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Sustainability Desk

By Heather DeKorte, RA, LEED AP BD+C
Cornerstone Architects

Historic buildings were designed decades ago using basic, common-sense sustainable design features. With the U.S. Green Building Council LEED rating system, many of these inherent design features can now be quantified and applied to achieving LEED certification of a major historic renovation project.

Since historic buildings were commonly built in downtown settings, they are typically proximate to amenities and public transportation, which reduces automobile usage, transportation-related pollution and parking demands. The renovation of a building on a developed site allows for the use of existing utilities and infrastructure. It also relieves pressure for construction on undeveloped sites.

The recent renovation of the historic Flat Iron Building—LEED for core and shell silver is pending—in the heart of downtown Grand Rapids is considered a “walker’s paradise” by www.walkscore.com based on the building’s proximity to amenities, services and public transportation. As a result, this building renovation has provided no off-street parking to its tenants.

An existing building contains embodied energy, the energy required to process and put construction materials in place. Once energy is embodied in a building, it cannot be recovered. Preservation takes advantage of embodied energy by extending the use of it, rather than expending energy to the harvest, process, manufacture and transport of new raw materials. Traditional construction techniques utilized thick masonry bearing construction, steel framing and old growth wood, which have anticipated long life spans.

Preservation avoids adding to the waste stream. By reusing buildings, construction waste is significantly reduced, and less debris goes to a landfill. While some historic buildings contain contaminants within the building or on site, their proper remediation or stabilization can reduce exposure to health risks and improve environmental quality.

Along Grand Rapids’ Avenue for the Arts on Division Avenue, the historic Martineau Project renovation, which is LEED for new construction certified, is a prime example of the renovation of half a city block of brownfield-designated buildings that were neglected for more than 20 years. Because of their traditional masonry and wood construction, these buildings were able to be restored and converted into artist apartments and live-work studios. More than 90 percent of the buildings’ shell and structural components were retained, and construction debris weighing 550 tons was diverted from the landfill.

Old buildings historically contain large operable windows, transom windows and skylights that allow natural light and encourage natural ventilation. These elements reduce the need for artificial lighting and cooling, which in turn reduce energy usage for both lighting and cooling.

For example, the historic Grand Rapids D.A. Blodgett Home for Children, which is LEED for new construction gold certified, was renovated into the headquarters for the Inner City Christian Federation. The building was originally designed in a horseshoe shape with approximately 100 windows. Numerous window openings on all four floors throughout the building were reopened, allowing light to penetrate the core of the building, providing views for more than 98 percent of the occupants and reducing the demand for day-lighting.

Energy efficiency remains one of the most prevalent areas of disagreement between LEED and historic preservation proponents, with significant debate revolving around window replacement. It is commonly assumed that since old windows are not energy-efficient, they must be removed and replaced with new window units.

However, historic windows in particular are an irreplaceable feature of historic buildings and, if constructed with old-growth wood, can have an actual life span of 60 to 100 years with minimal maintenance. Every consideration should be given to retaining the original windows of a building before discarding these authentic materials.

Retrofitting existing windows with new weather-stripping and weather-seals and installing new storm windows has been shown to improve energy efficiencies of historic windows. Grand Rapids’ Brewery Vivant restaurant and microbrewery project—LEED for new construction is pending—refurbished the existing steel sashes and colored single-pane glass panels of this historic chapel. Through the use of an interior storm window, the restaurant’s thermal comfort is maintained, and the building retains its historic character.

Sustainability has been designed into buildings for ages. As a result, historic preservation dovetails with sustainable building’s fundamental goals. Accommodating the LEED certification process can be challenging as a result of the parameters established within the rating system, but as our examples show, it can be achieved if the goal remains a holistic approach to maintaining sustainability while respecting historic integrity.

Please send comments and column proposals to the U.S. Green Building Council’s West Michigan Chapter via This e-mail address is being protected from spambots. You need JavaScript enabled to view it .

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