Appendix A Green Building Rating Systems Around the World978-90-481-2782-5/1.pdf · Appendix A:...

Appendix AGreen Building Rating Systems Aroundthe World

A.1 Australia

The Green Building Council of Australia (GBCA) developed Green Star as a ratingsystem for evaluating the environmental design of buildings. This system is usedto assess buildings across a number of environmental impact categories. The ninecategories are as follows [1]:

• Building management• Indoor environmental quality• Energy• Transport• Water• Materials• Land use and ecology• Emissions• Innovation

Within each of the categories listed above, there are credits that measure vari-ous dimensions of environmental performance. Points are achieved when the spec-ified actions for each credit are successfully performed and demonstrated. Thenumber of credits for each category is totaled and a percentage score is calculated asfollows [2]:

Category Score(%) = (Total number of points acheived/Total number of points

available) × 100

Environmental weighting is applied to each category score, which balances theinherent weighting that occurs through the differing number of points available ineach category. The weights reflect issues of environmental importance for each stateor territory of Australia, and thus differ by region. The weighted category score iscalculated as follows [2]:

189J. Yudelson, Sustainable Retail Development, DOI 10.1007/978-90-481-2782-5,Copyright C© 2009 by the International Council of Shopping Centers

190 Appendix A: Green Building Rating Systems Around the World

Weighted Category Score(%) = Category Score(%) × Weighting Factor(%)/100

Table A.1 Australian Green Star Rating Levels

Green star rating Points

One star 10–19Two star 20–29Three star 30–44Four star (Best practice) 45–59Five star (Australian excellence) 60–74Six star (World leader) 75 +

The sum of the weighted category scores, plus any awarded innovation points,determines a project’s rating. Only buildings that achieve a rating of four stars andabove are certified by the GBCA. The rating levels and their respective scores arelisted in Table A.1 [2].

Green Star can be used to rate a variety of buildings. The GBCA recently releasedthe Green Star—Retail Centre v1 rating tool to assess the environmental attributesof new and refurbished retail centers in Australia. It includes benchmarks and calcu-lators tailored for the shopping center industry. The tool is best suited to the designphase of a project (Fig. A.1) [3].

Fig. A.1 Australia’s GreenStar program is a crediblerating system used also inNew Zealand and SouthAfrica

Appendix A: Green Building Rating Systems Around the World 191

A.2 Canada

The Canada Green Building Council seeks to transform the built environment bydeveloping best design practices and guidelines for green building. It has adaptedthe USGBC’s LEED rating system to Canadian climates, construction practices andregulations (see “U.S.” below). Currently LEED Canada has New Construction andCommercial Interiors rating systems. Core and Shell and Existing Building ratingsystems are being developed. The system is so similar to the USGBC’s LEED sys-tem that it is not profiled further here.

The prerequisites and credits in the LEED Canada system are organized into sixprincipal categories [4].

1. Sustainable Sites2. Water Efficiency3. Energy and Atmosphere4. Materials and Resources5. Indoor Environmental Quality6. Innovation and Design Process

Project ratings are determined by the number of points awarded for the successfulcompletion of credit requirements. Depending on the number of points awarded,there are four possible levels of certification [4].

1. Certified2. Silver3. Gold4. Platinum

A.3 France

Since 2004, French projects have used the voluntary Haute Qualité Environ-nementale (HQE, or high-quality environment) standard to assess green and high-performance buildings. HQE features two interconnected components, defined asfollows [5].

• Explicit Definition of Environmental Quality (EDEQ)—This component definesenvironmental targets for building development and operations.

• Environmental Management System (EMS)—This is the benchmarking compo-nent of HQE, and it is closely tied to the format of standard ISO 14001. It isdesigned to guide project owners through the implementation of the fourteen tar-gets that HQE emphasizes.


Table A.2 French HQE Targets

Impact mitigation on the external environmentCreation of a satisfactory internalenvironment

• Eco-construction • Comfort1. Relationship between buildings and their

immediate environment8. Temperature and humidity

comfort2. Integrated choice of products, systems

and construction processes.9. Acoustic comfort

3. Low-impact work sites.10. Visual comfort11. Olfactory comfort

• Eco-management • Health4. Energy management 12. Healthy living spaces5. Water management 13. Healthy air6. Industrial waste management 14. Healthy water7. Maintenance and facility repair

management

Like the CASBEE system in Japan (see “Japan” below), the fourteen targets inthe French HQE system are divided into the external environment and the internalenvironment. The targets are listed in Table A.2 [5].

A.4 Germany

The German Sustainable Building Council (Deutsche Gesellschaft für NachhaltigesBauen, or DGNB) was formed in 2007 and is the leading authority on voluntarysustainable design in Germany. The German certification system (Deutsches Güte-siegel Nachhaltiges Bauen) for green buildings is modeled after the American andBritish standards, but includes some very German touches. The German systemcovers more than fifty sustainability criteria, and the certification levels are namedafter the Olympic bronze, silver and gold medals. A numeric rating is given toeach building, with 1 being the highest rating and 6 being the lowest rating. Uponcertification a building will be given a German Sustainable Building Certificate(GSBC) [6]. The system also allows for precertification, something which shouldinterest retailers.

One of the main differences for the German rating system is its target orientation;there are target values for each sustainability criterion. A building achieves 10 pointswhen it fulfills the highest target value in each category. Proportionately fewer pointsare achieved for lower target values. A minimum of five points must be achieved ineach category [6]. The first certificates were issued in June 2009 by the DGNB.

