Regionalization

Written by R. Kirk Johnson, AIA, LEED AP

Most of us have heard or seen the publicized saying that states, “Think globally. Act locally”.  The essence of the statement implies that a combination of global perspective and local implementation is an effective way to produce change.  Of all the applicable components that this theme indicates, there is a timely opportunity to implement specific locality in the green building construction industry.  Although significant strides have been made in the past few years regarding green building construction, specifically as measured by the USGBC LEED Rating System, the overall implementation is relatively early in the adoption process in the United States at Federal, State, and Local levels.  Much has been accomplished.  Much needs to be completed.

Last year alone, as did the preceding year, the amount of LEED registered projects doubled.  Clearly, the synergy of LEED growth is expanding at a rapid pace.  Green has already in such a short time become commonplace and considered in a large majority of new projects.  Yet, even with this significant expansion, it is at the present time, simply a small percentage of overall building development that occurs in the United States.

GREEN CONSTRUCTION

This delta is substantiated by statistical information derived from the Department of Energy (DOE), Energy Information Administration (EIA) and United States Green Building Council organizations.  For instance, in 2003, according to the Commercial Buildings Energy Consumption Survey (CBECS) as commissioned by the EIA, there were approximately 4,859,000 buildings in the United States covering roughly 71,658,000,000 square feet of construction.  In 2004, according to publically available USGBC statistical information, there were around 160 LEED certified buildings.  By July 2007, there were approximately 926 certified buildings and 7,934 registered LEED projects.

Presently, after much unprecedented sustainable construction expansion over the last six years, there are an estimated 18,468 LEED registered projects and 2,332 LEED certified projects.  Clearly, the need to act at all levels is paramount in expanding green building policies.  Later this year, CBECS will update the survey to include data through the year 2008.  This study reflecting the growth that has occurred in commercial construction since the 2003 study will most certainly raise the number of buildings that are in the United States.

The same comparisons as those at a national scale can also be found at a regional scale here at the USGBC North Texas Council Chapter area.  In 2003, there was one LEED certified building and 16 LEED registered projects.  As of today, out of all the construction that has occurred in the region, there are 31 LEED certified buildings and nominally 590 LEED registered projects.  Much has been accomplished.  Much needs to be done.

ACT LOCALLY

Perhaps the greatest opportunity to shape green building growth of existing buildings and those that will be built during the next few years will be found in regulating public policy at a local level.  Such regulations, if properly implemented, can shape the fabric in more positive and proactive ways than is achievable solely by volunteer based LEED methodologies employed at many jurisdictions.  The elective must expand to the mandatory.  Public policy carries significant authority, as it defines the parameters that can influence all sustainable construction.  One of the most effective ways is to make the implementation at a local level.  Simply put, local policies have the ability to affect the overall public outcome.  Those that address items such as energy optimization or water conservation proactively influence these elements.  Those that are silent on such matters do not.

PARTNERSHIP AND POLICY

A unified partnership of an effective measurement system and local policy helps elevate green building from the exception to the normative.  A combination of the LEED Rating System providing a measurement structure and public policy providing a regulatory infrastructure has the power to make far greater strides in meeting sustainable objectives.  The LEED Rating System can encourage sustainable construction adherence through its voluntary system but only public policies can require these same green building strategies mandatory.

LAY OF THE LAND

The following research article looks at many of the primary local municipalities located within the USGBC North Texas Chapter geographical area and provides a snapshot “lay of the land” categorization of local green building public policies.  Although not intended to be exhaustive in nature, the brief study does outline local public policies that are in place as determined by the information readily available to the general public such as individual City information portals and the USGBC.  The study does not take into account steps that are in the process of being made through various individuals or groups, but focuses solely upon local policies that have been codified by council, mayor, or other official city regulation codification mechanisms.

COMMON GROUND

In researching local public policies, several aspects were looked at and charted in order to provide an overall snapshot of local community sustainable commitment.  These parameters ranged from such macro items such as local commitment to the Mayor Climate Protection Agreement signed by a majority of mid-size to large cities in the United States to specific LEED building or zoning policies.  All effort has been made to use the most recent information commonly available to the general public.  There is acknowledgement that much more activity is occurring than is published publically on a township portal.  However, in order to substantiate common ground, the following evaluation criteria is listed and described.

