HomeMy WebLinkAboutStaff Report 436-07City of Palo Alto
City Manager’s Report
TO:HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY EVIRONMENT
DATE:
SUBJECT:
DECEMBER 3, 2007 CMR 436:07
ADOPTION OF AN AMENDED GREEN BUILDING POLICY FOR CITY
FACILITIES.
RECOI\~IENDATION
Staff recommends the Council adopt the amended policy (Attachment A) on sustainable, "green"
building practices for City construction and building maintenance operations.
BACKGROUND
On April 21, 2003, the City Council adopted the current Green Building Policy to implement
goals of the City Sustainability Policy. The initial policy, as noted in the attached staff report
(CMR 243:03, Attachrnent C), addressed five key areas: new construction, renovation, site
improvement projects, maintenance and demolition. The adopted policy requires that
construction of new City facilities over 10,000 square feet achieve a LEED "certified" rating
leve!. LEED stands for Leadership in Energy and Environmental Desig-n and "Certified" is the
first level of the series, with Platinum as the highest level of green building.
On April 23, 2007, the City Council reviewed proposals prepared by staff and the Architectural
Review Board (ARB) for green building levels, thresholds and timelines for implementing a
mandatory green building program for City and private projects. Staff suggested requiring a
"LEED Silver" rating level for new City buildings at a threshold of 5,000 square feet. The ARB
suggested a more aggressive proposal to require "LEED Silver" at the 1,000 square feet
threshold.
On August 6, 2007, the City Counci! adopted an ordinance to update the ARB’s Approval
Finding #15 and to require green building checklists as a consideration for staff evaluation of
planning and building applications. The ordinance became effective October 11, 2007, and
applies to both City and private projects. The August 6, 2007 report noted that staff would return
in the fall of 2007 with a revised policy for City buildings to address the City’s particular goals,
needs and resource issues.
DISCUSSION
The proposed revisions are set forth in Attactnnent A, as well as in an annotated redlined format
(Attachment B) to view the changes to the existing policy. The revised policy and criteria were
discussed and developed in interdepartmental meetings.
Eight key criteria are contained in the proposed policy. Four of the original five criteria were
modified. The three new criteria include Exceptions (#3), Certification (#4), and Demonstration
CMR: 436:07 Page 1 of 3-
and Education (#8). In summary, the first of the criteria would lower the green building
threshold to 5,000 square feet and require a LEED Silver rating for new City buildings. The
second sets forth a requirement for the use of green building checklists, a review of costs and
benefits, and an objective of LEED certification for renovations, additions and other buildings.
The third of the criteria lists exceptions and provides examples of projects that may be
considered for exceptions. The fourth would allow an alternate method of verifying LEED
compliance in lieu of using the US Green Building Council (USGBC) standards. The fifth
regarding site design was stren~hened with additional measures, the sixth regarding
maintenance and life cycle cost analysis remains unmodified, and the seventh added "reuse" to
demolition to explicitly set a goal for reuse of facilities and materials. The eighth proposes that
the City demonstrate leadership and provide public education regarding sustainability.
RESOURCE IMPACT
The Public Safety Building and Mitchell Park Library are targeted and will be budgeted for
construction at the LEED Silver level. Staff will return to the Council with information
regarding costs for obtaining LEED Silver certification for those buildings. As noted in the
revised policy criterion #2, additions over 5,000 square feet would be evaluated by a designated
green building professional to determine costs and benefits of adding or enhancing geen
building features. As noted in criterion #3 (Exceptions), adherence to the green building
standards would be determined on a case by case basis depending on the outcome of the
cost/benefit analysis.
POLICY IMPLICATIONS
The amendment of the City’s threshold to 5,000 square feet and provision of the LEED Silver
goal in the amended policy is an important step prior to the establishment of a mandatory geen
building ordinance and program for non-City projects..
ENWIRONMENTAL REVIEW
This policy does not require environmental review under the California Environmental Quality
Act (CEQA), as it does not meet the definition of a project pursuant to section 21065 of the
California Public Resources Code.
