovoltaics, or solar energy). This is certainly appropriate in Las Vegas’ desert climate, where there are more than 300 days of sunshine a year. Use of wind turbines can be cleverly built into the façade of a building. In a number of renderings that I have seen, the turbines become an integral part of the architectural design and actually add an intrigue of moving art to the look of the building. Harvesting of rainwater (in climates other than Las Vegas!) can be quite effective. Attention to the exterior envelope of the building such as use of double-paned low-e windows, incorporating use of low-VOC (volatile organic compound) or no-VOC paints and adhesives inside the building to improve air quality, use of recycled content or materials, recycling of construction waste and on and on! As architects and developers continue to explore ways of being more ecologically responsible, even more innovative ideas are springing forth on how to improve our “carbon footprint” or even to become “carbon neutral.”

Ideally, the site or the location of the building itself, should be centrally located or close to public transportation. Over the last several decades, cities began to sprawl farther and farther away from the hub. The concept was to live in the suburbs and commute to work in the city’s core. In most cases, the city did not have proper public transportation (light rail, commuter trains, subways, etc.), therefore there was an increase in automobile commutes, in most cases with only one person per car. This of course increases traffic congestion and subsequently carbon emissions. So, living in a vertical property in the hub and/or close to public transportation is a huge contribution to our “earth savings account.” Of course, working at home or within the same building (live/work buildings) is an enormous benefit. Mixed-use properties are even better—living, working and recreating without stepping on the gas!

The profound architect, Norman Foster, once said, “I urge you to think in verticality, for sustainability.” In keeping with this goal, he designed the 46-story Hearst Tower in New York City. This was the first building to break ground after 9/11 and received the 2006 Emporis Skyscraper Award. The first green building in New York City, it was constructed of 80 percent recycled steel and is designed to use 25 percent less energy than the minimum for the city. The Tower received the gold designation from the LEED certification program.

If you think about it, high-rises themselves are assisting in the cause. Most of the buildings completed in the last decade have double-paned, low-e windows. They generally have an abundance of natural light. In my high-rise unit where I live, I have no need to turn lights on during the daylight hours.

A vertical neighborhood also has economies of scale: one HVAC source (the cooling towers or the central plant of a high-rise), one garbage truck can pick up an entire neighborhood of garbage with one stop, one recycling location for pick up, only one landscaped garden requiring water, one swimming pool, and interior common hallways that insulate the units so that every time you open your door, you are not subject to the exterior temperatures. The advantages of high-rises, as far as the environment is concerned, are vast.

However, existing buildings can be run even more efficiently. Some facilities managers are using energy management software to track energy usage of their large equipment such as cooling towers. They are analyzing surges in energy usage on a daily, weekly, monthly and seasonal basis. Questions are being asked, such as, Can this system be optimized in some way? Can we incorporate renewable resources into our energy needs?

The consensus seems to be that even small changes that we make in our everyday lives make huge differences. Even within an individual unit there are things that owners can do to become more energy efficient. If possible, convert to a “tankless” water heater, which heats on the spot versus an 80 gallon tank that has to continually keep the large water tank hot; energy-saving light bulbs and dimmer switches; turn lights off when leaving a room; install programmable thermostats; change air filters regularly; switch to new energy-efficient appliances (look for Energy Star on the label); recycle; convert to low-flow showers and toilets; and turn off or unplug electrical appliances when you are not using them. What is your carbon footprint? Take the test at http://www.climatecrisis.net/takeaction/carboncalculator.

I leave you with the Property Council of Australia’s definition of “sustainable”—“Development that meets the needs of the present without compromising the ability of future generations to meet their own needs. It calls for a triple bottom line approach to business, balancing environmental, social and economic accountability.” It seems that all people and all countries on the planet now have a cause that brings us closer than ever before, united in a single common goal—a planet to call home! Think “sustainably”!

Until next month, here’s wishing you “elevated” sales!