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Easier for dense urban sites
This credit addresses two basic issues: density of the surrounding neighborhood and occupant access to everyday services. It encourages use of existing infrastructure and tries to reduce environmental impacts of transportation. It’s easier for projects located in a densely built area or with a host of community services nearby.
This credit is not likely to drive the project location decision, but it does reward projects for locating in developed areas and for choosing infill instead of greenfield sites (you can’t earn the credit on a site that is not previously developed). In determining how easily your project can comply, site selection is one key factor, but so is the availability of property and building data.
Two compliance options
There are two compliance...
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31 Comments
Option 1 documentation
Has anyone done documentation for Option 1 on this credit? I'm curious how to quickly find floor area for so many buildings. Listing all of the building addresses and searching the city's property tax history seems really time consuming. Hopefully someone has an idea that doesn't take more than a couple of hours to document.
Rick Ferrara replied AIA, LEED BD+C, Gensler Jun 01 2010
There are a number of resources depending on your location.
1. Local on line tax data - usually has building heights and gross sf. and in some locations is searchable graphically by map. Not so useful if you need addresses to search.
2. Zillow.com has some information about homes, including sq ft, and may include land area. it has a graphical interface.
Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Jun 02 2010
Regardless of the tools and resources you have
available it is likely more of a time commitment than a few hours. Other
options might be to contact building managers and owners directly to
confirm density information or use mapping tools like Google earth to do
some rough take-offs (building
footprint x number of floors) to confirm if you are close to
meeting the requirements of this option. Confirming actual SF through
the local municipality or the building owners/operators would be the
best and most reliable course of action to confirm that your figures are
accurate and will be approved in the design review process. If the
information to meet this credit just isn't available, consider Option 2,
as it is generally easier to document. If you are in a high density
area there is a good chance that you will qualify for the credit via Option 2.
Rick Ferrara replied AIA, LEED BD+C, Gensler Jun 02 2010
By a few, I assume that you're describing 3 or 4 hours. Depending on the location this can be simple (a county with great on line resources) or more time consuming. We normally do a work plan (with hours required and related fee) to build enough time into our process to pay for these services. I agree that option #2 is easier.
Basement Areas?
Are basement areas counted in Option 1?
Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Feb 17 2010
Since basements can include so many different types of space, from rentable square footage to less usable space, I think there would be some discretion as to whether that space is included. It would be hard to justify a blanket policy one way or the other.
If this is factor in whether your project qualifies for the credit, I would choose a common-sense approach (like using rentable SF) and explaining it in your submission, if necessary.
SSc2 Definition of "Previously Developed Sites"
Since building on a "Previously Developed Site" is a requirement to achieve this credit, I'm hoping to get some input on that definition. The Reference Guide defines this as "Sites that previously contained buildings, roadways, parking lots, or were graded or altered by direct human activities." My question relates to the last phrase in that definition: would a site containing utility mains and electrical lines qualify as being "altered by direct human activities" and therefore be considered "previously developed"?
Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Apr 28 2010
We've also discussed in the SSc1: Site Selection forum that the definitin of "previously developed" can be hard to define precisely. I would say that a site liek the one you describe could be called previously developed, but not necessarily. It seems like the extent to which the utilities occupy the site, and the extent to which the site has been graded or altered to accommodate them, would be key questions.
It's a issue of degree, not an easy yes/no, in other words.
Elliot Powers replied LEED AP BD+C Apr 29 2010
Much appreciate the quick response, Tristan. This is a tough one, as this pertains to a site on a military base where the government's RFP requires at least LEED Silver. The RFP states on one hand that the site is undeveloped but "contains utility mains and electrical lines that may need to be relocated..." Yet, on the other hand, the RFP claims that the site meets the criteria to achieve SSc2, which we know requires the site to be previously developed.
Obviously, if you have any other input or know of something else I can research, I'd greatly appreciate it.