A.5 Hong Kong

The Hong Kong Building Environmental Assessment Method (HK-BEAM) devel-ops and implements standards for “building assessment, performance improvement,


Table A.3 HK-BEAM Performance Categories and Available Points

Performance categories Total points available

Site aspects 25– Land use– Site design appraisal– Pollution during constructionMaterials aspects 23– Building reuse– Rapidly renewable materials– Demolition wasteEnergy use 78– Annual building energy use– Embodied energy in building structural elements– Air conditioning, appliances and lighting– Testing and commissioningWater use 14– Annual water use and monitoring– EffluentIndoor environmental quality 49– Safety and security– Indoor air quality and ventilation– Thermal comfort– Lighting– Acoustics and noise– Building amenitiesInnovation and performance enhancements 5 (Bonus credits)– Innovative techniques– Performance enhancements

certification and labeling” in Hong Kong. The HK-BEAM Society is a nonprofitorganization that oversees the rating system. The Business Environment Council(BEC) conducts HK-BEAM assessments on behalf of the Society. The assessmenttool can be used for new and existing buildings. The performance categories in thisassessment tool cover a wide range of environmental concerns. The categories, sub-categories and total points available in each category are listed in Table A.3 [7].

The number of credits earned compared to the number of credits available deter-mines a building’s overall rating. This is a percentage referred to as the OverallAssessment Grade. Given the importance of Indoor Environmental Quality (IEQ),the HK-BEAM system requires that projects obtain a higher minimum percentageof IEQ credits to qualify for the overall grade. The rating levels and their respectivegrades are listed in Table A.4 [7].

A.6 Japan

The Japan Green Building Council (JaGBC)/Japan Sustainable Building Consor-tium (JSBC) were organized in 2001 and together form the leading authority on


Table A.4 HK-BEAM Rating Levels

Rating level Overall percentage (%) IEQ percentage (%)

Bronze (above average) 40 45Silver (good) 55 50Gold (very good) 65 55Platinum (excellent) 75 65

sustainable design in Japan. They have developed the Comprehensive AssessmentSystem for Building Environmental Efficiency (CASBEE), a green building ratingsystem now used in many projects throughout Japan. The following four basic sus-tainability criteria are covered by CASBEE [8].

• Energy efficiency• Resource efficiency• Local environment• Indoor environment

The CASBEE system is unique in that it separates construction projects intointernal and external spaces by a hypothetical boundary. The internal space is eval-uated on the basis of “improvements in living amenities for the building users” andthe external space is evaluated on the basis of “negative aspects of environmentalimpacts.” The internal and external spaces are also referred to as private propertyand public property respectively. The core concept of this rating system is an equa-tion that is comprised of an internal or “quality” category in the numerator andan external or “loadings” category in the denominator. The equation is labeled asfollows [9].

Building Environmental Efficiency (BEE) = Q (Building Environmental Quality

and Performance)/L (Building Environmental Loadings)

The four basic criteria listed above are further broken down into assessment itemsthat pertain specifically to the numerator (Q) and denominator (L), as shown inTable A.5 [9].

Projects are graded according to the BEE ratio. The higher the Q value andthe lower the L value, the more sustainable a building is. For instance, when Q

Table A.5 BEE Criteria

Q-1 Indoor environment Numerator of BEEQ-2 Quality of serviceQ-3 Outdoor environment on-site

L-1 Energy Denominator of BEEL-2 Resources and materialsL-3 Off-site environment


Table A.6 CASBEE GradesCASBEE grade RatioC (poor) 0.5B – 0.5–1B + 1–1.5A 1.5–3S (excellent) > 3

is equal to L, the ratio is 1. However, when Q is greater than L the ratio is greaterthan 1. CASBEE gives buildings the following grades according to their BEE ratio(Table A.6) [9].

There are four different assessment tools in the CASBEE system. They aregeared toward various aspects of the building market [10].

• Predesign• New construction• Existing building• Renovation

A.7 United Kingdom

The Building Research Establishment (BRE) is the leading authority on sustainabledesign in the U.K. In the 1990s, BRE developed the Environmental AssessmentMethod (BREEAM), which assesses buildings against various sustainability criteria(referred to as sections in BREEAM) and provides an overall score that falls withina certain rating level. The sections and their respective weightings are listed inTable A.7 [11].

Within each BREEAM section there are numerous environmental attributes forwhich a project can receive credits. The number of credits for each section aresummed and compared to total number of credits available as follows:

Table A.7 BREEAM 2008 Sections and Weights

Section Weighting

1. Building management 122. Health and well-being 153. Energy 194. Transport 85. Water 66. Materials and waste 12.57. Waste 7.58. Land use and ecology 109. Pollution 10Total 100


Table A.8 BREEAMRatings Rating Score (%)

Unclassified < 30Pass ≥ 30Good ≥ 45Very good ≥ 55Excellent ≥ 70Outstanding ≥ 85

Section Score (%) = (Total number of points achieved/Total number of points

available) × 100

The resulting percentage is then weighted (according to the weights listed inTable A.7) as follows:

Weighted Section Score (%) = Section Score (%)× Weighting Factor/100

This produces a weighted section score. These section scores are summed, aswell as any innovation credits that have been achieved. This produces the finalBREEAM score, which translates to a particular rating level. The rating levels andtheir respective scores are listed in Table A.8 [12].

BREEAM can be used as an environmental assessment tool for any type of build-ing, in the U.K. or internationally. This system can be applied to single units orwhole developments, and it can also be tailored for various stages in the life cycleof a building. For instance, BREEAM Retail can be applied at four different stagesin the building life cycle [13].

• New build• Major refurbishment• Tenant fitout• Management and operation (for occupied existing buildings)

There are several types of retail developments that BREEAM Retail is well suitedfor, such as [13]:

• General display and sale of goods (showrooms and general retail outlets, shop-ping centers, etc.)

