BUILDING GREEN

Overview:
A comfortable and healthy environment has been a central part of the Stapleton philosophy from the beginning. For commercial construction and maintenance at Northfield Stapleton, that means

Building for higher energy efficiency
Using a better selection of building materials and advanced construction techniques
Making an ongoing commitment to water management and indoor environmental quality

Its sustainability initiative is part of Forest City Enterprises, Inc.’s core value system and one of its precepts.

Northfield´s selection for inclusion as a Leadership in Energy and Environmental Design (LEED) Core & Shell Pilot Project is consistent with the Stapleton community’s commitment to sustainability since Forest City began developing the 7.2-square-mile property in 1998.

What is LEED?
The LEED (Leadership in Energy and Environmental Design) Green Building Rating System® is a voluntary, consensus-based national standard for developing high-performance, sustainable buildings. The U.S. Green Building Council (USGBC) members, representing every sector of the building industry, developed and continue to refine LEED.

Northfield Stapleton is being constructed to LEED silver standards. LEED certification is granted based on a system of points earned for implementing certain environmental goals. In addition, Northfield Stapleton is the largest retail center ever to enroll in the Xcel Design Assistance Program (XDAP). Through XDAP, Xcel Energy makes cash incentives available to tenants who follow their green building recommendations.

Northfield Stapleton as Pilot Project
This is the first total Main Street development in America to be a pilot project for LEED certification. It became a pilot project in December 2004. It will be submitted for certification this year. If it becomes a LEED-certified shopping center, it would be the first “green” Main Street shopping center in the United States.

Are Tenants Participating?
Northfield Stapleton has created a first-of-its-kind program to encourage tenants to embrace green building technologies and to address some of the unique challenges and opportunities facing green retail facilities. This is a requirement of the Pilot Project status.

The Northfield Sustainability Tenant Incentive Program (NSTIP) is another facet of Stapleton´s overall commitment to environmental responsibility. Created by Forest City, this handbook tells retailers how they can build green and incentivizes them to do so via benefits.

These incentives are offered on top of the lowered operating costs Northfield Stapleton retailers will enjoy as a result of this sustainable building effort. And beyond that, sustainable construction means that everyone — retailers, their employees and customers — will enjoy a healthier, more enjoyable place to shop and live.

For employees it means reduced absenteeism, better retention and better morale. Tenants have been responsive to this initiative.

Specific Tenant Incentives

Up to $2 per square foot off toward their tenant allowance
Media Advertising
Site recognition of their efforts

The Process
The process begins with the architects, engineers, designers and construction partners who are dedicated to building green. It continues as a guiding principle in every aspect of planning and design and is a true and dedicated partnership that demands continual evaluation.

Examples of sustainable features at Northfield Stapleton

Better lighting (Translates to lower utility cost)
Waterless urinals
Environmentally safe finishes
Evaporative cooling (No Global warming CFC´s)
Recycled and local materials used in construction
Recycling programs (during construction and operations)
Native plantings with high tech irrigation system
Reuse of 120,000 tons of recycled airport tarmac
Daylight harvesting
Energy management system
Energy monitoring loop
Reflective roofing
Site irrigation from storm water detention ponds
High technology irrigation with moisture sensors on Main street so that watering only occurs when needed
Wetland-type retention ponds to manage storm water runoff
Landscapes and streetscapes to encourage pedestrian access and bicycle travel, with full, weatherproof, totally secure bike lockers available

Economics of Sustainable Development
Sustainability pays for itself. At Northfield, initially, it increases construction costs by 1 percent. In 8-9 years, 2/3 of the costs to become sustainable will be covered through utility expense savings, public relations benefits and lack of turnover.

Educational Benefits
A walking map, site map and plaques on property will point out the sustainable features and will act as an educational tool.

Sustainability as Core Value for Forest City
The company is dedicated to strategically and competitively balancing environmental resources, economic objectives and social systems in the operation of its business. Put another way, the company is dedicated to improving 1) profits 2) people 3) the planet.

Sustainable development fosters sensitivity to the site, reduces resource consumption and minimizes a project’s environmental footprint. It respects natural site conditions to the greatest degree feasible and takes into account global, local and site-specific impacts.

Forest City Stapleton Leads the Way
Sustainability has been an overarching priority shared by everyone involved in the development of this new community. The “Green Book,” the comprehensive Stapleton Development Plan created by the community in anticipation of Stapleton Airport’s redevelopment, alluded to the importance of creating a sustainable community.

When Forest City was selected to create the new Stapleton community, the company wrote the Sustainability Master Plan for Stapleton, a comprehensive blueprint for the entire development. It is guiding the creation of Northfield.

Some of Stapleton Awards for Efforts in Sustainability
Stockholm Partnerships for Sustainable Cities Award (2002)

The award honors innovative solutions for sustainable development in metropolitan areas worldwide.

Wirth Chair Awards (2004)
Stapleton was awarded two prestigious Wirth Chair Awards in the Business Category and Community Category. The Wirth Chair Awards recognize individuals and businesses that foster effective sustainable development strategies, policies and programs.

Best in American Living for Smart Growth (2004)
The awards celebrate the most innovative designs in the country and the trends that are shaping home building.

Environmental Achievement Award (2004)
The Silver Level award from the Colorado Department of Public Health and Environment honors Stapleton’s design and implementation of sustainable concepts and recognizes the voluntary and significant environmental achievements of Colorado businesses and organizations.