Shannon Gray replied Consultant, YRG sustainability Apr 29 2010
Elliot,
I would say your site is previously developed. The definition of previously developed says "altered by direct human activity"...in order to get those utilities mains and electrical lines in the site, the site had to be altered by direct human activity. I bet there was probably some grading as well. However, other people (outside of the LEED world) might not call it previously developed because, like Tristan said, there are no existing buildings. But, in the case of LEED definitions I think you are in the clear to be considered previously developed.
Shannon
Elliot Powers replied LEED AP BD+C Apr 29 2010
Hey Shannon,
I tend to agree. We'll see how this shakes out (you never know when it comes to the government!), and I'll try to remember to follow up with a post here.
Thanks much for your interest and comment.
Elliot
Steve Loppnow replied Sustainability Coordinator, YRG sustainability Apr 30 2010
Elliot,
I agree with Shannon. I think of "previously developed" to mean anything other than greenfield. If site work has taken place, that would be considered development.
Rick Ferrara replied AIA, LEED BD+C, Gensler Jun 01 2010
That language sounds awfully familiar... we just responded to an RFP on a military base with the same situation and based on our review of the site the acreage doesn't meet the intent. To make responding to this RFP more difficult the Corp of Engineers did not give bidders a completed LEED assessment, which they usually do.
The Corp does require that ALL projects (regardless of size, use of even it the project is occupied) be able to achieve LEED Silver.
Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Jun 02 2010
RIck, if you don't mind, what were the specific features of the site that led you to that conclusion (that it doesn't meet the intent)?
Rick Ferrara replied AIA, LEED BD+C, Gensler Jun 02 2010
Tristan,
No problem. First the site is around 64 acres. The terrain is rolling, with one steep area that does not at all look man made. The area is covered in native grasses and generally free of trees. The location is a very large army base in central Texas, and while the property is not 100% native, there were no signs of any real improvements. There were one (possibly 2) utilities - an electrical distribution line, and I believe a water or sanitary line) - both serve improvements elsewhere on the base. There were no roads or trails, no built improvements, and the site was not a brownfeild.
upon review there simply wasn't anything that supported previously developed.... if the site had undergone mass grading there was no evidence of it, and even then IMO, had a farmer graded the land years ago and let it return to the wild the site would not meet the intent of "previously developed".
Thoughts?
Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Jun 02 2010
I would agree with you, the site does not seem previously developed as you describe it.
Center of 1/2 mile radius circle
Does the center for the radius circle need to be the actual building entrance or the entrance of the project (e.g. the campus entrance which is part of the LEED boundary)?
Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Apr 29 2010
In our LEEDuser page How to Document SSc2 with Map Data we show an example using the geographic center of the project site. This is a method that's worked for us, but it's probably not the only justifiable way, if you have a reason to do something else.
Ben Koenig replied Gensler Apr 29 2010
Thanks Tristan, that actually answers another question that I had about the residences. I might get a zoning map instead because I would have to list 10 separate house addresses on the map to show compliance.
Regarding the center of circle, it's not very clear though. We will only comply with this credit if we are allowed to use the campus entrance which is the beginning of the LEED boundary. If I take the building entrance as center I won't have 10 basic survices anymore.
Steve Loppnow replied Sustainability Coordinator, YRG sustainability Apr 30 2010
Ben,
The LEED-NC Application Guide for Multiple Buildings and & On-Campus Building Projects states that for v2.2, option 2, each building must meet the credit requirements. So, I interpret that to mean the distance should be measured from each building entrance. The only real benefit of the campus approach for this credit is that you can document all of your buildings on a single plan, however the credit still requires each building to meet the credit independently. I would refer to the Application Guide for guidance. However, please note that this guide is being revised for LEED 2009 and the updated version has not been released yet. It is supposed to come out in Q2 2010 (Certification Policy Manual) and I would anticipate some revisions from the guide released in 2005. For option 1, there are several special considerations depending on the size of your campus, etc.
Ben Koenig replied Gensler Apr 30 2010
Thanks, we are just doing one building and the site around it, so not doing the campus approach. Will see how they'll respond to this approach.
10 units/allowed or existing per zoning?
For LEED NC2.2, do the 10 residential units (I am assuming that's apartments) per acre need to be existing or allowed by zoning? It is allowed in our case by special permit. Would the USGBC accept that?