PREPARED BY:
DEPARTMENT HEAD:
CITY MANAGER APPROVAL:
EiV~SLIE
Director of Pla~,n,n~ing and ~.unity
ES~LY ~SON
Assist~t Ci~ M~ager
Environment
CMR: 436:07 Page 2 of 3
ATTACHMENTS
Attaclmaent A: Amended Green Building Policy for City Buildings
Attachment B: Annotated Revised Green Building Policy
Attachment C: CMR 243:03
CMR: 436:07 Page 3 of 3
ATTACHMENT A: AMENDED POLICY
CITY OF PALO ALTO
GREEN BUILDING POLICY FOR CITY BUILDINGS
CLEAN VERSION
The City of Palo Alto intends to incorporate sustainable, geen building practices into the design
and construction of City buildings, as part of the Council’s overall Sustainability Policy.
Specifically, City buildings shall be designed and constructed according to the following criteria:
4,
New Construction - All new City buildings over 5,000 square feet shall be desi~ed to
achieve Leadership in Energy and Environmental Desi~ (LEED) Silver or equivalent
rating system certification, except as provided in #3 below.
Renovations, Additions and Other Buildings - All renovations of or additions to existing
City facilities shall be designed to use environmentally sound, ~-een building tec!~niques
and materials. LEED or equivalent checklists shall be used as guidelines to identify and
enhance ~een building measures. Substantial renovations or additions of 5,000 square
feet or ~’eater shall be evaluated by a designated ~een building professional to determine
the costs and benefits of adding or enhancing geen building features. Such facilities shall
generally be designed to achieve LEED or LEED Existing Building (LEED-EB) or
equivalent rating certification, except as provided in #3 below.
Exceptions - Exceptions for new buildings and for substantial renovations and additions
may be approved where the City Council determines that LEED or equivalent
certification would be impractical or unreasonably costly and that all reasonable ~een
building measures are otherwise incorporated into the project design. Examples of
projects that may be considered for exceptions include, but are not limited to: a) buildings
requiring compliance with historic preservation criteria, b) additions where compliance
with the remainder of the facility or site is impractical, c) projects requiring joint funding
with other jurisdictions, and d) buildings that are primarily intended for storage or
equipment purposes rather than human occupancy.
Certification - For projects requiring compliance with LEED (or equivalent) criteria, the
City Council may, in lieu of LEED certi~cation by the U.S. Green Building Council,
require independent verification of LEED compliance by a LEED-accredited
professional, where it is determined that the cost of certification is excessive and the
funds could be better used to enhance the geen building features of the project.
Site Improvement Projects - Careful planning and consideration shall be Nven to
improvements to sites containing City buildings, par’ks, and!or open spaces. Projects
should emphasize the preservation of native plant and anin~al species, incorporate
drainage and runoff control measures into landscape features, discourage impervious
landscaping and construction, provide protection of creek and riparian environments and
water quality, and promote the use of drought-resistant landscaping.
Maintenance of Existing City Buildings and Facilities - Life cycle cost analysis shall be
undertaken for building system or component replacement projects where appropriate in
the judgrnent of the Public Works Director or his designee in an effort to specify the most
energy, water and maintenance efficient systems in relation to initial cost.
12-03-07
Page 2
Reuse and Demolition - Existing City facilities and materials shall be reused where
possible to reduce the generation of solid waste and expenditure of energy, water and
other resources to create ne~v facilities, xvhere consistent with City objectives for
providing desirable facilities and services for residents and businesses. On projects where
demolition is required, in order to maximize the amount of waste materials diverted from
landfills, deconstruction techniques shall be employed whenever practical, and all
salvageable items shall be recovered and put to appropriate use.
Demonstration and Education - To the extent practical, City facilities should demonstrate
leadership and educate the public about sustainability and ~een building practices and
features, through the use of interpretive signs and exhibits at the facility, and by
providing information on the City’s website.