• Food retail (supermarkets, stores with food retail sections, etc.)• Customer service retail

A.8 United States

The United States Green Building Council (USGBC) introduced the LEED GreenBuilding Rating System in 2000. Since its inception the system has evolved andexpanded and is now considered a leading method of measuring and rating building


performance throughout the world. There are nine different rating systems that applyto particular building market segments. The LEED rating systems that apply to retailbuildings are:

• LEED Retail: New Construction (expected release autumn 2009)• LEED Retail: Commercial Interiors (expected release autumn 2009)• LEED for New Construction and Major Renovations (LEED-NC)—for stand-

alone buildings• LEED for Commercial Interiors (LEED-CI)• LEED for Existing Buildings: Operations & Maintenance (LEED-EBOM)• LEED for Core & Shell (LEED-CS)—for in-line or “vanilla shell” retail stores

These rating systems are currently undergoing a multifaceted initiative thatinvolves streamlining and increasing capacity for project execution, documentationand certification. This initiative is referred to as LEED version 3, or LEED v3. Sev-eral key advancements are taking place through this initiative. The rating systemsare being updated and revised, the prerequisites and credits are being aligned andreweighted and regional environmental priorities are being added. One of the biggestchanges being made through LEED v3 is the weighting assigned to various LEEDcredits. The available points in the LEED rating systems were redistributed so thata given credit’s point value “more accurately reflects its potential to either mitigatethe negative or promote the positive environmental aspects of a building” [14]. TheUSGBC used an environmental weighting method developed by the U.S. Environ-mental Protection Agency.

The LEED for Retail rating systems recognize the unique nature of the retailenvironment and address the different types of spaces that retailers need for theirdistinctive product lines. In 2009, the USGBC is working to unveil two new ratingsystems out of the LEED for Retail Pilot program, New Construction and Com-mercial Interiors. These rating systems will be aligned with LEED v3 and they areexpected to be ready for market launch in the fourth quarter of 2009. The LEEDfor Retail: New Construction Pilot gathered feedback from more than forty pilotprojects receiving public comments. The LEED for Retail: Commercial InteriorsPilot is gathering feedback from pilot projects and the public. The expected LEED-NC for Retail rating system is shown in Table A.9. Certification levels and totalpossible points for each credit category are shown at the bottom of the table. High-lighting indicates cumulative points. Innovation points can be earned for exceptionalperformance in most of the credit categories points with cumulative points.

LEED-NC is intended to guide the design and construction of high-performancecommercial and institutional projects. These projects include, but are not limited to,government, retail and service establishments and commercial offices. This ratingsystem provides a set of performance standards that ensures that certified buildingsare healthy, durable and environmentally sound.

LEED-CI is a set of performance standards intended to guide tenant improve-ments. This rating system is typically used in office, retail, restaurant, health care,


Table A.9 Credit Categories and Points for LEED for Retail: New Construction 2009 RatingSystem

LEED credit category LEED for Retail: NC 2009

Sustainable Sites Total points: 26Prerequisite: Construction activity pollution prevention RequiredSite selection 1Development density & community connectivity 5Brownfield redevelopment 1Alternative transportation Up to 10– Public transportation access– Bicycle storage & commuting– Low emitting & fuel efficient vehicles 1– Parking capacity 1– Delivery service 1– Incentives 1– Car-share membership 1– Alternative transportation education 1Site development– Protect or restore habitat 1– Maximize open space 1Stormwater design– Quantity control 1– Quality control 1Heat island effect– Non-roof 25% shade 1– Non-roof 50% shade 1– Roof 1Light pollution reduction 2Water Efficiency Total points: 1020% water use reduction RequiredWater efficient landscaping– 50% reduction 2– 100% reduction 2Innovative wastewater technologies 2Water use reduction– 30% reduction 1– 35% reduction 1– 40% reduction 1Energy & Atmosphere Total points: 35Prerequisite: Fundamental commissioning of the

building energy systemsRequired

Prerequisite: Minimum energy performance RequiredPrerequisite: Fundamental refrigerant management RequiredOptimize energy performance: 12–48% less use Up to 19Renewable energy: 1–13% on-site Up to 7Enhanced commissioning 2Enhanced refrigerant management 2Performance measurement & verification 3Green power 2Emissions reduction reporting –


Table A.9 (continued)


Materials & Resources Total points: 14Prerequisite: Storage & collection of recyclables RequiredBuilding reuse– Maintain 55–95% of interior non-structural

components1–3

– Maintain 50% of interior non-structural elements 1Construction waste management– Divert 50% from disposal 1– Divert 75% from disposal 1Materials reuse– 5% salvaged, refurbished or reused materials 1– 10% salvaged, refurbished or reused materials 1Recycled content– 10% (post-consumer + 1/2 pre-consumer) 1– 20% (post-consumer + 1/2 pre-consumer) 1Regional materials– 10% extracted, processed & manufactured regionally 1– 20% extracted, processed & manufactured regionally 1Rapidly renewable materials 1Certified wood 1Indoor Environmental Quality Total points: 15Prerequisite: Minimum IAQ performance RequiredPrerequisite: Environmental tobacco smoke (ETS)

controlRequired

Outdoor air delivery monitoring 1Increased ventilation 1Construction IAQ management plan– During construction 1– Before occupancy 1Low-emitting materials Up to 5– Adhesives & sealants 1– Paints & coatings 1– Flooring 1– Composite wood & agrifiber products 1– Furniture 1– Ceiling & wall systems 1Indoor chemical & pollutant source control 1Controllability of systems 1Thermal comfort– Design 1– Employee verification 1Daylight & views– Daylight for 75% of spaces 1– Views for 90% of spaces 1Innovation & design process Total points: 10Innovation in design Up to 5LEED Accredited Professional 1Regional Credits Up to 4Total rating system points available 110




Certification levels (minimum points)– Certified 40– Silver 50– Gold 60– Platinum 80

hotel and educational facilities. In the LEED system, tenants are defined as lease-holders or occupants who pay rent to use a building.

