september 29, 2008 an advertising supplement to the los angeles...

TheGreen

BUSINESSReport

September 29, 2008An Advertising Supplement tothe Los Angeles Business Journal

This special advertising supplement did notinvolve the reporting or editing staff of theLos Angeles Business Journal.

IS

COMMERCIAL REAL ESTATECOMMERCIAL REAL ESTATE

22 AN ADVERTISING SUPPLEMENT TO THE LOS ANGELES BUSINESS JOURNAL SEPTEMBER 29, 2008

By RICHARD LUDT

IN today’s green build-ing environment muchis said about Product

Stewardship and theresponsibility of the man-ufacturers to reclaim theirproducts and ensure thatthese products meet theend of their useful lives ina responsible manner.

Electronics manufac-turers have stepped up tothe plate, after govern-ment mandate, and wenow pay in advance forthe recycling of our e-waste. The constructionindustry has, also by gov-ernment mandate, takenup the mantle of recy-cling. They take the mate-rials to a state certifiedC&D facility; this is thenew “other guy”. To reachthe mandated diversionrate facilities are relyingon the “Facility Average”to prove recycling. Theyweigh all incoming mate-rials, take out heavy itemsand items with positivevalue, the rest is sent tolandfill. They fulfill theirmandated recycling quotaand on paper they aredoing a fantastic job.

The City of Los Angelesis in the process of writinga new ordinance that willmandate the recycling of

construction and demoli-tion debris. In its draftform, the ordinance isrequiring that 100% of allC&D debris be taken to acertified processor forrecycling. The simplicityof this plan is brilliant.There are no deposits totrack, no reports to file,just use a certified haulerand they will keep track ofeverything.

Once again, “the otherguy” has to be paid.While the mandate fromthe city is a phenomenalstep in the right direction,taking all of the debris toa certified recycler is goingto cost more than takingit to the landfill. Withlandfill prices runningabout $30.00 per ton, andprocessing prices runningabout $60.00 per ton theconsumer is going to bearthe brunt of the costs.

Of course to put thisinto perspective, in 2013the largest landfill in thearea will be closing forgood. The Puente HillsLandfill will have reachedcapacity and the trashthat now goes there willhave to be shipped by railto a new landfill in thedesert, meaning that thedisposal price will climbto near parity with recy-cling prices.

Now for the real ques-tion: Is the recyclingactually taking place?C&D does not stand forConcrete and Dirt, butthat is what these facilitiesare taking out of the wastestream—concrete, dirt,wood, metal, and card-board, the heavy itemsand the materials that areworth something. Thebulk of the materials aresent to landfill. Thelighter, less valuable, toxicmaterials like drywall, car-pet, doors and manufac-tured lumber are what weare burying. This time,“the other guy” doesn’tcare. He’s getting paid totake the material to a cer-tified facility, and he hasdone that. So where doesthe environmentalresponsibility lie?

This time, it lies withyou. Now you know. If wedo not demand the TRUErecycling, then “the otherguy” is going to make aquick buck, and you haveto live with the fact that thetoxicity leaching into theground water could havebeen prevented. But we leftit to “the other guy”.

Richard Ludt is Waste Man-agement Administrator/LEED AP with InteriorRemoval Specialist, Inc.

SEPTEMBER 29, 2008 AN ADVERTISING SUPPLEMENT TO THE LOS ANGELES BUSINESS JOURNAL 23

Environmental Responsibility:Not the “Other Guy’s” Problem

Can AV be Green?

THE GREEN BUSINESS REPORT

FACILITY managers,architects, and con-sumers well know that

things are definitely goinggreen. What about theAudio Visual industry? Asmore buildings becomeLEED certified (Leadershipin Energy and Environmen-tal Design – the U.S. GreenBuildings Council’s nation-al standards focusing onenergy efficiency, minimiz-ing pollution, and reducingoverall environmentalimpact), and as more com-panies implement greenpolicies, the AV industry isstriving to meet these stan-dards. Here are severalthings organizations can dotoday to advance theirgreen initiatives.

Even before “green”came to the forefront ofthe collective national con-science, video-conferenc-ing was used as a way forcompanies to save moneyand work more efficiently.Add to that the significantreduction in carbon emis-sions by less travel andvideo-conferencing isbecoming one of the pri-mary ways companies canpositively impact the envi-ronment. Perhaps in antic-ipation of pending govern-ment legislation, somecompanies have alreadybegun tracking miles nottraveled by using video-conferencing. Conferenc-ing equipment manufac-turers have also introducedsoftware services that alloworganizations to track thereduction of their carbonfootprint and demonstrateemissions savings. In addi-tion, the quality of video-conferencing continues toimprove with recent intro-ductions of HD and telep-resence technologies, mak-ing for an experience with

greater impact.As technologies contin-

ue to improve, AV equip-ment is becoming moreenergy efficient. Both plas-ma and LCD monitors aremore energy efficient thanthe old CRT monitors. Butplasma screens, known forgreat colors and high con-trast, are still energy hogscompared with LCD. Thatis changing as plasmamanufacturers are develop-ing new technologies toreduce power consumptionby 50%. LCD manufactur-ers are also working withLED backlights, therebyeliminating the mercuryfound in transitional fluo-rescent backlights. Organi-zations trying to go greencan also specify projectionscreens that are certified aslow chemical emittingproducts. Additionally,more and more AV equip-ment will be certified asEnergy Star compliant.