ATTACHMENT B
ANNOTATED REVISED GREEN BUILDING POLICY
CITY OF PALO ALTO
GREEN BUILDING POLICY FOR CITY BUILDINGS
REDLINE OF EXISTING POLICY
The City, of Palo Alto intends to "~’~;~-;~;’~"lncol~orates ....~ .......~ sustainable. ~een buildin~ oractices
into the Ci~,"s bui]ding m~.d cons~uction practice~ desi~ and consnuction of Ci~, buildings, as
part of the Council’s overall Sustainability Policy. Specifically, City buildings sha!l be desired
m~d cons~ucted accordin~ to the fo!lox~dn~ m~teria:
1.New Construction - All new City, buildings over ~ .44M)4)05.000 square feet shall be
designed to achieve Leadership in Energy and Environmental Design (LEED) Silver or
equivalent ratins system certification, except as provided in #3 below.
o Renovations. Additions and Other Buildings - All tZ, renovation_s of or additions to
existing City facilities shall v,.~ ~ .......~.~ ~¯.......... ~,~._~oe desi_oned to use environmentally sound.
~een building techniques and materials. LEED or equivalent checklists shall be used as
~uidelines to identiD and enhance m’een buildin~ measures. Substantial renovations or
additions of 5.000 square feet or reeater shal! be evaluated bv a desi_onated ~een buildin~
professional to determine the costs and benefits of addin~ or enhancin~ meen buildin~
features. Such facilities shall ~enerallv be desired to achieve LEED or LEED Existing
Buildin~ (LEED-EB) or equivalent ratin~ certification, except as ~rovided in #3 below.
Excet~tions - Exceptions for new buildin,~s and for substantial renovations and additions
may be approved where the City Council determines that LEED or equivalent
certification v<, .~id ~,:.,~ im~ractical or unreasonably costly and that all reasonable meen
buildin~ measmes are otherwise incorporated into the project desim~. Examples of
prqiects that may be considered for exceptions include, but are not limited to: a) buildin_os
requirin~ compliance with historic presmwation criteria, b) additions where compliance
with the remainder of the facility or site is impractical, c) projects requiring joint fundin~
with other jurisdictions, and d) buildings that are primarily intended for storage or
equipment purposes rather than human occupancy.
Certification - For proiects requirin~ compliance with LEED (or equivalent) criteria, the
Cit~, Counci! may. in lieu of LEED certification bv the U.S. Green Buildin~ Council.
require independent verification of LEED compliance by a LEED-accredited
professional, where it is determined that the cost of certification is excessive and the
funds could be better used to enhance the ~een buildinu features of the proiect.
;):_<;_~_Site Improvement Projects - Careful planning and consideration shall be Nven to ~
improvements to sites containin~ City, buildings, parks, and/o_xr open spaces. Aspects sac4
asProjects should emphasize the preservation of native plant and animal species,
incorporate drainage and runoff control measures into landscape features. <i:~co~~ ~.~"
i~>r-,c-~-vi~ ~; [a~ dsc:aoin;~ and cc.ns~ruc~ion._p~provide protection of creek and
riparian environments and water qualit5’, wa~er:!~ed ecnmminalion and promote the use of
drou~ht-resistant~ landscaping wi11 be ~,,-; ......., ~.. ~**,,,~ ........ ~,,~ review.
.....Maintenance of Existing City Buildings and Facilities - Life cycle cost analysis shall be
undertaken for building system or component replacement projects where appropriate in
the judgTnent of the Public Works Director or his designee in an effort to specify the most
enerD,, water and maintenance efficient systems in relation to initial cost.