LEED-EBOM helps building owners and operators measure operations,improvements and maintenance on a consistent scale. The goal for project teamsemploying this rating system is to maximize operational efficiency while minimiz-ing environmental impacts. This rating system was designed to allow ongoing cer-tification for buildings throughout their lifetime. Buildings can be recertified everyone to five years under this system.

LEED-CS addresses sustainable design criteria for building structures, envelopesand HVAC systems. This system encourages green design and construction practicesin areas over which the developer has control but acknowledges the limitations thatdevelopers face for the ongoing sustainable operation of a building. This system isdesigned to complement the LEED-CI rating system.

The LEED 2009 versions of these four rating systems are compared inTable A.10. Certification levels and total possible points for each credit categoryare compared at the bottom of the table.

Table A.10 Comparison of Credit Categories and Points Across LEED Rating Systems

LEED credit categoryLEED-NCpoints

LEED-CIpoints

LEED-EBOMpoints

LEED-CSpoints

Sustainable SitesPrerequisite:

Constructionactivity pollutionprevention

Required – – Required

LEED-certifiedbuilding or othersustainable sitescredits (LEED CIonly)

– Up to 5 4 –

Building exterior andhardscapemanagement plan

– – 1 –




LEED-CIpoints

LEED-EBOMpoints

LEED-CSpoints

Integrated pestmanagement, erosioncontrol, andlandscapemanagement plan

– – 1 –

Site selection 1 – – 1Development density

& communityconnectivity

5 Up to 6 – 5

Brownfieldredevelopment

1 – – 1

Alternativetransportation/commutingreduction

Up to 12 Up to 10 3–15 Up to 13

Site development:habitat/open space

Up to 2 – 1 Up to 2

Stormwatermanagement

Up to 2 – 1 Up to 2

Heat Island Effect Up to 2 – Up to 2 Up to 2Light pollution

reduction1 – 1 1

Tenant design &constructionguidelines

– – – 1

Water EfficiencyPrerequisite: 20%

minimum indoorwater savings

Required Required Required Required

Water performancemeasurement

– – Up to 2 –

Water efficientlandscaping

Up to 4 – Up to 5 Up to 4

Innovative wastewatertechnologies

2 – – 2

Water use reduction 2–4 6–11 Up to 5 2–4Cooling tower water

management– – Up to 2 –

Energy & AtmospherePrerequisite: Energy

efficiency bestmanagementpractices

– – Required –




LEED-CIpoints

LEED-EBOMpoints

LEED-CSpoints

Prerequisite:Fundamentalcommissioning ofthe building energysystems

Required Required – Required

Prerequisite:Minimum energyperformance


Prerequisite:Fundamentalrefrigerantmanagement


Optimize energyperformance

Up to 19 Up to 5 Up to 18 3–21

Optimize energyperformance,lighting controls

– Up to 3 – –

Optimize energyperformance,HVAC

– 5–10 – –

Optimize energyperformance,equipment andappliances

– Up to 4 – –

Renewable energyproduction (on-site)

Up to 7 – Up to 6 4

Enhancedcommissioning

2 5 Up to 6 2

Enhanced refrigerantmanagement

2 – 1 2

Performancemeasurement &verification

3 2–5 Up to 3 Up to 6

Green powerpurchases (off-site)

2 5 – 2

Emissions reductionreporting

– – 1 –

Materials &Resources

Prerequisite:Sustainablepurchasing policy


Prerequisite: Solidwaste managementpolicy





LEED-CIpoints

LEED-EBOMpoints

LEED-CSpoints

Prerequisite: Storage& collection ofrecyclables

Required Required – Required

Sustainablepurchasing program

– – Up to 6 –

Building reuse Up to 4 Up to 3 – Up to 5Construction waste

managementUp to 2 Up to 2 – Up to 2

Solid wastemanagement

– – Up to 4 –

Materials reuse (sal-vaged/reclaimed)

Up to 2 Up to 3 – 1

Recycled content Up to 2 Up to 2 – Up to 2Regional materials Up to 2 Up to 2 – Up to 2Rapidly renewable

materials1 1 – –

Certified wood 1 1 – 1

Indoor EnvironmentalQuality

Prerequisite:Minimum IAQperformance


Prerequisite:Environmentaltobacco smoke(ETS) control


Prerequisite: Greencleaning policy


IAQ managementprogram

– – 1 –

Outdoor air deliverymonitoring

1 1 1 1

Increased ventilation(30% more)

1 1 1 1

Reduce particulatesin air distribution

– – 1 –

Construction IAQmanagement plan

Up to 2 Up to 2 1 1

Low-emittingmaterials

Up to 4 Up to 5 – Up to 4

Indoor chemical &pollutant sourcecontrol

1 1 – 1

Controllability ofsystems, lightingand temperature

Up to 2 Up to 2 1 1

Thermal comfort Up to 2 Up to 2 Up to 2 1Daylight & views Up to 2 Up to 3 1 Up to 2




LEED-CIpoints

LEED-EBOMpoints

LEED-CSpoints

Green cleaning – – Up to 6 –

Innovation & DesignProcess

Innovation in design Up to 5 Up to 5 Up to 4 Up to 5LEED Accredited

Professional1 1 1 1

Documentingsustainable buildingcost impacts

– – 1 –

Regional PriorityCredits

Up to 4 Up to 4 Up to 4 Up to 4

Summary—pointtotals

Total available pointsfor SustainableSites

26 21 26 28

Total available pointsfor Water Efficiency

10 11 14 10

Total available pointsfor Energy &Atmosphere

35 37 35 37

Total available pointsfor Materials &Resources

14 14 10 13

Total available pointsfor IndoorEnvironmentalQuality

15 17 15 12

Total available pointsfor Innovation &Design Process

6 6 6 6

Total available pointsfor RegionalPriorities

4 4 4 4

Total rating systempoints available

110 110 110 110

Certification levels(minimum points)

– Certified 40 40 40 40– Silver 50 50 50 50– Gold 60 60 60 60– Platinum 80 80 80 80


References

1. Green Building Council of Australia. Retrieved November 5, 2008, fromhttp://www.gbca.org.au/green-star/what-is-green-star/1539.htm.