Control systems havetraditionally allowed userssimplified operations ofcomplex AV systems. Butas AV has become moreintegrated in IT, control

systems have been able togo far beyond the confer-ence room. Control soft-ware can now monitor andtrack not only AV compo-nents, but lights, shadesand drapes, ceiling fans,HVAC, and outdoor sys-tems such as sprinklers ona facility-wide basis. Thisallows facility managersthe opportunity to takeadvantage of energy savingopportunities such assweeping unneeded lightsafter hours, adjustingHVAC settings duringunused period, and man-aging AV resources.

AV can already play amajor part in an organiza-tion’s policies to go green.To reduce travel by utiliz-ing video-conferencing,specifying newer energyefficient technologies, andintegrating the manage-ment of facility sub-sys-tems, corporations,schools, and governmentscan go green with AV.

This article was provided byCCS Presentation Systems. Formore information, please [email protected].

Sustainability: A Sound Business Model

By LARRY BONDand SILVIA SAUCEDO

SUSTAINABILITY over thepast few years has beenthought of as a “feel

good” approach to the con-nection between real estateand the environment. Thisis no longer the case.Today real estate industrylenders, investors anddevelopers cannot turn ablind eye towards it solelyfor financial reasons. Notonly are tenants increasing-ly demanding a green work-

ing environment, it is likelythat entitlements and per-mits for new constructionwill be difficult, if notimpossible, to obtain foranything less than a trulyhigh performance sustain-able building. Recently, LosAngeles unveiled its greenpolicy joining a long list ofmunicipalities which havelegislated sustainable devel-opment as key to theirgrowth plans. By the endof this decade, it is likelythat every city in Californiawill have significant sus-

tainable standards for newdevelopment and existingretail, commercial andindustrial buildings withintheir boundaries. Evidenceto this rising tide is that theU.S. market in green build-ing products and services isestimated to grow to $60billion by 2010 from $7 bil-lion in 2005, according tothe United States GreenBuilding Council.

In addition to beingsocially responsible, green

Continued on page 24

development and the oper-ation of property with effi-ciency in mind is the rightbusiness model especiallyin today’s difficult realestate market. With unsta-ble energy prices providinguncertainty in buildingperformance, sustainabilityprovides one of the fewopportunities for positivefinancial performance.However, many unknow-ingly believe that sustain-ability substantiallyincreases construction andoperating costs with littlebottom-line benefit. This isnot true, especially asadvancements in greentechnology continue todrive costs down. Exacer-bating the perception is thecommon mistake of con-sidering sustainability andoperating efficiency onlyafter design documentshave been united. This istoo late. A building is anorganism made up of intri-cate systems that cannot beeffectively designed if eachdiscipline works in a vacu-um. Sustainability isdirectly related to integrat-ed design and up-frontconsideration and calcula-tion of system balance.

If done correctly, theadditional costs, if any, asso-

ciated with new green con-struction or the retrofit ofexisting buildings will beminimal and the operatingcost savings (in insurance,utilities, landscaping, main-tenance and repairs) will faroutweigh the initial expense.For example, at Bond Com-panies’ Sunset+Vine project,we achieved significant sav-ings by recycling or reusing97% of construction wasteand using recycled steel andother sustainable materials.Recent studies have also pro-vided quantifiable proof thatcertified energy-efficientbuildings can commandhigher rents and sales prices.

Unfortunately, manyhave been unexpectedlycaught in the wake of thesustainability movement,not knowing what to do orwhere to start, or believingthat simple energy savingsprograms will satisfy gov-ernmental mandates. BondCompanies’ Sustainable

Develop-ment Ser-vices practicewas designedspecificallyto help exist-ing propertyowners,developers,users andcapitalproviders

create and implement greenstrategies that meet bothsustainability and economicbusiness plan goals.

A nationwide leader insustainability for morethan a decade, Bond Com-panies uses its extensiveknowledge and experienceto green both existing andnew properties for itsclients. Projects haveranged from award-win-ning ground up mixed-usedevelopments to the green-ing of standard officespace, including the firstLEED-CI Gold designatedoffice space in Los Angeles,for far less than the cost ofconventional construction.

Larry Bond and Silvia Saucedoare with Bond Companies.For more information, contactSilvia Saucedo, Vice Presidentof Sustainable DevelopmentServices at 800-257-9498.


By IAN BRESS

There are many compellingreasons to go ‘green.’ Pri-marily, tenants, buyers andinvestors are calling for it.With vacancy rates at theircurrent level, everyoneshould be looking at a dif-ferentiator fortheir buildings.Right now, thedemand for‘green’ spacehas outstrippedsupply.

The green-ing of com-mercial realestate is dri-ving higherrental rates,higher retention of ten-ants and provides for anattractive occupancyproposition to those ‘A’tenants seeking environ-mental best practices inthe buildings they occu-py. It is also a key driverin creating improvedappreciation in buildingsthat can demonstrateLEED certifications or sus-tainable practices andoperations.

There are now com-

prehensive studies thatshow improved sales andlease up of green build-ings. A new study by theCoStar Group has foundthat sustainable “green”buildings outperformnon-green buildings inkey areas such as occupan-

cy, sale price andrental rates. Thisis leading tohigher revenuethrough top ofthe marketrents, faster leaseup relative tomarket andlower re-leasingexpenses due tohigher tenantretention. LEED

buildings command rentpremiums of $11.33 persquare foot and have a4.1% higher occupancy.They are selling for $171more per square foot.

