Archive for category: Local Government

Orlando’s Amway Center Turns Green into Gold

This post is an update to our August 24, 2010 entry titled “Orlando’s New Amway Center Goes Green.”

Today, the City of Orlando and the Orlando Magic will announce that the Amway Center, the city’s entertainment venue and home of the Orlando Magic basketball team, has earned a “LEED Gold” certification from the U.S. Green Building Council. According to an article published today in the Orlando Sentinel, the Amway Center is the first new NBA arena to earn a “LEED Gold” certification.  The Amway Center first opened in the fall of 2010, with the start of the Magic’s basketball season.

This award is a great signal for the state of sustainable development in the City of Orlando.  Alex Martins, Orlando Magic president said, “We promised to create an arena that was civic-oriented, pedestrian-friendly and added to downtown development. We promised a sustainable arena, and are proud to say that with today’s announcement and with great teamwork, we have surpassed our goals for LEED certification.”

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Sustainability as a Market Advantage

Article first published as “Sustainability as a Market Advantage” on Technorati.com.

In my research and writing on the topic of sustainability, I look for examples of developers or owners who are fully motivated to build a sustainable building because of an overriding economic reason to do so.

Sure, there are visible stories about owners who build “green” because it is “the right thing to do”, and some tout that energy savings to the tenants will add attractiveness to sustainable buildings, but those savings seem quite undefinable in a way that will motivate the tenants to pay higher rent.

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Orlando’s New Amway Center Goes Green

There is “magic” in the air in Orlando, Florida.  Orlando’s Amway Center, the brand new home of the Orlando Magic basketball franchise, is due to open in early October.  Central Florida is abuzz with interest about the final touches being put on the events arena which is situated so prominently in the city’s downtown, and which marks the first of three major public construction projects for downtown Orlando (the others being a new performing arts center and an upgraded football stadium).  But our interest in this venue is Amway Center’s hope to be the fourth NBA facility to earn  the Leadership in Energy and Environmental Design (“LEED”) new construction certification from the U.S. Green Building Council (www.usgbc.org).

Engineers and architects have designed the new Amway Center not only to provide a world-class sports and entertainment facility, but also to be one of the greenest arenas in the country.  Following completion of construction, application will be made for certification from the U.S. Green Building Council’s Leadership in Energy and Environmental Design (“LEED”) program.  It expected to receive at least a basic certification, but hopes to earn silver recognition. (Mark Schleub, “Orlando touts benefits of ‘green’ Amway Center,” Nov. 4, 2009).  The arena was designed to use twenty percent less energy and forty percent less water than other sports and entertainment areas of the same size.

In addition to having a high-efficiency heating and cooling system and ultra low-flow toilets, the Amway Center will have a reflective and insulated roof to assist with cooling costs and energy retention, monitoring systems which turn off lights when rooms are not in use, bike racks and showers to encourage biking to work, preferred parking for hybrid vehicles, recharging outlets for electric cars and recycling services for arena visitors.

Impressively, approximately eighty-three percent of the wood, concrete and steel construction waste was recycled, rather than sent to a construction landfill.  Many of the building materials used in construction were made from recycled materials and locally sourced.

Amway Center representatives are confident the arena will obtain LEED certification. Indeed, its website says that the arena “will” be LEED-certified. (http://www.amwaycenter.com/leed-certification). The Hunt Construction Group, builder of the Amway Center project, has had other projects receive LEED certification, including the Consol Energy Center, home to the NHL Pittsburgh Penguins team, which just received a gold certification. (http://huntconstructiongroup.com/landmarks/project-news/amway-center-update/).

Not much has been written about the Amway Center’s attempts to use green construction methods, obtain LEED certification or how much more the green design added to the total project cost.  Due to the enormous amount of taxpayer dollars which were utilized to build the arena, we look forward to reviewing the USBC’s report detailing the LEED certification review of the Amway Center, and hope that the building is openly and publicly monitored to determine what the environmental and cost savings are to local taxpayers.   No doubt there will be plenty of fanfare about an exciting new center among the press, but here’s hoping that a significant portion of the news is devoted to how a beautiful new public facility will also benefit the environment AND taxpayers’ pocketbooks.