2. Green Building Council of Australia. Retrieved November 5, 2008, fromhttp://www.gbca.org.au/green-star/green-star/green-star-rating-calculation/1542.htm.

3. Green Building Council of Australia. Retrieved November 5, 2008, from http://www.gbca.org.au/green-star/rating-tools/green-star-retail-centre-v1/1757.htm.

4. Canada Green Building Council. Retrieved November 5, 2008 from http://www.cagbc.org/leed/what/index.php.

5. Arene Ile-de-France. Retrieved on November 7, 2009, from http://www.areneidf.org/english/pdf/sb08english.pdf.

6. Yudelson, Jerry. Green Building Trends: Europe (Washington, DC: Island Press, 2009).7. HK-BEAM Society. Retrieved on November 7, 2008, from http://www.hk-beam.org.hk/

fileLibrary/_4-04%20New%20Buildings%20(Full%20Version).pdf.8. CASBEE web site. Retrieved on November 4, 2008, from http://www.ibec.or.jp/

CASBEE/english/index.htm.9. CASBEE web site. Retrieved on November 4, 2008, from http://www.ibec.or.jp/CASBEE/

english/methodE.htm.10. CASBEE web site. Retrieved on November 4, 2008, from http://www.ibec.or.jp/CASBEE/

english/overviewE.htm.11. BREEAM web site. Retrieved on November 6, 2008, from http://www.breeam.org.12. BREEAM web site. Retrieved on November 6, 2008, from http://www.breeam.org/

filelibrary/Non%20Domestic%20Manuals/Issue%202/BREEAM_Retail_2008_Issue_2.0.pdf.13. BREEAM web site. Retrieved on November 6, 2008, from http://www.breeam.org/

page.jsp?id=19.14. USGBC web site. Retrieved on November 4, from http://www.usgbc.org/

ShowFile.aspx?DocumentID=4121.

Author Biography

Jerry Yudelson is Research Scholar for Real Estate Sustainability for the Interna-tional Council of Shopping Centers. He is a “National Peer Professional” for theU.S. General Services Administration. From 2004 through 2009, he served as chairof the U.S. Green Building Council’s Greenbuild conference, the country’s largest.

He holds an MBA with highest honors from the University of Oregon. A regis-tered professional engineer in Oregon, he holds degrees in civil and environmentalengineering from the California Institute of Technology (Caltech) and Harvard Uni-versity, respectively.

Currently, as principal for Yudelson Associates, a green building consultancybased in Tucson, Arizona, he works for property developers, architects, builders,and manufacturers to develop sustainability programs and green building solutions.He works with developers and building teams to create effective programs for large-scale green projects, as well as with product manufacturers to guide them towardsustainable product marketing and investment opportunities.

Jerry served for eight years as one of the original LEED national faculty membersfor the U.S. Green Building Council (USGBC). In that capacity, he trained morethan 3,500 building industry professionals in the LEED rating system. His passionfor green building and green development makes him an in-demand speaker forconferences all over the United States, Canada, Australia and Europe.

Jerry is the author of nine previous books on green buildings, green homes, greenmarketing and green development. He lives with his wife in Tucson, Arizona, in theSonoran Desert bioregion.

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208

About the ICSC Research Scholar Program

ICSC’s Research Scholar Program was launched in 2007 to provide members witha deeper understanding of specific issues affecting the retail real estate industry.ICSC Research Scholars work with ICSC to author books and articles, to speak atmeetings, conferences and teleconferences, and to make educational videos. Theirresearch includes policy and technical analysis, as well as best industry-practicerecommendations. Research scholars usually hold their positions for two to threeyears.

About SEED

In March 2007, ICSC launched the Sustainable Energy and Environmental Design(SEED) initiative to survey and support green construction practices. The SEED pro-gram encompasses education, best practices, recognition, conferences, publicationsand legislation to promote green building and business practices. In May 2007, ICSChosted its first-ever Green Pavilion and Green Zone at the annual RECON confer-ence, showcasing product and service providers who are committed to the environ-ment. In May 2008, the ICSC and SkySite Property, LLC unveiled the next evolutionin the SEED initiative, ICSCSEED.org, a new retail knowledge-based web portal.

ICSCSEED.org is a knowledge-based web portal providing the most comprehen-sive online green news and sustainable best practices for the entire retail real estateindustry. ICSCSEED.org provides a wealth of information for anyone interested inlearning about the greening of retail stores and shopping centers, or their company’soperations. Visitors to the site will find the information they need to advance theircorporate environmental and green building strategies and have a single point ofaccess to premium content, including the latest green news, research, white papers,case studies and best practices.

209

About the International Council of Shopping Centers

The International Council of Shopping Centers (ICSC) is the trade association of theshopping center industry. Serving the shopping center industry since 1957, ICSC isa not-for-profit organization with more than 60,000 members in approximately 100countries worldwide. ICSC members include shopping center:

owners retailers architectsdevelopers researchers contractorsmanagers attorneys consultantsmarketing specialists academics investorsleasing agents public officials lenders and brokers

ICSC holds approximately than 250 meetings a year and provides a wide array ofservices and products for shopping center professionals, including publications andresearch data.