Energy Star certifiedbuildings also commanda premium, renting at$2.40 a square foot high-er with a 3.6% higheroccupancy rate. EnergyStar buildings sell for anaverage of $61 per squarefoot more than buildings

that are not so rated.Meanwhile, with ten-

ant demand for greenbuilding at a peak, theiroccupancy rate is expect-ed to increase by another3.5% and rents in greenbuildings are expected toincrease by an average of3% across the industry,according to the researchcited by UBS. CoreNetGlobal has reported that90% of Senior Executivessurveyed consider sus-tainability a near-termcritical business issueand 80% of them wouldbe willing to pay morefor green Real Estate.

Green buildings alsohave lower operating costswhile achieving highersales prices, and due totheir energy efficiency,the spiraling costs of ener-gy is mitigated

Green buildings canreduce energy costs by upto 30% with existing ener-gy-efficient technology,according to the U.S.Department of Energy.The California AirResource Board estimatedthose savings up to 40%. AMcGraw-Hill study found

Commercial Real Estate OwnersDerive Green Benefits

Bond Saucedo

Bress

Continued from page 23


Bond Companies has been providing entitlement, management and development services todevelopers, owners, users and capital providers for more than 20 years. We are proud to makea big difference without leaving a large footprint.

Ask for Silvia Saucedo,

VP Development Services

[email protected]

As a recognized expert in sustainability, Bond Companies implements greenstrategies that meet your sustainability and business plan goals.


an average expecteddecrease in operating costsof 8% to 9% across theindustry, a predicted aver-age increase in value ofaround 7.5%, and averagereturn on investment forsustainable improvementsexpected to rise 6.6%. Also,such actions will lowerreplacement reserves andresult in reduced mainte-nance costs.

Green buildings pro-vide strong financialincentives to both owner-occupants and (net)lessees to adopt energy-saving technologies inorder to reduce utility billsand have lower exposureto a volatile energy marketand the resultant risingcosts. A RREEF Researchreport published inNovember of 2007 docu-mented energy savings forgreen buildings to be anaverage 30%-40% overconventional buildings,which equates to annualsavings of approximately$135,000-$150,000 for atypical 200,000 squarefoot office building.

Indirect BenefitsAmong the less tangi-

ble but no less importantbenefits of green buildingsare their appeal to sociallyresponsible investors.

Responsible PropertyInvestment (RPI), the prac-tice of selecting only sus-tainable properties forfinancial consideration, isbecoming especially com-mon with public pensionfunds, which account for alarge share of Real Estateownership. Two of thelargest & most widelyrespected pension funds:CALPERS - California Pub-lic Employees RetirementSystem and CALSTRS -California State TeachersRetirement System havepromulgated guidelinesadvocating green policies(Green Wave). The lesssustainable a building, i.e.the more obsolete, the lesschance there is of moniesbeing derived from theproperty. Sustainabilityaddresses the future in

more ways than one.Corporate facilities rep-

resent the public face of itsenvironmental policiesand efforts. A businessthat operates with a strongenvironmental stance canuse such a program toserve as an enhancementof the company’s imageand marketability. Manycompanies are takingadvantage of their path tosustainability. Eighty-sixpercent of businesses onthe Standard & Poor’s 100Index have corporate sus-tainability websites, com-pared to 58% three yearsago. The Dow Jones Sus-tainability Index lists thetop corporations with sus-tainability statements andthis has proven to be adetermining factor inmore and more stock

trades and purchases.Sustainability refers to

the concept that currentactivities should beplanned to meet the needsof the present withoutcompromising the abilityof future generations tomeet their own needs.From a business sense, italso serves to enhance theability of a corporation toprosper in the future.Property values rise, ten-ants will stay and the divi-dends paid from sustain-able actions will benefitthe bottom line for yearsto come. That premise isdifficult to refute.

Ian Bress is President, CEOof Pacific Building Care.

By GREGG BUDGELL

COMPANIES these daysare looking for morethan a pretty façade

to house their operationsor having a nice freewayconvergence nearby. Asknowledge and under-standing about sustainabili-ty is getting deeper in themarketplace, discerningbusinesses are now lookingbeyond ‘Location, Loca-tion, Location.’ Investigat-ing building interiors andoperations when searchingfor space to lease or buy isbeing realized as a smartbusiness decision.

Property managers andbuilding owners mustunderstand that the mar-ketplace is changing andthat sustainable buildingsare the new preference onthe block. Fortunately,there are many improve-ments that can be made inboth processes and equip-ment that are not only lowcost, but will provide eco-nomic benefits in return.

Some of the same greendesign features that makebuildings less expensive tooperate also render thefacilities more conducive to

contented, productive andhealthy workers. Withlabor costs being such ahigh proportion of a firm’soverall operating expenses,even small productivitygains can yield attractivefinancial returns.

If it is taken into accountthat up to 30 percent of allstandard buildings containindoor air contaminationand that, in general, indoorair quality can be from 2 to100 times worse than out-door pollution, then it onlymakes sense to want thetype of verifiable clean &healthy workplace thatgreen buildings deliver.

In fact, indoor pollutioncosts more than $50 billionin the United States andCanada due to healthcareexpenses, absenteeism, lostproduction, and lost revenue.In the workplace, allergicreactions to unhealthyIndoor Air Quality (IAQ)account for more than 10million workdays missed byemployees each year. In addi-tion, the U.S. OccupationalSafety and Health Adminis-tration (OSHA) estimates thatpoor indoor air quality, also

Commercial BuildingHealth & Safety



THE ECONOMICS OF GREEN ...

