NC 2009 SSc2: Development Density and Community Connectivity

Shannon., I've had the exact same comment come up on college projects and on military installations. To me, the review comments are unreasonable, because it seems as if the definition of "gen public" should be within the context of the facility. However, I wasn't able to get these items resolved to my satisfaction when I was working on those projects.

I really doubt it but double check the zoning.

I interpreted this credit the same way as you did. Average density is 6 units. acre around our project site, but it is within 1/2 mile. We believe to qualify for this credit. What was the actual comment from USGBC?

This is what our LEED reviewing team said:

The LEED Credit Form has been provided stating that the project site is located within one half mile of a minimum of ten community services and an existing residential district with a minimum density of ten units per acre. Additionally, a listing of the neighborhood services has been provided on the form. The site vicinity map has been provided showing the one half mile radius, the locations of the community services, and the existing residential districts.

However, the residential districts appear to be comprised primarily of single-family housing, and their actual densities have not been indicated to demonstrate that these areas have a density of at least ten units per acre.

If you look at the credit form and the reference guide, "and" is not stated. It says "or"...

In my opinion, changes the requirement that is to be submitted?

You can post a question to your review team and ask them directly to provide clarification. The other thing you can do is double check the CIRs for other interpretation precedences that support (or not) your case.

Tom, with the map of your site you provided, the reviewer is looking at the residences surrounding your site. It seems that your project is in a residential neighborhood but that neighborhood does not meet the density requirement of 10units/acre. If your project was surrounded by apartment high rises (for example), then chances are you would have achieved the credit. Because the reviewer is not completely sure, I advise you to submit zoning information in your final response - a narrative that describes the zone, its density and a zoning map created by the city or town (if available). Indicate the location of your building on the zoning map.

Larry - I did what you suggested and found that there are zoning maps available designated with a higher density. These zones are called "PDUs" translation; planned development units. One PDU zone in particular has an ordinance proposing a development concept. This concept development has a density of 90 units on 5.04 acres. Given that this zoning "PDU" is in place permitting a new residential development, will this information be sufficient even though construction for the development has not started?

Anyone?

I can't speak as to whether the reviewer will accept a planned development that isn't yet in place but I doubt it. Perhaps you can add detail to your map on what appears to be single family residences. If any are duplexes or apartments you could likely demonstrate the density. 25'x100' developed lots would be about 16 units/acre, 50'x100' lots only 8 units/acre would require some multifamily.

Thomas, take a look at LEED interpretation numbers 3131 and 6012. I think they apply to your situation. 3131 states "For locations that already have well-established infrastructure, it is acceptable to take into consideration future planned neighboring developments to determine the area's density". I think if you can show the documentation that these interpretations require, it looks favorable that you'll achieve the credit.

Larry - Thanks for that valuable piece of information!

Dave, those services would not count—see the approved list in the credit language above.

Ryan, when you select Option 2 on the LEED Online form, an upload opens up stating the following:

Upload SSc2-2. Provide an area plan or map showing the ½ mile radius of the surrounding area or neighborhood with an average density of at least 10 units per acre, at least 10 basic services with pedestrian access and scale.

I would recommend using the table in the LEED Online form rather than uploading the spreadsheet.

How do you get the actual numbers:
Average property density within density boundary (sf/acre)
(Note: Must be at least 60,000 to document credit compliance)
Density radius (linear feet)
I need to complete the above, but am not sure where to get this info.