For more information about ICSC, please contact:

International Council of Shopping Centers1221 Avenue of the AmericasNew York, NY 10020-1099Telephone +1 646 728 3800Fax +1 732 694 [email protected] (for general ICSC information)[email protected] (for information about ICSC publications)www.icsc.org

Index

AAaronson, Glenn H., 4, 5, 6Abercorn Common, 24–25, 106AEON Co. Ltd., 33–34

AEON Laketown Shopping Center, 34Ahold, 150, 152Air quality, 17, 37, 43, 46, 54, 55, 56, 119, 132,

133, 134, 149, 150, 153, 159, 193Altoon + Porter Architecture, 81American Institute of Architects (AIA), 59American Society of Heating, Refrigeration

and Air Conditioning Engineers(ASHRAE), 49, 149

Anderson, Ray, 1, 172Appleby, Paul, 101, 186Architecture 2030 Challenge, The, 59Arrabida Shopping Center, 12ASDA, 124ATRIO Center, 100, 101

BBedell, Jeffrey, 109Bournemouth Shopping Center, 13, 130Brand image, 161–164Branding, 15, 71–72, 94, 159, 160, 161, 162,

175BREEAM

categories, 61certifications, 60for retail stores, 61, 62, 63

Building Design & Construction, 80Building Information Modeling

(BIM), 84Building Research Establishment (BRE), see

BREEAMBuildings, 2, 3, 4, 6, 8, 9, 12, 14, 15, 16, 17,

21–39, 41–64, 67, 68, 70, 71, 72,74, 75, 79–86, 90, 94, 95, 99–106,

113–127, 138, 140, 142, 144, 145,149, 152, 183, 186

carbon dioxide emissions of, 33Burridge, Crispin, 174, 182

CCabot Circus, 29–32Callison, 38, 39, 133, 134Canada Green Building Council (CaGBC), 25,

43, 191Canadian Environmental Quality Guidelines,

10Carbon dioxide emissions, 2, 33, 61, 70, 125,

126Carbon neutral, 12, 13, 58, 179, 182CASBEE rating system, 33Central Walk Shopping Center, 38–39Centro Colombo, 9, 11Centro Vasco da Gama, 12Certified wood products, 46, 54, 147Chipotle, 118City Square Mall, 36, 37Cleaning, green, 7, 28, 35, 122, 135, 138, 141,

142, 149, 153, 203, 204Climate change, 2, 9, 13, 59, 70, 125, 173, 174,

180, 185Comfort, 29, 32, 46, 54, 55, 56, 57, 76, 83, 84,

120, 133, 135, 150, 153, 185, 192,193, 199, 203

Commissioning, building, 46, 50, 55, 68, 81,82, 122, 130, 145, 153, 193, 198,202

Cooling tower, 70, 100, 140, 143, 201water conservation, 143

Cordes, Eckhard, 179Cornes, Paul, 104Corporate Social Responsibility (CSR), 1, 3,

22, 77, 89, 158, 173, 179

211

212 Index

Corporate sustainability, 1, 3, 8, 12, 17, 33, 85,89, 167, 168, 173, 174, 175, 182

Costco, 89Costs

drivers, 83–84hard, 81–83, 84offsets, 70premiums, 81soft, 81–83

DDaylighting, 5, 6, 22, 32, 38, 46, 54, 56, 57, 62,

107, 115, 120–121, 123, 133, 150affect on retail sales, 120–121

Deer Springs Town Center, 15Design

charrettes, 84eco-charrettes, 81integrated, 55, 58, 84process and scope, 83–84team capabilities, 83

DeVos, David, 122, 123, 159, 170Differentiation, 29, 76, 158–159, 160–161,

165, 186Doak, Justin, 57, 58

EEBL&S Development, 107–108ECE Project Management, 102–103Ecological footprint, 2, 4Economy, U.S., 3, 38Edens & Avant, 174, 176Edwards, Paul, 29, 31El Rosal, 11Emission reduction reporting, 145–146Energy

incentives, 71photovoltaics, 11, 33, 53, 88, 90, 93, 95,

114, 126, 141, 160, 164, 170, 186power, green, 46, 54, 89, 118, 122, 131,

145, 163–164, 182, 198, 202renewable, 2, 21, 35, 46, 59, 71, 87, 88, 89,

91, 94, 95, 96, 119, 124, 126, 134,144, 145, 175, 185, 198, 202

Energy efficiency, 5, 9, 15, 25, 26, 29, 38, 46,49, 50, 55, 59, 67, 81, 91, 94, 103,113, 114, 117–119, 121, 122, 124,126, 130–131, 134, 143–146, 151,153, 160, 194, 201

Energy modeling, 82Energy Performance of Buildings Directive, 9,

105Energy Performance Certificates (EPCs), 61Energy Service Companies (ESCOs), 175, 183

ENERGY STAR, 43, 47, 50, 54, 55, 58, 67,118, 119, 122, 131, 144, 146, 147,151, 158, 164, 170

Entitlement, 17, 68, 70, 79, 94, 108Environmental Management System (EMS), 8,

9, 12, 119, 169, 184, 191Environmental Standards for Retail

Development (ESRD), 9, 11Ernst-August-Galerie, 102EUROPARK Shopping Center, 100, 172, 173Evaluation, post-occupancy, 45–53, 55, 151,

170

FFeldman, Joseph, 74Fernandes, Filipa, 99–100, 169Fiala, Mary Lou, 14, 15, 16, 17, 162, 163Financial incentives, 72–73First Capital Realty, 25–26, 27, 72–73Forest City Stapleton, 76, 107Forum Duisburg, 5, 6, 101–102

GGalashiels, 13, 14Giant Eagle Supermarket, 23, 27–28Gillis, Jaap, 63Global Reporting Initiative (GRI), 158, 173,