• Higher rental rates per square foot

• Tenant retention on large lease renewals

• Higher building appreciation driven by

lower energy costs

• Competitive advantage to attract AAA

tenants seeking lower energy costs and

environmental best practices

• Lower vacancies and repositioning build-

ings with green go-to-market strategies

• Meeting expectations of commercial real

estate constituents in greening your

building

Always Greenwww.Irsdemo.com


known as sick building syn-drome, affects between 30million and 70 millionworkers annually. A well runsustainable building mini-mizes these adverse factors.

Those tenants currentlyresiding in green buildingsare pleased by the positivebenefits of sustainablebuildings on absenteeism,productivity, employeemorale and turnover. Theaverage increase in produc-tivity in a sustainable build-ing can be as high as 10-16%, depending on mea-sures taken and the qualityof the indoor environment.Subsequently, enlightenedtenants are motivated topay a premium for spaceyielding tangible productiv-ity gains- especially whengains of 1% would beequivalent to reducingproperty costs by 10%.

Of course, such successand tenant satisfaction getspublicized fairly quickly,which, again, creates pres-sure to emulate sustainableoperations. As the differencesbetween ‘green’ and ‘brown’buildings become more obvi-ous, so do the choices own-ers need to make.

A First Easy StepA Green Cleaning Pro-

gram, such as the one Pacif-ic Building Care provides,mitigates many of theseIAQ problems. PBC hasmade a commitment to itscustomers and staff that wewill use a fully comprehen-sive Green Cleaning Pro-gram, that includes the useof Green SealCertified chemi-cals cleaning pro-grams and meth-ods that promotea safer andhealthier envi-ronment in all ofits cleaning oper-ations. By imple-menting “GreenCleaning” sys-tems to clean your facility,PBC contributes to ahealthier and environmen-tally responsible facility.

Recent studies haveshown that healthyindoor air quality is a lead-ing contributor toincreased rates of workerproductivity and moral.PBC’s Green Cleaning pro-gram provides our cus-tomer’s with the compo-nents for an internal(employees/tenants) andexternal (general public)program they can share. Itwould help create ahealthier environment foremployees who spendmore time at work thanthey do at home. GreenCleaning has lower impacton the environment, posi-tioning the company as a

“Good Corporate Citizen”.It contributes to improvedworker safety while beingin compliance with gov-ernment mandates.

PBC’s fully comprehen-sive Green Cleaning pro-gram contains the follow-ing components:• Chemicals: PBC isstrongly committed toensuring the use of qualityGreen Seal approvedchemicals in the buildingswe service. Through yearsof testing and evaluation,PBC has implemented theuse of private labeledGreen Seal approvedchemicals throughout our

portfolio. • Microfibercloth systems:PBC has imple-mented the useof microfibercloth systemsthat ensure weare capturingas much dustand particulatefrom an office

environment and remov-ing it from the buildingversus traditional methodsof dusting. To furtherenhance the program, themicrofiber cloths are colorcoded so as to avoid crosscontamination in areascleaned.• Vacuum Equipment thatis CRI (Carpet & Rug Insti-tute) Approved: PBCensures that all its vacuumequipment meets the CRIGreen Label Certification.This equipment employsthe use of additional filtra-tion to capture and removedust from buildings andoperates at less than 70decibels, which minimizesnoise pollution.• Properly Trained WorkCrews – Recurring Train-ing: All PBC staff is

trained and supported inutilizing methods andpractices that promote ahealthier work environ-ment. This training is cru-cial to ensuring our GreenCleaning program is effec-tive and efficient. EachPBC employee is providedinitial training on allequipment and chemicalsat the commencement oftheir employment withPBC. However, this train-ing and support does notstop there. PBC provides aminimum of monthlysupport and training toour staff to ensure theirknowledge and compli-ance with our GreenCleaning practices andprocedures.• Stewardship: Each of ourcustomers has the advan-tage of PBC’s depth ofknowledge in Sustainabili-ty. Whether it is the desireto become a LEED Certifiedfacility, or simply toemploy green practicesthroughout a building, PBCwill assist in bringingtogether the vendor part-ners, providing referralsand facilitating the needs ofour customers in this evolv-ing climate. PBC’s person-nel remain continuallyactive in organizations suchas the US Green BuildingCouncil, Green Seal, BOMAand IFMA to ensure wehave the knowledge andability to assist our cus-tomers in staying currentwith trends and technologyin the Green arena.

Carrying the MessageThe reduction of

indoor air particulates, theabsence of harmful chemi-cals and the resultantimproved air quality leadsto healthier, more produc-tive work force. The use of

consumable products withrecycled and recyclablecontent minimizes theneed to deplete naturalresources. Waste streammanagement processeskeep trash out of landfills.Utilizing equipment thatis energy efficient; thatensures no dirt particlesescape their grasp and thatare quieter than oldermachines reduce air andnoise pollution.

As described above,green cleaning is morethan having the rightchemicals. Coordinatingthe components of a com-prehensive program isvitally important in realiz-ing the positive outcomesof facility operations.Rolling out individual ele-ments without orchestrat-ing the overall programwill not equal an effectivegreen cleaning program.

Green cleaning is not aslogan and not a promise.Green cleaning is evenmore than a program.Green cleaning is an atti-tude; one that has to be per-vasive throughout the jani-torial company enterprise.Any janitorial organizationthat states it engages inenvironmentally safe, lowimpact cleaning processesmust have the convictionto support their claims.

Through communica-tion and leading by exam-ple, PBC will continue toeducate its customers aboutthe services they are provid-ing and their benefits. Asthe benefits of the PBCcomprehensive green clean-ing program are realized, itinevitably becomes a gate-way activity that leads tomore sustainable actions.