12-03-07
Page 2
Reuse and Demolition - Existin~ City facilities and materials shall be reused where
possible to reduce the ~eneration of solid waste and expenditure of energy’, water and
other resources to create new facilities, where consistent with Cirv obiectives for
providin~ desirable facilities and services for residents and businesses. On projects where
demolition is required, in order to maximize the amount of waste materials diverted from
landfills, deconstruction tectmiques ~vd4t-shalt be employed whenever practical_.i and all
salvageable items w4!t-shal! be recovered and ÷~g~ji.;_..to appropriate
Demonstration and Education - To the extent practical, Cip,.," facilities should demonstrate
ieade.’..si~i~.~ a~d educate the public about sustainabilit-~: and meen building practices and
features, through the use of interpretive si~u--ns and exhibits at the facilitx:’, and by
providin~ information on the Cit~,’s website.
Attachment C
TO: HONORABLE CITY COUNCIL
FROM: CITY MANAGER DEPARTMENT: CITY MANAGERS OFFICE
DATE: APRIL 21, 2003 CMR: 243:03
SUBJECT: PROPOSED POLICY ON GREEN BUILDLNG
RECOMMENDATION
Staff recommends that Council adopt a policy on sustainable, "~een" building practices for City
construction and building maintenance operations.
BACKGROUND
On April 2, 2001 the City Council adopted a policy on sustainability. As part of the
implementation of the policy, staff developed the City Sustainability Plan. One of the goals of
the plan is to establish a policy on City construction and building maintenance.
DISCUSSION
The proposed Green Building Policy (Attactvnent A) is intended to help reduce the impact that a
given building or construction project has on the environment. Construction of new buildings,
renovation of existing facilities, and site improvements related to development account for one
of the largest drains on natural resources and the biggest impact on the environment of any
current human endeavor. The built environment is the largest consumer of energy in the world,
and the construction industry worldwide is responsible for the use of more raw materials than
any other industry. Most of these raw materials are non-renewable.
The purpose of this policy is to reduce the overall environmental fooVprint of any City
construction or building maintenance project. This will be accomplished by addressing five key
areas of City construction and building maintenance operations.
New Construction: Designing all new buildings to achieve LEED (Leadership in Energy and
Environmental Desig-n) certification.
CMR 243:03 Page 1 of 3
Renovation: Renovation of existing City facilities will be done using green building
teclmiques and materials.
Site Improvement Projects- High priority will be given to protecting the natural sun’oundings
of any construction site or open space improvement project with regard to native species
protection, water runoff, water conselwation, and potential watershed contamination.
¯Maintenance of Existing Facilities: Steps will be taken to ensure that the most cost effective,
energy and water efficient systems and components are specified when replacement is called
for.
¯Demolition: Deconstruction and salvage of building components will be done whenever
practical to divert the maximum amount of debris from landfills.
If the City Council adopts this policy staff will develop procedure for implementing the policy
such as including life-cycle cost analysis as part of the scope of ~rk for design of new city
buildings and site improvements; training City staff on "green" design, construction and
maintenance issues; and developing guidelines for building demolition and salvage operations
consistent with the policy.
RESOURCE IMPACT
Staff believes that implementation of life cycle costing in plmming for construction and
rehabilitation projects will show that, over a project’s life, incorporation of sustainable elements
will prove cost-effective as well as environmentally beneficial. Any required additional funds to
cover the additional costs to Capital Improvement Projects will be taken from the Sustainability
Fund for General. Additional staff time will be required to finalize the procedures associated
with this policy. Staff resources are expected to come primarily fi’om Public Works Department
and the City Manager’s Office.
POLICY IMPLICATIONS
This new policy is consistent with Council’s Sustainability Policy, the Comprehensive Plan, and
past Council actions.
ENWIRONlVlENTAL REVIEW
Not a project under the Califoruia Environmental Quality Act. (CEQA)
ATTACItMENTS
Attact~nent A: Policy Statement
CMR 243:03 Page 2 of 3
CITY M.~NAGER APPROVAL:
EMILY HARRISON
Assistm~t City Manager
ATTACHMENTS
Attaclvnent A: Amended Green Building Policy for City Buildings
Attact~-nent B: Am~otated Revised Green Building Policy
Attactm~ent C: CMR 243:03