174Global warming, 2, 22, 33, 59, 185Greenbuild conference, 84Green building, initiatives, 21–23, 35, 39, 85,

113Green Circle Shopping Center, 107, 108Green cleaning, 7, 122, 135, 149, 153, 203,

204Green, David, 81GreengenuityTM, 15, 162Greenhouse gas, 9, 59, 88, 94, 100Greenhouse Gas Protocol, 9Green retail

benefits of, 68, 69challenges of, 76–77consumer demand for, 75–76drivers, 83six key areas of focus, 75

Green roofs, 6, 24, 35, 36, 38, 54, 101, 102,113, 116, 122, 129, 141, 160, 170

Green Star certification, 21, 22, 34, 35, 43, 48,59, 110, 154, 158, 170, 183, 189,190

Green Travel Plan, 9, 11Grocers, 14, 23, 57, 88, 107, 113, 116, 120,

134–135, 144, 150, 151, 153, 174

Index 213

HHammerson, 29, 30, 31, 61Healthy buildings, 56Highcross, 31, 32High-performance buildings, 43–45, 53, 55,

58–59characteristics of, 43–45

Home Depot, 28–29, 75, 82, 121

IIndoor air quality, 17, 37, 43, 46, 55, 56, 119,

132, 133, 134, 150, 153, 159, 193Indoor environmental quality, 21, 45, 119–120,

121, 132–133, 134, 189, 191, 193,199, 203, 204

Integrated design, 55, 58, 84Interiors, 21, 41, 46, 49, 50, 51, 52, 54, 55, 57,

61, 63, 64, 69, 76, 116, 118, 119,123, 129–135, 141, 153, 191, 197,199

International Council of Shopping Centers(ICSC), 6, 15, 32, 43, 63, 100, 173

International Standards Organization (ISO), 6,8, 11, 12, 104, 106, 169, 184, 191

Investment, return on, 2, 5, 6, 7, 12, 14, 15,16, 29, 32, 56, 58, 61, 68, 69, 74,81, 85, 90, 92, 93, 94, 96, 103, 104,105, 109, 115, 145, 160, 175, 179,180, 183, 186

JJohn Lewis Partnership, The, 124–125

KKohl’s, 71, 76, 88, 89, 122–123, 159, 164, 170KPMG, 173, 174

LLandscaping, 31, 38, 51, 79, 110, 117, 137,

138, 140, 142–143, 153, 198, 201water-efficient, 117, 142–143

Land use, 10–11, 61, 70, 173, 180, 189, 195Leahy, Sir Terry, 125LEED R© (Leadership in Energy and

Environmental Design R©)growth of, 42LEED 2009, 45, 47, 49, 50, 57, 60, 121,

137, 200,LEED for Commercial Interiors

(LEED-CI), 41, 42, 49, 50, 51, 52,57, 72, 76, 116, 117, 129–133, 134,163, 171, 197, 200, 201, 202, 203,204

credit distribution, 198–199

LEED for Core and Shell (LEED-CS), 22,23, 24, 37, 41, 42, 49, 50–51, 76,81, 82, 107, 108, 175, 197, 200,201, 202, 203, 204

credit distribution, 198–199LEED for Existing Buildings Operations

and Maintenance (LEED-EBOM),41, 51–52, 137, 138, 146, 150, 152,161, 197, 200

credit distribution, 198–199LEED for New Construction (LEED-NC),

22, 26, 41, 42, 43, 45, 46, 47, 49–50,51, 53, 54, 57, 60, 76, 82, 121, 129,176, 197, 200, 201, 202, 203, 204

categories, 121credit distribution, 198–199

LEED for Retail Commercial Interiors, 57,129, 197

LEED for Retail New Construction, 57,197, 198

number of certified projects, 43project results, 121–122volume certification, 122, 133, 134, 151,

152, 159LeSong Mall, 37–38Life-cycle assessment, 44, 45Lifestyles of Health and Sustainability

(LOHAS), 75Lighting

day, 5, 6, 22, 32, 38, 46, 54, 56, 57, 62,107, 115, 120–121, 123, 133, 150

design, 51, 54, 103, 118, 130productivity gains, 56

Light pollution, 46, 54, 138, 141, 198, 201reduction of, 141

Lipkin, Ed, 107Low-toxicity finishes, 56–57Luz del Tajo, 12

MMacerich Company, The, 108, 109Macy’s, 89Marketing, 13, 16, 22, 50, 68, 69, 71–72, 79,

95, 123, 152, 157–165, 168, 172,175, 176, 184

five key steps for sustainable retail, 158Marks & Spencer (M&S), 12–14, 61, 75, 76,

99, 130, 157, 167, 174, 179, 182,183

Plan A, 12, 13–14, 182, 183Materials, resource conservation, 21, 119,

131–132, 146–149Melaver, Inc, 24, 84, 106

214 Index

Melaver, Martin, 24, 25, 84, 85, 106Metro Group Asset Management, 35Meydan Shopping Center, 35, 36Mirvac Group, The, 34Morningside Crossing, 26–27, 73Moseley, Don, 113, 114, 115, 185Multi Development, 4–7, 16, 63, 101, 169Mulvanny G2 Architecture, 113, 174

NNakheel, 185Nates, Michael, 185Net Present Value (NPV) factor, 93Net Zero Energy Commercial Building

Initiative, 17Northgate Mall Redevelopment, 108–109

OOffice Depot, 48, 75, 76, 91, 92, 131, 132, 157,

164, 182Open space, 38, 46, 51, 140, 198, 201Orion Springfield Mall, 34, 35Otto, Alexander, 102, 103

PParque D. Pedro, 12Payback period, 35, 80Percy, Jerry, 99Peternell, Mark, 15, 17Photovoltaics

building-integrated (BIPV), 90cost of, 11, 33, 53, 88, 90, 93, 95, 114, 126,

141, 160, 164, 170, 186current market for, 90–92economics of, 92–93financial benefits of, 93–94non-economic benefits of, 95