The practice will radiateoutside of the workplace.Janitors and building occu-pants will bring home theselessons and initiate themwhere they live and play.Their actions will exert asubtle, implied peer pres-sure that will be createdfrom the awareness of whatthey are doing, and why.Other people will start fol-lowing suit. And so it goes.

Green cleaning is a sig-nificant step to sustain-ability and the consequentmitigation of global warm-ing. In the context of eval-uating green house gasemissions and sky-rocket-ing energy prices, this cul-tural shift that greencleaning encourages is animportant paradigm. Itnaturally leads to moreimportant decisions onwhat each of us can do forour businesses, for societyand for the environment.

Gregg Budgell is SeniorAccount Manager withPacific Building Care.

Budgell



By LARRY EISENBERG

Over the past severalyears, corporateAmerica, local gov-

ernment and private citi-zens have all embraced theconcept of “going green.”For some, the idea of beingmore energy efficient andplanning for our future isimportant to them person-ally. For others, like for-ward-thinking companies,it is because they realizethere is a viable economicfuture in the burgeoninggreen industry. Either way,this growth has translatedinto an increased demandfor workers in green jobs,some of which include:construction, engineering,architecture, and researchand development.

A forecast from theAmerican Solar Energy Soci-ety reported that renewableenergy and energy-efficientindustries were responsiblefor the creation of nearly8.5 million jobs in 2006. By2030, the number of directand indirect jobs related torenewable energy and ener-gy efficiency is expected toreach 40 million.

The bottom line is greenjobs are going to have apositive impact on ourregion’s economy and oureconomic growth in theyears to come.

One of the biggest obsta-cles facing the growth ofgreen-collar jobs is thepotential lack of skilledworkers. There are already anumber of colleges and uni-versities that are institutingspecialized degree programsto supply the burgeoninggreen industry. Manywould argue, however, thatinstitutions aren’t doingenough to address theincreasing need and it’stime to face the issue of sus-tainability head-on. As the“greening of America” con-tinues, companies and orga-nizations would do well tobe prepared by developingtraining programs the bene-fit the needs of a 21st centu-ry workforce and, at thesame time, to lead by exam-ple when it comes to sus-tainable development.

Setting the example Serving approximately 36

cities in Los Angeles Countyand covering an area ofmore than 882 square miles,the Los Angeles CommunityCollege District (LACCD)has been educating andtraining the region’s diverseworkforce since 1969. Fiveyears ago, after receivingmore than $2.2 billion in

bond funding, the LACCDBoard of Trustees (BOT) sawthe opportunity to accom-plish a simple objective:develop what wouldbecome one of the largestpublic sector sustainablebuilding efforts in the U.S.

The new policy mandat-ed that all new buildingsfunded with at least 50 per-cent of bond dollars bedeveloped to meet Leader-ship in Energy and Environ-mental Design (LEED™)standards, a national ratingsystem developed by theU.S. Green Building Coun-cil. As a result of that com-mitment, the District cur-rently has 44 new LEED™buildings planned, underconstruction or completed.It also adopted a cutting-edge renewable energy pro-gram using non-carbonbased renewable energysources and highly sophisti-cated energy storage tech-nology that will make theDistrict energy independent.

The District’s sustainabledesign and construction isevident throughout the LosAngeles basin: integratedsolar farms at East Los Ange-les, Mission and Pierce Col-leges; a natural-light filledMaintenance and Operationsbuilding at L.A. Valley Col-lege; a water-saving botanicgarden that serves as a “livingclassroom” at Pierce College.

The LACCD’s innovativeprograms and services haveserved as the catalyst forchange and success for morethan three million studentsthroughout its more than 70years of service. Thanks toits innovative sustainabilitypolicy, which is focused onachieving a cleaner, healthi-er environment by adoptingnationally-recognized stan-dards and guidelines, theDistrict has set a high stan-dard for all public agenciesto follow.

In step with its greenpolicy, the District has alsoset out to increase energyefficiency and decreasegreenhouse gas (GHC)emissions. In April 2005,the District voluntarilysigned an agreementbecoming one of the firstcommunity college districtsin the state to join the Cali-fornia Climate Action Reg-istry (CCAR). In September2007, the LACCD contract-ed Ryerson, Master andAssociates, Inc. (RMA) toconduct independent veri-fication of its GHG annualemissions for calendar year2004, 2005 and 2006.Once the reports were com-

The Importance ofSustainability for the21st Century Workforce


PBC’S GREENCLEANING PROGRAM

Up to 10 LEED points directly achievable through

a comprehensive PBC Green Cleaning Program.

PREREQUISITE: Green Cleaning Policy GS-42

standards must be met.

Points can be earned by:

High Performance Cleaning Program 1 point

Custodial Effectiveness Assessment 2 points

Sustainable Cleaning 3 points

Products and Materials

Sustainable Cleaning Equipment 1 point

Entryway Systems 1 point

Indoor Integrated Pest Management 1 point

LEED AP 1 point

NINE LOS ANGELES COMMUNITY COLLEGES. ONE APPLICATION.

City | East L.A. | Harbor | Mission | Pierce | Southwest | Trade-Tech | Valley | West L.A.

www.LAcolleges.net www.LACCDBuildsGreen.org

Committed to providing education and training opportunities in science, health and technology for the next generation

The Los Angeles Community College District Building Towards the Future

Dedicated to environmentally-friendly, state-of-the-art design and construction


piled and the findings cer-tified, the LACCD madetheir emissions publicthrough the CCAR. TheDistrict’s goal is to payattention to its GHG emis-sions, reduce them andbecome a role model forother institutions of highereducation to follow.