US MAYORS CLIENT PROTECTION AGREEMENT

One such categorization is the 2005 US Mayors Climate Protection Agreement, also known as the “Mayor Initiate”, a voluntary agreement which is based upon meeting common environmental goals such as carbon reduction, promotion of sustainable building practices, increased recycling programs, open space preservation, and energy efficiency.  A deep commitment to the Protection Agreement is a foundational step in altering the direction of community green building public policy.  Although signature to the voluntary standard does not guarantee additional commitment to the overall promotion of sustainable construction, the absence of acceptance may be an indicator of the direction that local policies may pursue.  Therefore, this criterion is listed as one of several that provide indicators of green public policy commitment.  Currently, there are approximately 15 jurisdictions within the USGBC North Texas Council Region geographical area that have committed to the US Mayors Climate Protection Agreement.

LEED RATING SYSTEMS

Another such indicator used in this survey involves the implementation of USGBC LEED Rating System policies in place at a local level.  This is further subdivided into public or private building construction categories and if LEED Certification is required or simply encouraged.

Presently, Dallas, Frisco, and Plano require all public facilities to obtain LEED certification.  Flower Mound has a volunteer green building policy that encourages LEED Construction.  Fort Worth has a sustainable task force that is exploring green building opportunities.  Arlington and Richardson are actively looking into LEED green building policies.  However, only Dallas has addressed the issue of private commercial building construction by requiring LEED certifiable construction beginning later this year and expanded in 2011.  Thus far, private commercial construction policies in place in the listed jurisdictions do not require LEED certification.

GREEN BUILDING CODES

A third category utilized in the study pertains to building code policies.  Green building codes regulate the construction and implementation of green building policies.  These codes address items such as energy efficiency, indoor water conservation, indoor air quality, materials, and green building methodologies.  Several communities have policies in place that require energy efficiency and site water conservation.  A large majority of cities in the region use the 2006 version of the International Energy Code and require energy compliance information through printouts from ComCheck or energy simulations.  Currently, Dallas is the only jurisdiction that has addressed comprehensive LEED green building codes.

GREEN ZONING ORDINANCES

Zoning ordinances, at a local level, govern overall relationships of individual properties to the surrounding neighborhood fabric.  Specifically, they address areas such as open space, development density, building setback requirements, allowable building heights, and land use.  Green zoning ordinances take these elements a step further by regulating items such as heat island reduction, water conservation reduction, exterior water management requirements, alternative transportation policies, reduced parking requirements, light pollution requirements, development densities, and site selection criteria.  

A LEED based Zoning Ordinance codifies and correlates these elements to the USGBC LEED Rating System.  Presently, as delineated in the publically available information, there are not any City Ordinances in the North Texas Region that incorporate comprehensive green zoning policies that correlate to the LEED Rating System.

TAX INCENTIVES

A sixth indicator identifies incentives in place for green buildings.  Although numerous variant green building incentives have been utilized throughout the country, this study focuses upon two of the most predominant typologies- tax and building permit incentives.

LEED BUILDINGS

Another describing element is the number of LEED buildings that are registered or certified in the specific townships.

ACTIVE INVOLVEMENT

Having defined the basic criteria used in the charting, it should be noted again that this study only evaluates existing policies that are presently in place.  During the course of research, it has been observed and is readily apparent that many communities are actively involved in exploring and updating local public policies to reflect sustainable construction principles.  As these jurisdictions update these ordinances, the efforts should be published on each community website portal and communicated to local residents.  Much has been done, much is left to be done, and fortunately, much is being done in local communities within the North Texas region.

RESOURCES

Some valuable resources regarding public policy are available to the general public.  Some links to specific articles, documents, or specific web pages are included for additional reference, information, and use.  These are included below.  Click the link for more information.

• USGBC Government Resources Web Portal
• LEED Public Policy and Advocacy Web Portal
• LEED Public Policy Database
• LEED Initiatives by State
• LEED Government LEED Initiatives
• USGBC State and Local Government Toolkit
• Green Playbook
• Roadmap to Sustainable Government Buildings
• Mayor Climate Protection Center
• US Conference of Mayors Climate Protection Agreement

Sources: USGBC (usgbc.org), The United States Conference of Mayors (usmayors.org), individual official town websites