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Green Building Renewal: A Closer Look at CSA

Posted by Carbon Design on Tue, Sep 23, 2014

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The third LEED-CI project ever certified in Florida was the new offices for Carlson Studio Architecture.

When Carlson Studio Architecture needed a new home for the growing sustainable design firm’s headquarters, a 1930’s-era abandoned grocery store seemed like the ideal location.  The building’s open layout, ample size and walkable urban setting offered all the features Michael Carlson, AIA, LEED AP and principal of the firm was seeking in an office.  It was just waiting for someone to come along and recognize its “green potential.”

Green Building Renewal Details

Green Building RenewalThe firm purchased the 4,400-square-foot parcel with a partner and sub-divided the space.  Carlson Studio Architecture shares their 2,400-square-foot area with Carlson Studio Marketing, a green PR & marketing agency, run by Grace Carlson.  The businesses consciously made the decision to seek USGBC LEED Silver Commercial Interior (CI) certification for the project, which was achieved in December 2007.  The reason was two-fold.  Because the business owners believed in the value of LEED certification, they wanted their building to serve as a demonstration model to current and potential green building clients.  They also recognized the investment in third-party certification would increase the value of their asset.

The LEED system was selected, over other available systems, because LEED standards are rigorous.  Anyone can call a building green, but if the U.S. Green Building Council says its green, those results are undeniable.

Renovation costs were roughly $85 a square foot plus commissioning fees and extra features, which were $8,800 and added 4% or $3.71 per-square-foot to the budget.  USGBC Certification fees for the office were $2,200. The firm expect a rapid return on their investment. 

  • RENOVATION +/- $85 PER SQUARE FOOT, INCLUDING GREEN BUILDING SITE WORK.

  • HOW MUCH “EXTRA” DID IT COST? (Above and beyond normal construction that would have taken place with or without seeking LEED certification.)

  • LEED CERTIFICATION                      $2,200

  • COMMISSIONING                           $5,000

  • ENERGY SAVING FEATURES         $1,600

  • TOTAL INITIAL INVESTMENT       $8,800 (about 4%)

RETURN ON INVESTMENT

  • A COMBINED ENERGY AND WATER SAVINGS OF $1,325 PER YEAR (15% ANNUAL ROI)

  • FIRST YEAR APPRECIATION VALUE FOR GREEN BUILDINGS +/-5% (this was not realized due to a region wide downturn in real estate values)

The 15% annual ROI provides for a about a 6-7 year payback all by itself.  Now that we have been in the green building for over 7 years we have realized the full ROI on our initial investment.  And we will continue to realize the savings year after year for as long as we occupy the green building.

Making our staff more productive: ESTIMATING A CONSERVATIVE 5% PRODUCTIVITY INCREASE WILL PROVIDE AN 82% ANNUAL ROI. (Over the life of the green building, productivity payback not only pays for the “green premium” it pays for the entire cost of construction)

While all elements in sustainable design work synergistically together to maximize the outcome, here are some specific goals that were incorporated into the building:

  • Improve the building envelope for thermal comfort and operational savings

  • Reduce Water Consumption

  • Reduce Energy Consumption

  • Provide natural daylight and views to the exterior, for all occupants.

  • Minimize indoor pollutants through exclusive use of environmentally friendly paints, adhesives, furnishings, cabinets, and flooring.

  • Improve productivity of Occupants.

  • Adaptive reuse of the existing building saved carbon emissions, land fill waste and energy.

  • Adding windows increased access to day lighting and exterior views. Using double pane, impact resistant, and Low E tinted glazing reduced solar heat gain.

  • Replacing the roof with additional insulation and an Energy Star rated single ply reflective membrane roof system enhanced energy savings.

  • The mechanical systems were replaced with more energy efficient equipment.

  • Energy efficient fluorescent lighting with direct / indirect light was installed throughout the interior.  Compact fluorescent light fixtures and occupancy sensors were installed in restrooms and storage rooms.

  • Site lighting for security was minimized to reduce light pollution.

  • Low flow plumbing fixtures, dual flush toilets and motion sensors were installed for water conservation.

Green Building Design by CSA

At Carlson Studio Architecture, we believe that going green doesn't have to mean sacrificing quality or comfort... and certainly not convenience. Our own offices are a perfect example of not only how EASY it is to go green, with full return on investment in minimal time.

We are happy to provide a complimentary green building consultation to determine how your green building projects may best be implemented, whether it’s for a new green building or renovation of an existing structure. Just click the button below to submit your request, and we'll respond promptly to schedule your consultation.

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Topics: green building, green renewal, LEED Certified

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