Snowmass Golf Clubhouse goes for the gold with green construction
Where environmentally responsible business practices are concerned, Aspen Skiing Company's motto seems to be, "If at first you succeed less spectacularly than you would like, try, try again.
The resort pioneered "green construction" in 1999, building one of the first structures in the world to be certified by the U.S. Green Building Council's Leadership in Energy and Environmental Design program. The Sundeck restaurant used recycled building materials, featured energy-efficient systems and ran on 30 percent wind power purchased from ASC's utility, Holy Cross Energy. Such measures earned the restaurant a bronze-level LEED certification, and the distinction of being one of only four LEED buildings in Colorado.
Whether in skiing or sustainability, though, true champions always have their eye on the gold. So ASC set out to break its Sundeck record by building a facility that was, in the words of ASC Environmental Affairs Director Auden Schendler, "unbelievably green. We think the Snowmass Golf Clubhouse will qualify for a gold LEED certification," he declared.
Commissioning practice saves money on HVAC system
The clubhouse's chances for a gold certification look good. Once again, Holy Cross is supplying wind power, this time for 100 percent of the facility's energy needs. But it is the way the building uses that energy that makes it truly green. An energy computer model of the building against a base case beat the Snowmass energy code by 60 percent. It takes 63 percent less energy to heat and cool its 10,714 square feet than the typical Snowmass Village building, thanks to the combination of a highly efficient building envelope and ground source heat pumps. The roof is insulated to R55.5 (compared to the R37 required by the Snowmass building code), the walls are R20, and the basement walls R17.5.
Schendler's choice of heat pump system took environmental commitment to the next level. Most closed system pumps use antifreeze containing chlorofluorocarbon to keep the heat-exchanging medium in the condenser coils liquid. Some models replace CFC with less toxic hydrochloroflourocarbon. "Our system contains neither CFC or HCFC," Schendler said proudly.
The pump came from Canadian manufacturer, Ice Kube Systems Inc. "It cost us more and it's not a feature that the community can see, let alone appreciate," he admitted. "But it was worth it to eliminate the use of ozone-depleting chemicals in our operation."
In building the Sundeck, Schindler learned that a second opinion could mitigate some of the super-green system's expenses. One of the LEED requirements for certification is commissioning—having an independent engineer inspect the HVAC system to make sure it is operating according to specifications. "In most buildings, they don't," said Schendler. "An architect draws the system, a mechanical engineer designs it, a contractor builds it and the owner operates it, and they never talk to each other. We realized how valuable it was to have that third-party inspection when we had it done for the Sundeck."
The resort made it a policy to have all their buildings commissioned, and brought in an engineer at the beginning of the design process for the Snowmass Clubhouse. "He told us that we didn't need as many heat pumps as we thought to heat the building. We saved $10,000 right there and paid for his fee," Schendler recalled. "It was a classic victory for green techniques."
Sustainable wood product does not qualify for LEED credit
A tight building envelope makes indoor air quality all the more critical, a factor LEED certification takes into account. All carpet, paint, sealants, glues, plywood and particleboard in the Snowmass Clubhouse contain low levels of volatile organic compounds. The carpets are made of 30-percent recycled and 100-percent recyclable material. "It's a healthier work environment and a pleasant place to visit, albeit lacking the ‘new car' smell," added Schendler. "That is mostly the result of chemical offgassing."
Half the wood in the building is certified as "sustainably harvested," meaning no old growth or clear-cutting methods were used in harvesting. No trees died for the cabinets, which are made from an agricultural waste product called Strawboard.
That may not be good enough to earn the LEED credit for wood. A building must use 50 percent wood that is certified by the Forest Sustainability Council, but only 30 percent of the clubhouse wood carries that designation. As an alternative to FSC choices, the contractor suggested Weyerhauser Lyptus, a eucalyptus wood grown in South America in a sustainable and environmentally responsible manner. "Unfortunately, Lyptus doesn't meet the LEED standard," said Schendler. "We ended up spending about $12,000 more and not getting the credit."
High efficiency plumbing fixtures must meet ADA requirements
As stringent as they are, LEED standards don't address all building code requirements, which can pose challenges for the committed green builder. To cut water use, Schendler selected flow restrictors, 1.8-gpm showerheads and special toilets that use 30 percent less water than conventional high-efficiency models through a low flush option. "I was telling the contractor about these great dual-flush toilets, and he asked, 'Are they ADA certified?'" recalled Schendler. "Embarrassingly, I answered, 'AD what?'
In his excitement at finding a toilet that radically reduced water use, the environmental director forgot to check whether the fixtures complied with the Americans With Disability Act for handicap accessibility. "We finally found an Australian company, Caroma, that manufactured accessible dual-flush toilets. Luckily, we also found a Denver distributor for the Caroma Caravelle, so it didn't cost significantly more than we had planned."
What's inside isn't all that counts in green building. ASC landscaped the clubhouse grounds with native plants and installed an advanced irrigation system to water them. The landscaping can be maintained with half the water the previous site required.
Contractor buy-in necessary for green building success
ASC held the grand opening for the Snowmass Golf Clubhouse June 16, but doesn't expect a verdict on the LEED certification until early fall. If the building gets the gold, said Schendler, ASC will share that accomplishment with the contractors. "If we learned one thing from the Sundeck, it is that the architect and the engineer have to buy into the project. They have to be zealots," he advised anyone considering building green. "Start early and get an integrated team that shares your vision. If the team doesn't understand, the project is sunk before it comes off the drawing board."
Since green building comes with a price tag, committed contractors can help owners get their money's worth. Schendler estimates that green measures added about $100,000 or 3 percent to a $3 million project. "We're looking at a 10-year payback, not bad for a public building."
In the end, however, it is not about money for Schendler and the Aspen Skiing Company. "Real green development is the responsible way to smooth local government approvals, appease the public and improve corporate perception," he explained. "Our company believes in protecting the mountain environment that provides our jobs."
Spoken like a true champion.