Regionalization

Written by Zaida Basora, AIA

During 2008 and certainly in the first quarter of 2009, we have seen and experienced the tremendous growth and success of the green building movement locally and nationally.  In a recent article by the CoStar group, sustainability advocates state that “despite a slowdown affecting nearly all segments of the commercial property industry, green building is positioned to withstand the deepening economic recession and possibly emerge as a more influential force than before.”

A survey by corporate real estate trade group CoreNet Global and real estate advisory firm Jones Lang LaSalle (JLL) found that 70 percent of corporate real estate executives identify sustainability as a "critical business issue," up more than 20 percent from a year ago.  Even President-elect Barack Obama called for “energy efficiency and home weatherization as major priorities in a green agenda to help revitalize the nation's slumping economy.”  …and there is a newly formed High-Performance Buildings Congressional Caucus which we can expect to be a growing voice in this year's energy debate on Capitol Hill.  The group will focus on increasing energy efficiency and lowering the carbon footprint of buildings.

There is a sense of urgency about improving the built environment and it is based on these facts:  First, 35 percent of greenhouse gas emissions are from buildings and yet green buildings represent 2 percent of the commercial buildings and only .3 percent of the new homes.  Second, Buildings are the #1 sector in CO2 emissions globally; and lastly, green buildings are the cheapest, quickest, most significant way to make a dent in greenhouse gas emissions.  Bottom line:  Green buildings are less expensive to operate, perform more efficiently than conventional buildings, and they make financial sense!  

So, we find ourselves in Dallas “in the right place, at the right time.” The City adopted a green building ordinance that has been incorporated into the Dallas City Code.  We are at the forefront of leading cities in green building programs, one of a handful that has made green building a priority realizing that green building strategies must be integrated into “business as usual” to significantly impact the quality of life and economic viability of its citizens and businesses.  

As Dallas begins the countdown toward the integration of the green building code requirements into the business of building development, plan review, permitting and inspections this October, some wonder about the local business, building industry and the City’s readiness to meet Ordinance 27131 which was adopted by the Dallas City Council on April 9, 2008.

Therefore, it is important to remember that the task force recommended a two-phase program for a specific reason:  to match the demand of the local construction market with the requirements of building green.  In other words, the task force concluded that the Dallas ordinance had to reflect the readiness of the local market while both effecting significant impact and being achievable.   The first phase, effective on October 1, 2009, primarily focuses on energy efficiency and water conservation measures. This phase is divided into three areas: new residential construction, construction of new commercial buildings less than 50,000 square feet, and construction of new commercial buildings over 50,000 square feet. Phase two, effective on October 1, 2011, requires a comprehensive green building standard for all new residential and commercial construction.  

RESIDENTIAL CONSTRUCTION

Phase 1 of the new city building ordinance requires that homebuilders construct their homes to be 15 percent more efficient than the base energy code and meet four out of six high-efficiency water reduction strategies.

The six strategies to choose from include:

1. Sink faucets with average flow rate of two gallons per minute (gpm)
2. Showerheads with flow rate of two gpm
3. Toilets that meet either a 1.3 gallons per flush, are dual-flush, or meet the EPA’s WaterSense specification
4. ENERGY STAR labeled dishwashers that use 6.0 gallons or less per cycle
5. ENERGY STAR labeled clothes washers with modified energy factor (MEF) > 2.0 and water factor (WF) < 5.5
6. Drip irrigation emitters for all bedding areas of the landscape plan.

 

COMMERCIAL CONSTRUCTION

Phase 1 of the new City Ordinance requirements for buildings less than 50,000 square feet include:

1. Be 15 percent more efficient than the base energy code
2. Utilize 20 percent less water than required by the current Dallas Plumbing Code
3. Incorporate EPA’s ENERGY STAR low-slope roof requirements for roof surfaces with a slope less than or equal to 2:12
4. Comply with outdoor lighting restrictions in order to reduce light pollution.

For commercial projects over 50,000 square feet, Phase 1 requires buildings to meet 85 percent of the points required under the appropriate LEED rating system for a certified level. This includes one point for 20 percent water use reduction, and a minimum two points for 14 percent more energy efficient than the base energy code.  An appropriate LEED Rating System Checklist will be required to illustrate conformance to the standard.

Phase 2 of the new City Ordinance commences in October 2011 and will require all commercial buildings to be LEED certifiable with an added emphasis on energy efficiency and water conservation.  

IMPLEMENTATION

As the green building ordinance is implemented, several key elements will be provided to make the transition.  Specifically, Dallas Building Inspection has developed the green building checklists, guidelines, compliance standards and field inspection program necessary to implement the ordinance.  These elements plus step by step instructions to navigate the process will be provided to facilitate effective implementation.  These tools and resources will be available for distribution and training by the end of this month.

PARTNERSHIPS

The City of Dallas has also partnered with the Home Builder’s Association, the north Texas chapter of the US Green Building Council, the EPA, the American Institute of Architects (AIA), the Real Estate Council (TREC), the Building Owners and Managers Association (BOMA) and others to provide training and information to the building industry on the components and requirements to meet the new code.  For assistance and information related to green building standards, products and/or strategies, a Green Office will be established within the Building Inspection department.  … We are committed to a Dallas that is both safe and green!