Developers often see green as requirement

At the Brookwood, one of Buckhead’s newest high-rise condominiums, it’s easy to spot the floor-to-ceiling windows, stone countertops and private balconies that add zeroes to the price.

Harder to find are the energy- and water-efficient technologies hidden in the closets, plumbing and walls that have the Brookwood on track to earn Leadership in Energy Efficient Design (LEED) certification from the U.S. Green Building Council. That means the 18-story complex will use less water and energy, and produce fewer greenhouse gases, than a similar building.

“That’s just an ethic that’s been more widely accepted,” said Mark Riley of Urban Realty Partners, one of the Brookwood’s developers. “We’ve got to take better care of the Earth.”

Of course, Riley is also hoping LEED status —- along with the promise of lower utility bills —- will give his building an edge in Atlanta’s decimated condo market.

However the market responds, future projects may not have the option. If a proposed green building ordinance gains approval from the Atlanta City Council, the extra effort Riley’s team put in to “green up” the Brookwood could be the baseline requirement for most new buildings in the city by 2012.

Already, Atlanta is trailing two smaller cities in DeKalb County in regulating eco-friendly construction.

In March 2008, Chamblee became the first city in Georgia to make major developers go green. Neighboring Doraville did the same in August, though both cities’ local laws didn’t take effect until April 1 of this year.

In Atlanta, the development community has cited concerns such as cost and whether the city can effectively administer another layer of red tape. But Chamblee and Doraville officials say, so far, pushback from developers has been minimal.

Chuck Schmandt, who hopes to develop 30 acres in Chamblee off Buford Highway into a mix of shops, offices and restaurants, says his pledge to meet the LEED standard is a key draw for the limited credit available in the current environment. The $145 million proposal, called the International Village, is in bankruptcy protection as Schmandt works to secure financing.

“A lot of things in the certification are good development practice anyway —- water conservation, recycling, using solar panels,” he said. “Everybody’s mind-set should be to do that. It wouldn’t surprise me if lending institutions started making it a requirement.”

Nationwide, the list of major cities mandating energy- and water-efficiency standards for new buildings is growing. According to the Green Building Council, which administers LEED, Dallas will require green building standards for all new residential and commercial buildings permitted starting in 2011. Baltimore, Boston and Los Angeles are also requiring green building in the private sector.

Other local governments, including Georgia’s Chatham County, offer tax incentives. Still others promise an expedited permitting process or higher density zoning.

Even without mandates and incentives, metro Atlanta is already a national leader in the trend, according to SustainLane, an eco-friendly media network.

The region ranks third in the country in LEED-certified buildings, with 41 certified and an additional 150 in the pipeline. One building at the Centers for Disease Control and Prevention in Chamblee has earned LEED Gold standard, while another is aiming for it.

“It’s just about changing people’s mind-sets and make thinking green part of the process of developing,” said Dan Schultz, Chamblee’s development director.

The motivation is different for each city. In Atlanta, Mayor Shirley Franklin is concerned about the city’s carbon footprint and strained water source.

Doraville city leaders have said they want a quality project to take the place of the shuttered GM plant. “I want it to be a showcase for Doraville, for DeKalb County, for the whole area,” said Councilman Bob Roche, who pushed the green building requirement.

In Chamblee, leaders had already been encouraging developers to adopt green practices, such as recycling construction materials and using more natural light, as they turned former mills and factories into loft homes near the city’s MARTA and freight rail lines.

Making those practices a requirement was a natural step, said Mark Wedge, the councilman who championed the idea.

“Chamblee is going to redevelop, so why not do it right?” he said.

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RULES AND REGULATIONS

ATLANTA

Proposal under consideration

Possible timeline: The City Council is expected to vote this summer, effective 12 months later

Requirements: In the first phase, which could take effect in 2010, new commercial buildings of 20,000 square feet or more, and midrise, multifamily buildings with four to six stories, would have to achieve energy-efficient status through LEED, Green Globes or a comparable third-party measurement spelled out in the ordinance. In the second phase, which could take effect in 2012, all new construction and renovations (except low-rise residential of three stories or less) would have to meet the requirements.

CHAMBLEE

Adopted March 2008

Effective date: April 1, 2009

Requirements: All new commercial, industrial or multifamily projects of 20,000 square feet or more must achieve either LEED status or Green Globes status. To earn these ratings, developers receive points in categories such as water efficiency and indoor environmental quality. The city may exempt a developer based on hardships, such as lack of availability of recycled materials.

DORAVILLE

Adopted August 2008

Effective date: April 1, 2009

Requirements: All new commercial, industrial or multifamily projects of 20,000 square feet or more must achieve LEED status, as must any new municipal building, regardless of size. The city may exempt a developer based on hardship.