LACCD’s green policyhas almost single-handedlymade sustainable materialsand design affordable andaccessible to Los AngelesCounty. In 2001, whenthe Trustees first madetheir intent to build sus-tainably known, there wereonly 128 LEED™ accredit-ed professionals in Califor-nia. Today there are morethan 800 LEED™ accredit-ed professionals in LosAngeles County alone.

Training the21st century workforce

A recent analysis of theCalifornia Air ResourcesBoard (CARB) proposedplan to cut carbon dioxideemissions to 1990 levels by2020 estimates that Cali-fornia’s productivity wouldpotentially increase by $27billion over what would berealized if the state didn’tmake the cuts. The ‘green-ing’ of California couldalso mean 100,000 morejobs in 12 years and anincrease in per capitaincome of $200 annually.

As the housing and

financial markets continueto suffer, many local gov-ernments are looking togreen industries and tech-nology as the ‘future’ foreconomic success and vitali-ty. As those industries con-tinue to grow in response tothe industry’s evolutionand overall need, there is agreater necessity for trainedworkers that are in stepwith the technology andprepared to take that tech-nology to the next level.

There are more than 18million students at morethan 4,000 colleges and uni-versities around the country.While many colleges arefocused on greening theircampus, a study by theNational Wildlife Federationfound that only 53 percentof the more than 1,000 cam-puses examined offeredenvironmental studiesmajors or minors. This isparticularly true of disci-plines that aren’t traditional-ly connected to the environ-ment or environmentalissues. While overall growthmay be slow, the good newsis that there are now morethan 600 environmentally-focused institutes at schoolsthroughout the country.

Beyond promoting amore sustainable future,institutes for higher learn-ing would also do well toconsider presenting initia-tives, education and train-ing programs in an envi-ronment that further pro-motes environmental

awareness and that directlyand indirectly impact stu-dents in a positive way:• Colleges designed withproper ventilation, materi-als selection, and acousticalquality have been found toimprove student andemployee health, whichleads to improved atten-dance figures;• Attention to site planningand adequate day lightinghas been shown to height-en student performance byas much as 25 percent;• Energy and water operat-ing costs can be reduced by20 to 40 percent throughthe use of new technologiesand conservation methods;• When advanced technol-ogy and design are madevisible, buildings canbecome teaching tools andimportant features of col-lege curriculum.

Educating more than188,000 students per year,the LACCD is in an idealposition to not only provideour region’s green workforcewith the education and jobtraining they need to suc-ceed, but to lead by exampleon global issues which canmake a positive impact onour environment.

Last summer, theLACCD announced thedevelopment of a new cur-riculum, which will pro-vide both advance techni-cal and basic skills trainingto unemployed and under-employed residents in theregion to improve their job

placement. The programsand services are sector-spe-cific and target high-wage,high-demand industriessuch as sustainable ener-gy/utilities, technology andconstruction to name afew. After completing theirstudies, students will beable to obtain jobs in thefull-range of career paths ineach of these sectors.

But learning doesn’t justtake place in the classroomor lecture hall. That is whyLACCD extends its educa-tion efforts about sustain-ability to the communityas well. Once a month, theLACCD’s board room dou-bles as a lecture hall asattendees gather to listento notable experts on everyimportant issue of ourenvironment, both localand international, learnabout the problem, andbecome an active part ofthe solution. This Sustain-ability Collaborative is freeand serves as a networkingactivity where attendeescan learn about all aspectsof a sustainable future.

The District is aware ofits role as both an institu-tion of higher educationand a role model for thecommunity, which is whyit has embarked on anambitious campaign toraise awareness on the ben-efits of sustainability. On astate wide level, its Boardof Trustees has actively par-ticipated in the League ofCalifornia Community

Colleges, sharing sustain-able building policy imple-mentation techniques withother boards of trustees,and has participated inUC/CSU sustainability con-ferences, Green Build Con-ferences, the state-widePartnership between Ener-gy Companies and Col-leges, and addressed manyneighbouring school dis-trict boards to encouragesimilar efforts in otherschool districts.

On an international level,the Board has been a leaderin the field of sustainabledevelopment by becomingthe first in the world to seekboth LEED™ and BuildingResearch EstablishmentEnvironmental AssessmentMethod (BREEAM) creden-tials, which seek to mini-mize the adverse effects ofnew buildings on the envi-ronment while promotinghealthy indoor conditionsfor the occupants.

Seventeenth centuryBritish author, John Donnesaid, “No man is an Island,entire of itself; every man isa piece of the Continent, apart of the main...” TheLACCD has taken thisapproach to heart. That iswhy, over its long history,the District has establishedseveral important partner-ships and collaborations.For example, during thedevelopment of the Dis-trict’s sustainability policy,Board members turned toleading environmental

groups to brainstorm anddraft what would becomethe District’s award-win-ning green policy. Thatpartnership not only pro-vided a good source ofintellectual capital andexperience, but it also pro-vided strong leadership andsupport when it counted.

If we are to act as leadersfor the next generation, weunderstand that it’s impor-tant for us to turn to oneanother for guidance; preparefor the future; educate thosethat will take the reins afterus; and lead by example.That is why the LACCD isembarking on a sustainablepath of growth and develop-ment and, at the same time,imparting what we learnalong the way to the studentswho will become the busi-ness, government and com-munity leaders for the nextgeneration.