Tristan,
we are developing a residence hall within a current college campus. The area we are building on doesn't currently have a building on it, but it is within the internal roadwork/site plan of the campus (not on the periphery), and there are currently some utility services for other parts of the campus running underneath some edges of our site (below grade and within our site) and there are also paved sidewalks running over parts of the site, connecting other buildings on campus. The site is covered 40% by trees that have been part of the site probably since before the campus was originally developed (early 60s). My understanding is that this would be considered a previously developedPreviously developed sites are those altered by paving, construction, and/or land use that would typically have required regulatory permitting to have been initiated (alterations may exist now or in the past). Previously developed land includes a platted lot on which a building was constructed if the lot is no more than 1 acre; previous development on lots larger than 1 acre is defined as the development footprint and land alterations associated with the footprint. Land that is not previously developed and altered landscapes resulting from current or historical clearing or filling, agricultural or forestry use, or preserved natural area use are considered undeveloped land. The date of previous development permit issuance constitutes the date of previous development, but permit issuance in itself does not constitute previous development." site, since i assume the whole campus plan went through a regulatory process when it was first developed, plus because of the utilites and paved sidewalks. But from sight, it looks like its primarily undeveloped, since it doesn't currently have building or lot on it. Do you have any insight on whether my argument would stand?

For a recent 2.2 project, nearby dorms were accepted to satisfy the residential development requirement.

Thomas, it sounds from your description like the overall density per acre meets the credit requirements.

I use Google Earth to map the radius and services. The Ruler tools allows you to draw a 1/2 mile line from the project site. Drop and label pins at the project site and 1/2 mile radius. There are several icons available for various services if you like. I then take a screen shot of the site w/ services and pull it into a photo editing software (Adobe Photoshop Elements) where I draw the radius using project site and 1/2 mi. radius points and then draw the map scale.

Joshua,
I do the same as Norma except I use Adobe Photoshop. If you do not have any of the graphic design software you can do this in Word also.
As long as you have the 1/2 mile line you can use that as your distance marker and draw a circle in the program you have.

Here's a handy website I recently came across (although it's initially centered on London) that will plot a circle of whatever radius you choose onto a Google map:

http://obeattie.github.com/gmaps-radius/

Have you submitted yet? How did this turn out?

You might be running into one of two different situations: a) You've indicated that your project site is a greenfield, therefore making it ineligible for Option 2, b) there's a glitch with your particular form. If the latter is the case, please submit feedback via LEED Online.

I would not because an ATM is not going to sway someone's decision on whether to locate to a neighborhood or connect to people in their community. The point of the credit is to limit auto travel and foster community connections. A bank has tellers and offers additional services like extending loans. I also would not consider a vending machine a basic service (grocery) for similar reasons.

Can folks out there using this forum please post any "basic services" that have been approved for you that are not on the list given in the credit language?

Or if you have had zero luck with this kind of situation, please let us know.

Gas stations are considered "Convenience Stores" and qualify as a basic service...at least with my experience.

I just received a response to our initial Design Submittal and was informed "Gasoline and Auto-Repair are not considered basic services for the purpose of this credit."

Also, I tried to keep things simple so I grouped my list of services by "shopping" or "medical" etc. What I'm noticing is that this actually hurts you during review as they don't look at the business name rather they just look at the activity.

That being said, I'm changing the gas station to a convenience store (which it is) and keeping it but the auto repair shop I'm removing. I must admit, I think having an auto repair shop within 1/2 mile of the building is an extreme positive for the site but then I guess we are trying to discourage driving.

I have recently had a hotel accepted as a basic service on LEED CI 2009 project. This was somewhat project specific because I was able to make the case that a hotel was an essential basic services for my tenant, a government contractor whose employees travel back and forth from offices nationwide.

Good question - if you're talking about the Pinellas bike trail I could certainly see claiming that as a fitness or park type facility, and would provide a narrative explaining its use.

On the surface, a trail will not count as a basic service. It has as much (if not more) benefits as a transportation thoroughfare as a nearby service. However, a wide trail (i.e. 8+ feet in width) that is supplemented by things like green space, benches, and exercise equipment could be rationalized via 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. You will need to document that - as with the basic services listed in the credit - building occupants can walk to it and replace driving to a similar service elsewhere.

