Green Building Program: Step-by-Step Guide to Implementation
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Green Building Program:
Step-by-Step Guide to Implementation
What Makes a Building “Green”? Site
Maintains sustainable sites Promotes responsible land use Can promote smart growth principles
Water Conserves potable water Manages stormwater
Energy Conserves energy Improves air quality Mitigates climate impact of GHG’s
Materials Conserves resources & reduces waste Promotes the use of recycled &
environmentally friendly materials Healthy Indoor Environment
Improves indoor air quality Increases workplace productivity
Innovative Design Inspires innovative design to achieve
certification Provides a framework for addressing
community issues
Guide to “Developing Green Building Programs”
Global Green USA (2008). “Developing Green Building Program: A Step-by-Step Guide for Local Governments.” http://www.globalgreen.org/docs/publication-71-1.pdf
Development Timeline
Global Green USA (2008). “Developing Green Building Program: A Step-by-Step Guide for Local Governments.” http://www.globalgreen.org/docs/publication-71-1.pdf
Action: Establish Baseline Review Current Ordinances & Plans
Utilize EPA assessment tool
What can we expand upon? Ordinances
CID Green Building Incentive
Storm Water Management
Building Codes Possible changes by 2013 to the Universal
Construction Code
Plans Resolution 944 goals
State College 2009 Strategic Plan
Centre Region Comprehensive Plan Update
Environmental Protection Agency (June 2010). “Sustainable Design and Green Building Toolkit for Local Governments.” www.epa.gov/region4/recycle/green-building-toolkit.pdf
Decisions: Identify Existing Efforts & Gaps Existing Efforts
Leading by Example (Municipality & PSU) Land Use Planning Energy Efficiency Rebates & Loans from Gov’t &
Utilities Gaps
Failure to meet Community-wide Resolution 944 Goals
Lack of influence on building code decisions Lack of municipally owned utilities
Priorities Utilize planning documents to identify priorities Green Building and/or Smart Growth? Zoning Ordinance Only or Green Building Suite
of Programs?
Action: Analyze Building Trends
Centre Regional Planning Agency (17 Aug 2009). “State College Borough Forecasting.” Centre County Growth Forecast Project: 2009-2040. http://www.crcog.net/index.asp?Type=B_BASIC&SEC={E4D20872-1197-4AC3-9AC9-2CD4C6501C13}
Decisions: Identify Priority Sectors & Projects Greatest projected growth areas in State College
Multi-family housing Public/semi-public Greater growth in hotel-retail than surrounding
townships Additions/Renovations
Greatest community interest West-end Redevelopment Downtown master plan Mixed-age communities
Planning interests Reduce spot zoning Public-private partnerships Maintaining the character of neighborhoods
Action: Review Existing Guidelines General Plan
2009 Strategic Plan Ordinances
CID Green Building Incentive Environmental Programs
Resolution 944
Guidelines for Commercial Buildings LEED for New Construction, Existing Buildings,
& Neighborhoods Green Globes Designed to earn EPA ENERGY STAR
Guidelines for Affordable Green Housing Enterprise Green Communities LEED for Homes & Neighborhoods EPA ENERGY STAR for Homes NAHB, National Green Building Standard
Municipally Developed Guidelines Provide an opportunity to tailor development
to community needs, typically in form of checklist
Example; Doylestown, PA “Green Points” Incentive Program
Recommendations Use commercial guideline as a checklist for
zoning ordinance If developing a municipal guideline, allow for
commercial certification by assigning appropriate number of points for each level of certification. (e.g. 60 points for LEED-NC silver)
Use most appropriate guidelines for different thresholds
Is LEED the Leader? LEED is seen as the standard w/ local or state
additions Other commercial options, not listed
previously (e.g. GA, FL, OR, CA, & Boulder, Scottsdale)
LEED ≠ Energy Efficiency LEED = Decreased vacancy & higher rent
Decisions: Choose or Develop Guideline
Conduct Outreach Form Green Building
Team Planning staff City Manager Public Works
Form Focus Groups Invite external
stakeholders to review proposed plans
Meet at least 3 times throughout the process 1st meeting:
Information Sharing 2nd meeting: Initial
Proposals 3rd meeting: Program
Revisions
Key Questions: What thresholds for
participation should be established?
What guideline is appropriate?
Should it be a mandatory or voluntary program?
How should the program link to and be consistent with local ordinances policies and programs?
What other programs will/can enhance a the green zoning program?
Establish Framework Sample
Framework Building Type Mandatory or
Voluntary Threshold Guideline Requirement/
Criteria Incentives
Incentive Options Education Density Bonus Grants & Rebates Low-interest Loans Expedited
Processing Recognition/Awards
Key Questions: Are incentives
necessary? Will existing staff
need training? Are new staff
members required? What is the funding
source for the program?
