Innovation in green building: a case study of the general contractor at Greenbridge
Creators: name: Houck, Benjamin Brian
Publisher: name: The University of North Carolina at Chapel Hill University Libraries
Year: 2010

description: In the construction industry, building green is becoming more than a marginal phenomenon. The publication of a variety of building assessment standards is spurring the increase in development by providing a better understanding of what constitutes a green building (Retzlaff, 2008). The standard with the greatest degree of market penetration is the multi-tiered LEED rating system. Its broad and consensus-based formulation laid the groundwork for the conveyance of this standard from creation to industry practice (Kibert, 2007). LEED rating systems which accommodate a wider variety of building and project types reinforce its popularity. Governments at various levels are responding by encouraging the pursuit of green building certification in new developments. Green building programs in large cities typically originate in comprehensive plans and go on to influence zoning and, though less often, building codes (Frej, 2003). Incentives created by these programs include expedited review, financing for green improvements, density bonuses, permit waiver fees, and property tax abatements (Retzlaff, 2008). The Town of Chapel Hill instituted the pursuit of LEED Silver as justification for expedited review in 2006 with the additional requirement that projects exceed prevailing energy standards by 20% (2006-06-26/R-27). Building constructors and designers, recognizing the growing market for these spaces, are employing new means to meet nuanced demands. Daylighting strategies, such as passive solar design, are reducing energy demand in schools and offices. Builders are incorporating rainwater harvesting systems to recycle usable water for greywater uses and are employing increasingly-sophisticated solar power technologies to reduce dependence upon conventional energy sources. Nationwide production of LEED-certified square footage across all building types will balloon to ten times the current rate within a short 4 years to 1.74 billion SF per year (Booz Allen Hamilton, 2008). This paper builds our understanding of innovative green building strategies by describing the adaptive actions taken by a general contractor on a local project. This local project is Greenbridge, a 210,000 SF mixed-use building under construction in western Chapel Hill seeking a certification of Gold under LEED for New Construction 2.2. As a building with commercial tenants, these actions have implications for other projects as commercial construction represents 60% of the accumulated square footage of LEED certified buildings through 2008 (Booz Allen Hamilton, 2008). With office and residential components as well, this research provides evidence of how a general contractor can adapt to a project with a variety of intended uses. After describing these technical changes, I discuss the role of general contractors in inducing innovation within the construction industry by positioning them in the middle of a web of design professionals and subcontracted firms. In coordinating a complex construction process, they are vital to the successful execution of green building projects. As seen in this case study, they may also assume a role as an educator for subcontracted firms and as a communication hub among design professionals, building owners, and laborers. Finally, I will make suggestions for practices that have the potential to induce further innovation within the green building industry.