I don't want to sound redundant, but... None of the previous questions answered my question? My question is this: The neighborhood that's within the 1/2 mile radius of our project has several houses / residential units. In fact, we have several housing units that consist of 8 residences on (1) parcel just shy of an acre. If we look at any (1) parcel, we cannot get the 10 units per acre.

However: If I drew an imaginary box enclosing 8 units on one parcel including 2 units of another parcel, I believe our LEED team would achieve 10 units per acre. There are several configurations where this could work? Will this approach work?

Charles, I think you have a case and should document using the primary acreage for the residential units. The preservation of green space is a LEED applauded idea.

Thomas, I think you're wandering into a danger zone and it sounds like you are gerrymandering. I had a similar problem on a project and after discussions with a few others, we determined that your 'box' is drawn around the house's lot. You've double checked the zoning and that all of the houses are single units?

It makes sense to just use the main entrance, since that is consistent with the pedestrian-oriented intent of the credit.

Thomas, some of the discussion below speaks to similar issues, if not this exact issue. I would guess that a UPS store would not be allowed, but I can't say for sure....

I have a similar situation... a FedEx / Kinko's right across the street from my project. Given the variety of services they office (and the few the Post office offers these days) It seems as if it's worth a try.

Yes, as long as those facilities are on the approved list, and as long as they are open to the general public.

Tristan, is your understanding that the term "general public" means absolutely anyone, or can this term be qualified in the case of a closed campus like a military base or a private university? i am working on projects at both locales, including a dormitory at a private university. the only users of the the dormitory (students, staff, visiting parents) will have access to at least 10 of the listed facilities, however, since some of these are only available for university use our reviewer is saying they do not meet the definition of "general public." I would think that a case could be made that "general public" should be interpreted within the context of your building users, since the credit is related to the building and it's users and their access to the listed services.

I'm having the same issue with a military facility. The project received a review clarification that the base services must "...be available to everyone, and not restricted to campus occupants." However, the very nature of a military base is security. All services listed are accessible to building occupants. Clearly the military values providing services for their base occupants and go to a lot of trouble to provide them so users don't have to go off base for services such as dry cleaners. It doesn't seem right to penalize them for that. Does anyone have experience attaining this through special circumstances?

Hi Erica - I don't know anything Boston-specific, but i find Google's ‘search nearby’ mapping function and/or www.walkscore.com quite helpful for Boston area projects. Good luck!

Fabiano, I think you have summed it up fairly well. Why do you ask?

I've just copied and pasted... The thing that I don't get, is this part: "or can show that the surrounding area has double the required Option 1 density over twice the area".

This twice area that the LEED is talking about, is the gross area of the building or the site area?

Hi Fabiano,

The reference guide states the second option for earning EP as: "The average density within an area twice as large as that for the base credit achievement must be at least 120,000 sq. ft. per acre. To double the area, use Equation 2 but double the project site area first." So, twice the area is referring to the site area.  

Forgot to add, we are working with LEED NC 2009. I understand that in the previous version, NC 2.2, the was just one point available.

It's 5 points or nothing for LEED NC V3 or 4 points for LEED Schools V3. So if you have the required density or the 10 services plus residential area you get 5 points. If you only have half the density or 5 service, you get nothing.

Susann,

Although I have not had a project like yours, I would think that the access roads to runways or for (un)loading passengers would be considered as a "right of way" which can also be excluded from your calculation. I would explain your approach in your submission so you there's no ambiguity.

Thanks Larry, I think that sounds reasonable, but our client wants to be sure (5 points). We submitted the question in regards to excluding runway, taxi and parking positions for 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. I'll let you know about the decision.

We got the 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 back and it was denied. So runway, taxi ways can not be excluded from the calculation and are not considered "right of way". But we also submitted a CIR to see if we can be exempted from the requirement for a residential area, which is not allowed so close to an airport according to the local zoning authorities. That was accepted. We have to provide the zoning plans to show that were are no residential areas allowed.