This article was authored by Laura M. Walda, who is a Florida attorney and an associate with Lowndes Drosdick Doster Kantor & Reed, P.A. (www.lowndes-law.com).  Commercially Green Florida is a blog authored and maintained by Dale A. Burket, a Florida attorney who is Board Certified in Real Estate by The Florida Bar, and who is a partner with Lowndes Drosdick Doster Kantor & Reed, P.A.

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The International Code Council’s Brilliant Stroke

Well, it is starting to happen.  The International Code Council, drafters of the International Green Construction Code (the “IGCC”), have their first governmental adoption of the new IGCC.  The City Council for the tiny town of Richland, Washington (population 47,527) recently adopted the IGCC as part of an amendment to the Richland Municipal Code.  So significant was this “first” that Rick Weiland, CEO of the International Code Council, flew to Richland to address [and, no doubt, profusely praise and thank] the City Council on August 3.

Citing in Ordinance No. 11-10 that it “desires to promote green construction practices and sustainability . . . for both private development and for City projects . . .” the City Council adopted the IGCC as a non-mandatory addition to its Municipal Code.  According to the City’s press release of August 2, 2010, Richland Building Inspection Supervisor Kevin Rex said “When we saw that it [the IGCC] did not have to be a mandatory code adoption, that we could use it as a document to help everyone become familiar with green construction, we decided to adopt it.”

While one might argue that Richland was simply jockeying to lay claim to be the first to adopt the IGCC, I believe the International Code Council was the smart one here, by brilliantly making its code provisions voluntary until specifically made mandatory by the governing jurisdiction.  Section 301.2 of the IGCC provides “this chapter requires that the jurisdiction indicate in Table 302.1 whether specific provisions are mandatory for all buildings regulated by this code and, where applicable, the level of compliance required.”  This approach allows the IGCC’s adoption in a manner which minimizes the initial and inevitable arguments that it will have a negative economic effect on new and remodel building construction.  This design of the IGCC will likely appeal to city and county governments across the country, and will no doubt speed the adoption of the IGCC in the coming years.

After adoption of the IGCC by a city or county as a non-mandatory addition to their building codes, then the real work of making mandatory its’ various provisions can begin.  But this approach will allow widespread adoption of the IGCC, so that local governments can work at their own pace, as their local economies will allow, to turn their building codes “green”.

Dale A. Burket is a Florida attorney who is Board Certified in Real Estate by The Florida Bar.  He is a partner with Lowndes Drosdick Doster Kantor & Reed, P.A. (www.lowndes-law.com) in Orlando, Florida.

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MiPlan – Miami’s Bold Plan to Cut Greenhouse Gases

Global warming, Miami’s proximity to the sea, and its average 6-foot above sea level elevation have provided the impetus for the adoption of MiPlan, a bold climate action intiative which identifies the current problems associated with greenhouse gases, the output of greenhouse gases in the city, and establishes a plan to reduce those greenhouse gases.

MiPlan inventoried current greenhouse gas emissions in Miami.  The plan’s data suggests, surprisingly to me, that the Miami-Fort Lauderdale-Miami Beach area has the lowest per capita emission rate as compared to other Florida metropolitan areas (such as Tampa, Orlando and Jacksonville) and a lower per capita emission rate than the United States average.  Approximately 54% of the city’s greenhouse gas emissions come from emissions associated with electricity. (MiPlan, page 8).

Commercial sector buildings contain approximately 35% of Miami’s built square feet, but consume 60% of the city’s electricity. MiPlan contends that because of the age of these buildings (80% of all Miami buildings are more than 20 years old), upgrades to assist with energy efficiency should have a great impact on the city’s overall energy consumption and greenhouse gas emissions. (MiPlan, page 10).