Larry Eisenberg is ExecutiveDirector Facilities Planningand Development for the LosAngeles Community CollegeDistrict. Serving approximately36 cities in Los Angeles Countyand more than 188,000 stu-dents per year, the Los AngelesCommunity College District(LACCD) has been educatingand training the region'sdiverse workforce since 1969.One of the largest communitycollege districts in the country,LACCD is currently in themidst of a $2.2 billion con-struction and modernizationprogram at its nine colleges.



Going Green in Your Building: Green CleaningBy DANA HOLLADAY

GREEN, as a philoso-phy, is not new.However, the

intense buzz in the realestate market about theneed to “Green Your Build-ing” has generated a newsense of urgency. Indoorair quality and conserva-tion efforts are buildingaspects that attract tenants.

An easy first step in thisprocess is a Green CleaningProgram. Environmentallyfocused janitorial servicesare a vital and multi-faceted integral part of thegreen commitment of abuilding, yet the greencleaning operation is alltoo often oversimplified.

First and foremost, thenumerous advantages of agreen cleaning program increating a healthier indoorenvironment for tenantsand occupants of a space isonly fully realized with acomplete program. Further-more, the ability to achieveLEED Certification will belost without a comprehen-sive and LEED compliant

green cleaning program.Having been in the

cleaning industry for over11 years, I have personallyseen this industry grow andchange. Each week I speakto property managers andowners who are under theimpression their buildingsare being“cleaned green.”My advice tothem is alwaysthe same…..“Please go lookin your janitorclosets and talkto your currentprovider.” Ittakes but a fewmoments to con-firm the suspicion that thebuilding cleaning operationfalls short of a fully compre-hensive program and theyare missing key elements inthe overall process.

There also remains ashadow of concern onbehalf of owners and man-agers that a green cleaningprogram will reduce thequality of the cleaningoperation and/or cost moreto perform. These concerns

are unfounded. Technolog-ical advances within thecleaning industry allow usto protect public health andsafety, and to do so withproducts and programs thatreduce our impact on theenvironment. Over thecourse of the last 5 to 7

years, greatstrides havebeen made inthe availabilityof quality, effec-tive cleaningchemicals andequipment thatenhance ourgreen cleaningefforts. Our cus-tomers reap the

benefits of the advancesthat have been made in thearea of chemicals andequipment that are notonly excellent and effectivefor their intended use; theyminimize the impact on theindoor air quality and envi-ronment of a building.

When concern isexpressed about any costpremium of a green clean-ing program, we are able toassure them that due to the

effective chemicals, equip-ment, and microfiber tech-nology, green cleaning is ata minimum cost neutral,and at times can evenreduce the cost of a clean-ing operation.

Approximately 3 yearsago, Pacific Building Care(PBC) launched exhaustiveresearch and testing tobring a fully comprehensivegreen cleaning program toour customers. This evalua-tion included utilizingchemicals and equipmentin one of our most chal-lenging environments; Col-lege Dormitories. As a resultof this exercise, PBC wasable to confirm that notonly were our final chosenchemicals and procedureseffective in cleaning, butthat the cleaning staff hadan extremely positive reac-tion to the process. Sincethat time, PBC has enjoyedthe benefits of bringing thisinformation and experienceto our customers while pro-viding a safe environmentfor our employees. This hasproven to be a win/win sce-nario for our company.

To benefit from a com-prehensive green cleaningprogram, a building owneror manager should look fora janitorial vendor utiliz-ing: Green Seal Chemicals;EPA Registered Disinfec-tants; CRI Approved floorcare equipment; selectingconsumable products anddispensers that have mini-mal effect on users, cus-tomers and the environ-ment; the use of micro-fiber cloths in daily clean-ing; documentation fortraining; a method for eval-uating and continuallyimproving the program;implementing stewardshipfor the building occupants;policies and practices thatrevolve around environ-mental sensitivity; meth-ods and programs that pro-mote a safe and healthywork environment.

By choosing a vendorwho can fulfill all of theabove, an owner or manag-er can position their prop-erty to keep and attractlong term, satisfied ten-ants. In addition, thebuilding will be well posi-

tioned for obtaining LEEDCertification, which isbeing recognized more andmore as a differentiator inthe market place.

Through a comprehen-sive green cleaning pro-gram the building can takeadvantage of up to 9 LEEDCertification points whilefulfilling a LEED pre-requi-site. For this reason, it isvital that owners and man-agers hold their janitorialvendors accountable for acomplete green programand not accept cleaningoperations that fall short ofthe total package.

The bottom line is thata fully comprehensivegreen cleaning program isgood for the buildings, theoccupants, the janitorialprovider and the financialprosperity of building own-ers and managers. The sat-isfaction of Pacific BuildingCare customers serves astestimony to those points.

Dana Holladay is ChiefDevelopment Officer forPacific Building Care.

Holladay


Los Angeles Business Journal’s

Make money, save money, work smarter.

PresentingSponsors:

Associate Sponsors: Media Sponsor:

AARPBel Air Investment AdvisorsInterior Removal SpecialistsSTAPLES Center

Corporate Sponsors:

JulioMelaraTime ForAction

SPEAKERS

The CEO Conference and expo features keynote speakers,breakout sessions and networking designed to help you make money, save money and work smarter.

SESSIONS

MichaelJosephsonJosephsonInstituteof Ethics

Colin QuinnComedian,Former SNLwriter/castmember

For more information, call 323.549.5225To register online, visit www.labusinessjournal.com

• Trends in the LendingMarkets: Where’sthe Money?

• Insights on AdoptionIFRS & PotentialImpact on U.S.

