Analyze this: sustainable design offers sustainable savings.

Sustainable design is the process of increasing the efficiency of energy, water, and materials utilized in building functions. Environmentally conscious construction reduces the impact on the environment and overall human health through better design, building, operation, and maintenance.

Sustainable building continues to face scrutiny over controversy in the discrepancy between the upfront costs of a green building in comparison to those of a traditional building. The answer is Green Building.

While some upstart costs associated with green building are higher, the long-term costs are exponentially lower. Owners strive to reduce operating costs and maintain competitive edge providing occupants with the best environment.

Through integrated whole-building design, owners can remain competitive realizing that the premium to pay for sustainable design is decreasing. The most cost-intensive features in sustainable construction are upgrades related to the building systems for energy optimization.

Examples of unconventional and expensive upfront options include high efficiency, low energy systems such as geothermal systems and photovoltaic (solar) panels. As the systems further develop so does the return on investment. These systems provide for savings over the lifetime of the building, making them more appealing.

DMR Architects currently has three LEED-registered buildings and three New Jersey schools that have been designed to LEED standards.

In all of these buildings the sustainable features have not increased the project budget; bids for these projects came in within budget. Three of the four buildings are designed to obtain at least 26 LEED points, which is Certified Level and one is planned to achieve Silver Status.

There is a premium to be paid by the owner to the architectural/engineering team for some of the design services related to LEED Certification.

There is a cost associated with the LEED documentation process, as this is an additional effort for the architect and engineer.

There is also an additional cost involved with building commissioning, which is a prerequisite and energy modeling. Energy modeling is required to document energy savings and obtain energy optimization points.

In addition, there is a standard LEED registration and certification fee to be paid to the United States Green Building Council for their review and certification.

As part of a national initiative to increase environmental awareness many cities have started to offer tax incentives for developers who build green buildings. These programs help owners justify using newer, energy-efficient, or environmentally sustainable technologies that are potentially cost-prohibitive.

Recently, DMR Architects worked with the New Jersey Greenhomes Program, a statewide program run under the New Jersey Department of Community Affairs, which provides grants for affordable housing projects to offset the costs of sustainable upgrades. For example, they will provide an allowance per square yard to upgrade carpeting from standard carpeting to low-volatile organic chemical carpeting with recycled content.

This essentially pays the difference between the standard carpet and the upgraded, more environmentally friendly carpet. Another example is a subsidy to pay the difference between standard light fixtures and Energy Star-rated, energy efficient light fixtures.

Currently, NJ Greenhomes will subsidize the costs of sustainable upgrades for up to $7,500 per dwelling unit.

A similar program is the NJ SmartStart Buildings Program, which is sponsored by the NJ Board of Public Utilities.

This program, a statewide energy-efficiency program available through New Jersey's electric and gas utility companies, offers incentives for upgrading to high efficiency equipment, providing similar grants for energy-saving upgrades for buildings in designated Smart Growth areas.

Our philosophy at DMR is to be the leader in green design in order to offer our clients the best possible solutions. Inline with our dedication to redeveloping and revitalizing communities, we are committed is to incorporating sustainable design principles in all of our building to further benefit the community and the lives of those inhabiting these structures; doing our part to transform the marketplace and in the process transform our business.

By Patrick LaCorte, LEED Accredited Professional Principal, DMR Architects