As a result of these findings, the City of Miami created (in 2008) a goal of reducing its greenhouse gas emissions by 25% by the year 2020. In order to accomplish this goal, the city concludes that emissions must be cut by addressing energy efficiency in new and existing buildings. (MiPlan, page 20).  Of course, this means that the bulk of the financial burden in addressing the city’s goals will fall on the commercial sector.

MiPlan lays out seven actions to improve energy efficiency in buildings and decrease greenhouse gas emission from buildings.  They include: forming alliances with other government and non-profit organizations to address energy efficiency; reducing energy consumption in existing government buildings by retrofitting, commissioning, and auditing; reducing energy consumption in existing private buildings by mandating energy improvements during major renovations and/or points of sale and developing financial incentives for improvements; reducing energy consumption in all new construction by developing mandates and incentives for green building efforts, such as requiring all city government buildings over 5,000 square feet to be built to minimum LEED silver certification and all buildings over 50,000 square feet to be built to LEED silver requirements; reducing the “heat island effect”, educating the business sector and the public on energy efficiency, and reviewing progress on increasing energy efficiency in buildings. (MiPlan, pages 20-24).

Since the city adopted MiPlan in 2008, several ordinances have been passed in order to begin to accomplish the goals set out in the ambitious plan.  Ordinance 09-0095327 adds a new section entitled “Heat Island Effect-Roof” which provides for the construction of roofs (other than R1 and R2 residential zoning improvements) to reflect the sun’s heat.  This ordinance pertains to new construction or the repair/replacement of a roof area greater than 50% of the existing roof.  The city also passed Ordinance 09-0094921 which creates landscaping standards that prevent the destruction of the city’s tree canopy and encourages landscape design that promotes the channeling of breezes and air purification.

Despite the findings in MiPlan, there are those who feel that the benefits associated with having more energy efficiency aren’t matched by the cost of implementing these projects.  One of the problems is that even estimating cost savings is difficult.  How much can be saved by adding ‘green features’ or meeting a LEED certification?  “None of us have hard data. . . .This whole movement came out of the academic and government worlds, and those two universes aren’t concerned about cost containment,” said Jack Lowell, managing director of Flagler Real Estate Services Oncor International in Miami (quoted in “Special Report: Going Green,” Daily Business Review, August 25, 2008).

Even if Miami begins to mandate particular building standards that new construction or renovation projects will have to meet such as LEED certification, there is no guarantee that projected greenhouse gas emission declines will occur or that estimated cost-savings will transpire.  “The real [green] footprint of a building lies in the maintenance and operations,” said Brendan Owens, vice president of LEED technical development for the U.S. Green Building Council (quoted in “Special Report: Going Green,” Daily Business Review, August 25, 2008).  This concern seems self-obvious, with maintenance and monitoring of existing buildings being a subject that has not received the attention and development it will obviously need for true energy and costs savings to landlords and tenants.

Even if energy savings are realized through green building and renovation standards, there remains the debate over who receives the benefit. “There could be an argument made if landlords said their energy costs are 20 percent less so they can charge 20 percent less in market rates, but it never works that way,” said Barbara Liberatore Black, principal and vice chairman of CresaPartner, Florida (quoted in “Special Report: Going Green,” Daily Business Review, August 25, 2008).

So, while the debate over “green buildings” and energy savings continues, Miami has nevertheless forged ahead with its own bold plan to reduce greenhouse gases.  But until energy efficiency and measurement tools are commercially available and in use, and until the economics to justify “going green” are understood, we can expect slow going.

Dale A. Burket (dale.burket@lowndes-law.com) is a Florida attorney who is Board Certified in Real Estate by The Florida Bar.   He is a partner with Lowndes Drosdick Doster Kantor & Reed, P.A. (www.lowndes-law.com) in Orlando, Florida.  The author gratefully acknowledges the contributions of associate attorney Laura M. Walda (laura.walda@lowndes-law.com) to this article.

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