Plan A, 12, 13–14, 167, 179, 182, 183Portela, Alvaro, 8, 11, 167Post-occupancy evaluation, 45–5340 Princess Street, 106Productivity, 17, 22, 55, 56, 57, 68, 69, 133PRUPIM, 103–105Public transit, 6, 116, 130, 134, 171Purchasing (sustainable), 45, 52, 96, 104, 119,

131, 146–147, 171, 175, 176, 202,203

RRainwater harvesting, 10, 30, 31, 35, 116, 129Rapidly renewable materials, 54, 146, 147,

193, 199Real estate, 2, 15, 17, 29, 37, 63, 67, 68, 83,

91, 99, 103, 163, 170, 179, 184

Recyclingdurable goods, 148waste, 9, 28, 32, 46, 81, 176, 183

Redevco, 63, 105–106Regency Centers, 14–17, 162, 169, 180Rehorst, Arco, 6, 169REI, 58, 89, 164Renewable

energy, 2, 21, 35, 46, 59, 71, 87, 88, 89, 91,94, 95, 96, 119, 124, 126, 134, 144,145, 175, 185, 198, 202

energy credits, 87, 89, 94, 96energy incentives, 71materials, 54, 146, 147, 193, 199

Reputation, 7, 29, 73, 74, 152, 163Retail

challenges of applying LEED to, 57–58interiors, 63, 129–135opportunities for, 22

Retail buildings, 22, 45, 51, 58, 61, 62, 63, 67,80, 113–127, 197

Return on investment (ROI), 2, 16, 69, 71, 85,92, 93, 109, 115

Rio Sul Shopping Center, 9, 10Rose, Stuart, 12, 13, 167, 179

SSES Spar European Shopping Centers (SES),

32, 99–101, 169, 172–173Shopping centers, 2, 4, 6, 7, 9, 10, 11, 12, 14,

15, 17, 21, 23, 25, 26, 27, 31, 32,33, 34, 35, 37, 39, 44, 62, 63, 64,68, 69, 70, 71, 73, 75, 79, 89, 96,99–111, 113, 117, 129, 137, 138,139, 141, 143, 144, 145, 154, 158,161, 169, 172–173, 174, 175, 181,186, 190, 196

Shops at Northfield Stapleton, 23–24Siddiqui, Yalmaz, 182Simple Food Stores, 196Singapore Building and Construction Authority

(BCA), 36Site restoration, 53, 54Solar

energy, 34, 71, 87, 91, 94, 95, 175, 183investment partnerships, 93, 94, 96power, 23, 59, 68, 71, 87–96, 114, 116,

129, 145, 157, 161technology, 90thermal systems, 35, 38, 46

Solar Services Model, The, 95Sonae Sierra, 7–12, 63, 139, 167, 169, 180,

181, 184

Index 215

Stafford Park, 144Station Park Green, 107–108Stop & Shop stores, 151Stormwater management, 46, 51, 67, 81, 131,

140, 153, 201Subway, 123SunEdison LLC, 87, 90Sustainability

communications, 184guidelines, 182–183initiatives, 182planning, 175, 176reports, 180, 182, 184ten-point program, 179–187

Sustainable design, 21, 22, 41, 45, 76, 99, 107,108, 122, 168, 170, 171, 172, 192,194, 195, 200

TTanger Outlet Center at the Arches, 110Target, 7, 9, 29, 33, 62, 63, 69, 89, 99, 103,

104, 105, 109, 110, 121, 122, 125,148, 151, 158, 160, 180, 182, 183,191, 192

Tax incentives, 22, 74, 92, 93Telsey Advisory Group, 74Tenant guidelines, 7, 24, 50, 76–77, 175Tenants, 7, 10, 11, 14, 15, 16, 17, 23, 24, 26,

29, 30, 35, 44, 46, 50, 51, 56, 57, 60,61, 67, 68, 69, 72, 73, 76, 85, 89,99, 100, 103, 109, 111, 116, 130,131, 132, 137, 142, 144, 148–149,150, 158, 160, 161, 162, 163, 165,168, 175, 176, 180, 182, 183, 186,196, 197, 200, 201

Tesco, 61, 75, 125–126Training, 15–16, 29, 30, 55, 68, 84, 85, 104,

143, 149, 154, 165, 169–170, 175,183

staff, 104, 143Triple Bottom Line, 3, 4, 5, 176Turner Construction Company, 80

Green Building Market Barometer, 80

UUptown Monterey Shopping Center, 107Urban heat island effect, 46, 54, 109, 140–141U.S. Conference of Mayors’ climate change

initiative, 59U.S. Department of Energy, 17U.S. Environmental Protection Agency, 58,

163, 197U.S. General Services Administration, 44U.S. Green Building Council (USGBC), 21,

26, 43, 44, 45, 49, 52, 54, 57, 60,81, 82, 84, 122, 133, 134, 151, 170,191, 196, 197

VVHB Engineers, 152Volume certification, 122, 133, 134, 151, 152,

159

WWachovia Bank, 133–134Wal-Mart, 23, 74, 76, 82, 87, 88, 113–116,

124, 157, 158, 185Waste

responsible disposal, 147stream audit, 148

Waterefficiency, 46, 67, 107, 114, 117, 121, 130,

134, 173, 191, 198, 201, 204efficient design, 9efficient landscaping, 117, 142–143, 198,

201metering, 142reclaimed, 143recycling, 10

Welling, Derk, 105Wild, Marcus, 99Woolworth (South Africa), 168–169World Business Council for Sustainable

Development, 8, 9, 146

ZZero net energy buildings, 58

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