Steve Loppnow replied Sustainability Coordinator, YRG sustainability May 03 2010
Ben,
I think at the least they would have to be planned and in some phase of development. In v2.2, up to 2 of the 10 basic services can be planned or under development. This may apply to the residential requirement, but my first reaction is that it likely wouldn't work.
Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Jun 12 2010
For 2009, the residential district must be existing (built). I assume this also applies to v2.2.
minimum area of neighborhood required?
The credit requires the site to be within 1/2 mile of a neighborhood with minimum 10 units per acre. Is there a minimum area of neighborhood required? For example, does 10% (or any particular percentage) of the area within the 1/2 mile radius need to be neighborhood with that level of density?
Also, do university residence buildings count for this requirement? I'm working on a project just outside of a university campus, and there are several dorm areas with extremely high unit-per-acre density values.
Steve Loppnow replied Sustainability Coordinator, YRG sustainability May 26 2010
Pete,
If I understand the first part of your question, the answer is no. To achieve the credit, the LEED project needs to be within 1/2 mile of a single residential development of 10 units per acre. So, a single apartment building with a 1 acre footprint and 10 units would satisfy this credit requirement. However, if no such building exists, the requirement can be met cumulatively with a mix of multi-family and single family buildings, so long as 10 units per acre exists somewhere within the 1/2 mile radius.
For the second part of your question, I haven't worked on a project that successfully achieved the credit using a student housing building to meet the density requirement, but I don't see why that wouldn't qualify. Based on my experience, that meets the intent and should work.
Major Renovation on Military Barracks
We are responding to an RFP for major renovation of existing barracks. The barracks themselves exceed the density requirements of option 2 and would be the residential units we count to satisfy credit requirements. There are more than 10 basic services in the surrounding area. Would this qualify for the SSc2 Option 2?
On another RFP we have a situation where we would certify a facility that is being built concurrently with barracks. These barracks are new construction and are being certified separately. I saw in a previous post that the residential units must be existing and would like to verify that concurrent construction knocks us out of achieving this credit.
Larry Jones replied Associate, Atelier Ten Aug 05 2010
Mike,
Unfortunately it seems that the barracks, which is your cannot be used to satisfy the density requirements. A CIRCredit Interpretation Ruling. Used by design team members experiencing difficulties in the application of a LEED prerequisite or credit to a project. Typically, difficulties arise when specific issues are not directly addressed by LEED information/guide dated, 9/25/08 states "Per LEED NCv2.1 CIR ruling dated 4-4-2007...If the residential component is part of the project seeking certification (part of the same building or part of a complex or campus of buildings that is seeking certification), then the residential component can not be used to meet credit requirements..."
For your second project, and given the aforementioned CIR, I don't think the new barracks would count as existing since it's being built simultaneously with your facility. Unfortunately, these two projects would not qualify for SSc2.
Option 2 Documentation - Residential Neighborhoods
Ok, So in the LEED manual it actually says that you "mark all resiential developments within the radius". Is the really necessary to label all of them when only 1 needs to be the 10 units/acre area? And how specific does one need to get? I'm working on a project and within it's half mile radius the areas are very mixed, there is residential and then every once an awhild a commerical area or building. It would be alot of work to mark off each residential area. Can you get away with just marking the one that is your 10 units per acer area?
Thanks so much for the feedback!
Larry Jones replied Associate, Atelier Ten Aug 05 2010
Nelina,
My experience in the past has been to only mark a section of resi area within my 1/2 mile radius to indicate that it does exist. This method has worked for us so far. I think the reviewers are looking for a general sense of what's adjacent to your building. So I would recommend not going through the pain of polylining each building but rather creating larger blocks of areas to indicate the shift between resi and commercial. Do this in a section of radius to start. The reviewer should understand that you are meeting the intent without having to go overboard in your documentatin. If they happen to ask to actually demarcate everything in their preliminary review, then you'll have to do it but if not, you saved your self some time.
Nelina Loiselle replied Aug 06 2010
Thanks for the feedback Larry! That was my feeling too.
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