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Local Office Builders Realize 'Green' Advantages

By Hubble Smith

From the Las Vegas Business Press (February 11, 2008)

 

A progressive thinker, Kenneth Smith walks that fine line between being an environmentalist and being a developer.

He's principal of Glen, Smith & Glen Development, builder of the 650,000-square-foot Park at Spanish Ridge office complex near the Las Vegas Beltway and Russell Road in the burgeoning southwestern Las Vegas Valley.

Smith is also a big proponent of "green" building, an ecologically-friendly trend toward construction methods meant to conserve the planet's natural resources, save energy, reduce pollution and provide healthier, more productive work environments.

The developer is trying to attain LEED (Leadership in Energy and Environmental Design) certification on his project, which is bestowed by the Washington, D.C.-based U.S. Green Building Council.

Building green is a plus, but it's not going to be the primary reason a tenant leases office space at The Park at Spanish Ridge, Smith said.

"They'll come because they like the product, they like the location and it's a beautiful park," he said. "People really like the feel. You're going green. It's not a market driver yet, but in the future, it will be."

Glen, Smith & Glen has completed the first phase of the $75 million project and seven buildings in the second phase are scheduled to come on line in June. The space is delivered as "gray shell," which means the tenant builds it to specifications.

Developer Jeff LaPour of Las Vegas-based LaPour Partners said he sees "great momentum" in green building. Local municipalities are already discussing minimum green requirements as a possibility for future buildings, he said.

LaPour is building the $70 million LaPour Corporate Center, which has been precertified silver by LEED, near the Las Vegas Beltway and Russell Road in the southwestern valley.

Not many developers are building LEED-certified office space for lease, though there may be some user-owned green buildings in the market, LaPour said.

One of Las Vegas' best example of green building is the 16-story, gold-certified Molasky Corporate Center on Grand Central Parkway in downtown Las Vegas. It uses recycled blue jeans for insulation and brings in heating and cooling from underneath the floor.

Molasky Group President Richard Worthington said it will take 12 to 15 years to recoup the extra $5 million to $7 million it cost for gold certification on the $107 million project.

Although more green buildings are planned, the movement is still in its infancy as it relates to the overall real estate market, LaPour said.

"It's not a question of 'if,' it's a question of 'when,' really," he said. "There is a sea change in the cultures of companies that occupy space. The market is coming to demand green buildings and those that meet the demand will be successful. Those that do not will suffer."

Anyone can say they're "building green," Smith said, "but what exactly does that mean?"

The California Integrated Waste Management Board defines green building, also known as "sustainable" building, as a structure that is "designed, built, renovated, operated or reused in an ecological and resource-efficient manner."

Buildings account for 36 percent of the nation's total energy use and 65 percent of electricity consumption; 30 percent of greenhouse gas emissions; 30 percent of raw materials use; 30 percent of waste output, or 136 million tons annually; and 12 percent of potable water consumption, according to the U.S. Green Building Council.

Green buildings are designed to meet certain objectives, Smith said. LEED has formulated a points system for four levels of certification, platinum being the highest, based on a catalog of criteria.

For example, ordering construction material that's transported less than 500 miles earns points, Smith said. Builders get credit for using carpets and paints that don't contain chemical toxins such as formaldehyde. Points are awarded for reducing "light pollution" in the night sky and for putting in more windows for natural lighting.

It may cost more up front, but green building will save money in the long run by lowering operating expenses over the life cycle of a building, said Larry Monkarsh, owner of LM Construction in Las Vegas.

These cost savings can only be fully realized when green measures are incorporated in a project's design phase, bringing together the architect, engineer and contractor, Monkarsh said. This integrated approach ensures that the building is designed as one system rather than a collection of stand-alone systems.

Developers analyze costs to determine appropriate up-front expenditures and decide how long it will take to break even, Monkarsh said.

"It's a 'conscience' decision. You're doing the right thing for the future," he said. "We tell people, 'Don't do the flooring, just stain the concrete' in lieu of putting down direct-glue carpet with special glues in the carpet itself."

Monkarsh said he's been building green since the 1980s, when it was called "smart" building.

"One of the things I've pushed for years is steel. It's a recycled material and it's noncombustible," he said. "For me, being green and being smart means the least amount of building material you put in, the better."

Some benefits are not easily quantified. Many studies have extolled the improved health, comfort and productivity of employees, along with reduced pollution and landfill waste. These things are not adequately considered in cost analysis.

The California Waste Management Board suggests setting aside a small portion of the building budget to cover differential costs associated with less tangible green building benefits or to cover the cost of researching and analyzing green building options.

Hubble Smith writes for the Business Press' sister publication, the Las Vegas Review-Journal. He can be reached at hsmith@reviewjournal.com or 383-0491.

LEED STANDARDS

The Leadership in Energy and Environmental Design rating systems are developed by U.S. Green Building Council committees, in adherence with USGBC policies and procedures guiding the development and maintenance of rating systems.

Commercial buildings can attain certified, silver, gold and platinum status based on third-party verification that a building project meets green building and performance measures.

The project is a viable candidate for certification if it meets all prerequisites and can achieve the minimum 26 points necessary to earn the certified level. Silver level is 33-38 points, gold 39-51 points; and platinum 52-69 points.

The project checklist provides 14 possible points for sustainable sites; 5 points for water efficiency; 17 points for energy and atmosphere; 13 points for materials and resources; 15 points for indoor environmental quality; and 5 points for innovation and design process.

 

About LM Construction
LM Construction is a Las Vegas-based full service commercial and industrial construction company serving Utah, Nevada and Arizona. A leader in the southwestern United States for commercial industrial projects, LM Construction has been responsible for the completion of more than 3 million square feet of industrial space since the company was established in 1996. A general contracting firm, LM Construction specializes in commercial construction with related tenant improvements, including retail, office/warehouse and restaurant space. The Design-Build division of the company offers innovative building solutions including the ability for customers to actively participate in the design process and see their vision come to life. LM Construction can be contacted at (702) 262-6032 or www.lmconstructionco.com.

Contact: Cheryl Bella
The Firm Public Relations & Marketing
(702) 739-9933

 

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