• AchievingManagementExcellence withOracle EnterprisePerformanceManagement andBusiness Intelligence

• Pathway toImproved Health

Conference & ExpoBeverly Hilton HotelOctober 29, 2008ceo

EARLY BIRDREGISTRATIONENDS OCTOBER 3CALL TODAY AND

SAVE $100



SAPPHOS Environmental, Inc.resolves planning, resourcemanagement, and environ-

mental compliance issuesthrough the development ofpragmatic solutions and exem-plary client services. Founded inOctober 1992, the firm continuesits mission to provide environ-mental compliance services toboth public- and private-sectorclients. The firm guides clientsthrough the process of comply-ing with federal and state regula-tions to meet all National Envi-ronmental Policy Act (NEPA) andCalifornia Environmental Quali-ty Act (CEQA) requirements byaddressing issues such as envi-ronmental compliance docu-mentation, regulatory permit-ting, and hazardous materials.Approximately $36 million inenvironmental and technical ser-vices have been provided for pro-jects in California, with approxi-mately 70 percent of these effortsconsisting of environmentalcompliance and specialty servicesin support of public works pro-jects. The firm has provided ser-vices to more than 300 clients,with contract values rangingfrom less than $1,000 to morethan $2.5 million. Sapphos Envi-ronmental, Inc. has completedmore than 500 delivery orderspursuant to on-call contracts for

environmental services with theCalifornia Department of Trans-portation, Great Basin UnifiedAir Pollution Control District,Metropolitan Water District ofSouthern California, County ofLos Angeles Department of Parksand Recreation and Departmentof Public Works, City of LosAngeles Bureau of Engineering,and Southgate Recreation andPark District.

The most valuable resource atSapphos Environmental, Inc. isthe collective knowledge of thepeople who work there. The staffrepresents a diverse array of expe-rience, interests, cultures, andages. The company culturereflects this diversity, creating aunique working environmentnot found in most offices. Thefirm believes that each employeehas a responsibility to work forthe common good. SapphosEnvironmental, Inc. regularlyparticipates in community ser-vice organizations and events,such as the Revlon Run-Walksupporting breast cancer researchand the American Diabetes Asso-ciation Walk for Diabetes andother events that provide charita-ble assistance to local families.Sapphos Environmental, Inc. hasbeen recently designated as a Cli-mate Action Leader by the Cali-fornia Climate Action registry.


BUILDINGS are one of the heavi-est consumers of energy inthe United States, represent-

ing 70% of U.S. consumption forelectricity. In order to reduce ener-gy costs, and satisfy demands forgreen compliance, emerging tech-nology is making it even easier to‘go green,’ by turning a building’sroof into an energy asset.

Natural light harvesting, coolroof coatings, metal roofs, vegetativeroofs, skylights, and photovoltaiccells are all examples of these newgreen technologies which can helpto keep buildings cooler; save ener-gy by utilizing natural light; reducestorm water run-off; and extend theuseful life of the roof.

Cool Roofs Mean Cool Savings Builders have known for

decades that white roofs reflectthe sun’s rays and lower the costof air conditioning. Since 2005,California has required that flatcommercial structures have whiteroofs, known as Title 24. Now,new and retrofitted residential andcommercial buildings, with bothflat and sloped roofs, have toinstall heat-reflecting roofing, aspart of an energy-efficient build-ing code. A cool roof reflects thesun’s heat instead of transferring itto the building below, makingcool roofs the fastest growing sec-tor of the roofing industry.

With a highly reflective coolroof coating, cooler air going intorooftop air conditioning unitsmeans less energy output to dropthe temperature for use within thebuilding. Local experiments in Cal-ifornia show that cool roof coat-ings can reduce summertime dailyelectricity use by as much as 63%.

Putting the ‘Green’in Green Roofs

A “green” or vegetative roof is aplant-filled rooftop garden. On a90º day, green roofs can reducerooftop temperatures from 160ºon an asphalt roof, to a muchcooler 95º on a green roof. A cool-er roof reduces the workload forair conditioning, but other signifi-cant financial benefits include areduction in stormwater run-off,and the ability to maximize siteusage by increasing the pervioussurface area of the building.

Daylighting SystemsSkylight systems, help build-

ing owners and facility managersreduce energy consumption byusing natural sunlight to illumi-nate manufacturing, commercial,or other large interior spaces. Thereturn on investment can be ashigh as 85% per year, with manybuildings recouping initial costsand kilowatt-hours (kWh) savingswithin two years of installation.

Light pipes funnel natural lightfrom the roof, and channel itthrough highly reflective, broadpipes. The reflected natural lightthey produce provides enoughillumination to turn off other arti-ficial lighting, thereby decreasingenergy usage. By utilizing naturallighting systems these companieshave improved the workplace fortheir employees and workers haveremarked that they felt less tired atthe end of the day.

Let the Sun ShineSolar power can provide energy

security and independence, elimi-nating emissions, saving moneyon energy bills, and creating jobs.Utilizing the roof to generate elec-tricity takes advantage of thebuilding’s functionality to produceenergy. While initial equipmentcosts can be high, the CaliforniaSolar Initiative (CSI) offers signifi-cant incentives to underwrite theinitial costs. Visit their website atwww.gosolar.ca.gov to understandhow these apply to your facility.

This article was provided by LaveyRoofing, a Tecta America company,the nation’s largest roofing contractor,which can provide these environmen-tal solutions and more. Visitwww.tectaamerica.com/es for moreinformation or call Andy Marshall714.973.6233.

GREEN BUSINESS SPOTLIGHT:Sapphos Environmental, Inc.

Going Green Easier Than EverWith New Roofing Technology, Solutions

september 29, 2008 an advertising supplement to the los angeles...

Documents