Implementation Program
Adoption Phasing of the
components Training staff Providing a source
of funding for marketing and incentives
Preparing for future revisions
Key Steps: Demystify green
building Insure staff capacity
to handle implementation
Intiate program by announcing an upcoming public green building project
Plan for and dedicate time to education and marketing
Example FrameworkBuilding
TypeMandatory
or Voluntary
Threshold
Guideline Criteria Incentive
Municipal Buildings
Mandatory >5,000 SF LEED-NC, EB & CL
LEED Silver Leading by Example
Municipal Buildings
Voluntary <5,000 SF LEED-NC, EB & CL
Register w/LEED, submit
Checklist w/ permit
Leading by Example
Multi-Family
Residential
Mandatory >100 units or 4 stories and above
LEED-NC, Home
Minimum: LEED
Certified
Density Bonus,Parking
Cash-out Option,
Recognition
Multi-Family
Residential
Voluntary 4 stories and above
LEED-NC, Home or
Enterprise Green
Communities
Register and submit
Checklist w/ permit
Density Bonus, Parking
Cash-out Option,
Recognition
Multi-Family
Residential
Voluntary 2-10 units, 3 stories or
less
ENERGY STAR plus local
checklist or Enterprise
Green Communities
Verification from HERS
renter
Education, Recognition, Assistance w/rebate &
loan opportunities
Example FrameworkBuilding
TypeMandator
y or Voluntary
Threshold
Guideline Criteria Incentive
Tenant Improveme
nts
Voluntary >10,000 SF LEED-EB Register w/LEED, submit
Checklist w/ permit
Education, Recognition, Assistance w/rebate &
loan opportunities
Tenant Improveme
nts
Voluntary <10,000 SF Local Resource
Guide
None Education, Recognition, Assistance w/rebate &
loan opportunities
Single Family
Residence
Voluntary N/A Enterprise Green
Communities or Local
Resource Guide
None Education, Recognition, Assistance w/rebate &
loan opportunities
What are Other Local Governments Doing?
American Institute of Architects (2009). “Local Leaders in Sustainability: Green Incentives.” http://www.aia.org/aiaucmp/groups/aia/documents/pdf/aias076942.pdf
Case Study: Arlington, VA Pilot Green Building Incentive Program adopted in 1999
Applied only to commercial office space Up to 0.25 FAR bonus density for LEED Silver certification
Updated in 2003 Pilot project left out developers not yet prepared to
achieve LEED silver rating All projects seeking approval for density, height or other
modification from by-right zoning requirements were expected to include a LEED-Accredited professional and to incorporate a specific number of LEED points
Compliance linked to specific permit approvals granted throughout demolition and construction process
Density bonus required official LEED certification, but extended guideline to include full range of LEED award
Arlington County, VA (27 Feb 2009). “Green Building Density Incentive Policy for Site Plan Projects.” County Board Agenda Item Meeting of March 14, 2009.
Case Study: Arlington, VA Established the County’s Green Building Fund in 2003
Developers not committed to achieving a LEED rating were requested to contribute to the Fund at a rate of $0.03/SF based on the fees assessed by the USGBC
Used for education and outreach and LEED training Raised $130,000 in 6 years
Results 36% of site plan buildings approved since 2003 require
LEED certification Over 3 million SF of commercial space approved w/LEED
incentive bonus (55%) 3 Certified, 6 Silver, 1 Gold, 1 Platinum 2,211 residential units approved w/LEED incentive bonus
(25%) 4% increase in the total site plan GFA added to the County
Arlington County, VA (27 Feb 2009). “Green Building Density Incentive Policy for Site Plan Projects.” County Board Agenda Item Meeting of March 14, 2009.
Case Study: Arlington, VA Established the County’s Green Building Fund in 2003
Developers not committed to achieving a LEED rating were requested to contribute to the Fund at a rate of $0.03/SF based on the fees assessed by the USGBC
Used for education and outreach and LEED training Raised $130,000 in 6 years
Results 36% of site plan buildings approved since 2003 require
LEED certification Over 3 million SF of commercial space approved w/LEED
incentive bonus (55%) 3 Certified, 6 Silver, 1 Gold, 1 Platinum 2,211 residential units approved w/LEED incentive bonus
(25%) 4% increase in the total site plan GFA added to the County
Arlington County, VA (27 Feb 2009). “Green Building Density Incentive Policy for Site Plan Projects.” County Board Agenda Item Meeting of March 14, 2009.
Case Study: Arlington, VA
LEED Level Existing Bonus Proposed Bonus Office Residential
Certified 0.15 FAR 0.05 FAR 0.10 FAR
Silver 0.25 FAR 0.15 FAR 0.20 FAR
Gold 0.35 FAR 0.35 FAR 0.40 FAR
Platinum 0.45 FAR 0.45 FAR 0.50 FAR
Proposed Changes
Need greater incentives for residential green building
To encourage higher ratings, need to decrease FAR incentive for Certified and Silver
Arlington County, VA (27 Feb 2009). “Green Building Density Incentive Policy for Site Plan Projects.” County Board Agenda Item Meeting of March 14, 2009.
Case Study: Arlington, VA What can we learn from Arlington?
Need a strong enforcement mechanism Arlington requires developers to post a bond or letter
of credit prior to issuance of the first Certificate of Occupancy
No projects have defaulted on their LEED green building bonus density commitments
Energy efficiency is tricky Arlington was satisfied by USGBC’s 2007
improvements to LEED requiring credits that amount to a 14% energy efficiency improvement upon the baseline.
Is a 14% improvement sufficient? Single Family Home construction may need a more
comprehensive program including technical assistance and recognition.
Arlington began the Green Home choice program 60 projects certified and under construction
Arlington considers EPA ENERGY STAR to be the program of choice for tackling issues with existing building stock
Arlington County, VA (27 Feb 2009). “Green Building Density Incentive Policy for Site Plan Projects.” County Board Agenda Item Meeting of March 14, 2009.
Useful Resources Green Building Program Design
Global Green USA’s “Developing Green Building Programs: A Step-by-step guide for Local Governments”
EPA’s “Sustainable Design and Green Building Toolkit for Local Governments”
Web-based resource: “Playbook for Green Buildings & Neighborhoods”
Enterprise Green Community’s “Green Affordable Housing Policy Toolkit”
Incentive Systems Yudelson Associates’ “Green Building Incentives That
Work” American Institute for Architects’ “Local Leaders in
Sustainability: Green Incentives”
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