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City of AtlantaSustainable Building Ordinance
Robert C. Newcomer, Esq/LEED AP
The Lang Legal Group LLC
404.320.0990
Shane M. Totten, AIA/LEED AP
Off Grid Studio LLC
Sustainable Building Ordinance
• Sustainable Atlanta • Intent • Administrative provisions
• Compliance requirements • Application• Phase-in schedule • Compliance review • Compliance reviewers • Variance • Atlanta Sustainable Building
Commission (“ASBC”)
• Technical provisions • Mandatory standards• Data collection• Site improvements• Water and Energy Efficiency• Indoor Environmental Quality• Impact on Atmosphere,
Materials & Resources• Construction & Operation
Plans• Post-Occupancy Guidelines• Summary and Conclusions
Page 4
Sustainable Atlanta: Vision and Mission
Vision for a Sustainable Atlanta
Strategies Tactics & Methodologies
Drive Change:Be a Catalyst
A Higher Quality of Life:• Clean Air• Zero Waste• Water Efficient• Healthy, Efficient
Buildings• Abundant Greenspace• Green Business• Green Jobs• Clean Energy• Social & Economic Equity• Accessible Transit
Options• Walkability
Convene:Leaders & Experts
Tell the Story:Measure and Report
• Enable City of Atlanta to lead by example
• Facilitate dialogue• Focus on high-impact
initiatives• Engage experts and
network of advisors• Content-rich website• Outreach to media and
stakeholders
SA Mission:
Drive Change
Page 5
Sustainability
• “To meet the needs of the present without compromising the ability of future generations to meet their own needs.”
• Green building is the practice of creating structures and using processes that are environmentally responsible and resource-efficient throughout a building's life-cycle from siting to design, construction, operation, maintenance, renovation and deconstruction.”
Page 6Test
13%Water Use
39%GreenhouseGas Emissions (CO2)
60%Total Waste(non-industrial)
72%ElectricityConsumption
U.S. Building Impacts
Page 7
GLOBAL CO2 EMISSIONS (BY SECTOR)
#1 Buildings#2 Transportation#3 Industry
Page 8
Sustainable Atlanta – Progress to Date
• Division of Sustainability, City of Atlanta
• Atlanta’s 2009 Sustainability Report
• Taskforces:
Sustainable Building
Recycling and Materials Management
Water
Energy
Page 9
• First Lead Partners meeting - June 2008• First public meeting – July 2008 • First draft – September 2008 • Public engagement and revisions
• ULI-sponsored charrettes - February/March 2009 • Atlanta City Council –
• Presented to City Council in September 2009 • Filed by City Council on December 7, 2009
Sustainable Building Taskforce
Page 10
SBO - Intent
• To improve building performance in support of achieving the objectives of the U.S. Mayors’ Climate Protection Agreement and Architecture 2030.
• Proposed amendments to existing City of Atlanta Building Code
Page 11
SBO – Administrative
Compliance Requirements • ASBS (SBO Section 2) • USGBC LEED
• BD+C 2009 or ID+C 2009• SS6.2, SS7.1, SS7.2• WE1, WE2, EA1 (2 points each)
• Green Globes • B.2, C.1, D.1, D.2
• EarthCraft• Site Planning, Durability, Water (indoors and outdoors) Energy
Efficient Building Envelopes and Systems
Page 12
SBO – Administrative
Application• “Construction projects”• “Additions & alterations” of existing buildings
Does not apply to: • Single-family or multi-family of 3 stories or less above grade • New commercial buildings < 1500 sq ft (or $300,000) • Remodel projects < 5,000 sq ft (or $250,000) • Maintenance activities • Historic buildings (limited exception)
Page 13
SBO – Administrative
Phase-in schedule• Initial 3-year phase-in period• Extended period with chapter-based phase-in • Performance (new) and chapter-based (existing) period
Page 14
SBO – Administrative
Compliance review• Compliance Policy• Permitting compliance review
• ASBS – Compliance Reviewer Affidavit • Compliance Options – Fees and worksheet
• BoB audits• Final compliance certification (issuance of CO)
• ASBS - Commissioning/Acceptance Report (if applicable)• Compliance Options – Certification application • Temporary CO available upon payment of financial security
Page 15
SBO – Administrative
Compliance Reviewer• Training • Test • Professional qualifications:
• Registered Architect • Professional Engineer• USGBC LEED AP
• Must be employed by Registered Architect or Professional Engineer > 3 years or General Contractor > 5 years.
Page 16
SBO – Administrative
Variance process • Granted by Director, BoB• If “special conditions” . . . “undue hardship”• Administrative Variance Committee (“ASBOAVC”)• Timing • Appeals go to Superior Court within 30 days of final decision• BoB reports variance applications quarterly to ASBC
Page 17
SBO – Administrative
Atlanta Sustainable Building Commission• Composed of 25 members • Advisory role during implementation • Review reports, research and minutes • Propose amendments • Advocate for additional incentives
Page 18
SBO - Technical Content
M. Shane Totten
AIA, LEED AP
Page 19Page
SBO - Technical
• Format• Mandatory provisions
• • Prescriptive provisions
• Performance provisions
Page 20Page
SBO - Technical
• Site Improvements• Intent: avoid development of inappropriate sites and reduce the
environmental impact of the location of a building on a site.
Page 21Page
SBO - Technical
• Site Improvements• Intent: avoid development of inappropriate sites and reduce the
environmental impact of the location of a building on a site.• Mandatory provisions
• Mitigation of Heat Island Effect• Reduction of Light Pollution• Greenfield Sites
Page 22Page
SBO - Technical
• Water Use Efficiency• Intent: maximize water efficiency within buildings to reduce the burden
on municipal water and wastewater systems
Page 23Page
SBO - Technical
• Water Use Efficiency• Intent: maximize water efficiency within buildings to reduce the burden
on municipal water and wastewater systems• Prescriptive option
• Fixtures and fittings comply with ASME and WaterSense specifications• Appliances comply with Energy Star requirements• Cooling towers comply with discharge limits on total hardness• HVAC equipment• Commercial food service operations• Medical and lab facilities• Special Water Features• Vehicle Washing
Page 24Page
SBO - Technical
• Water Use Efficiency• Intent: maximize water efficiency within buildings to reduce the burden
on municipal water and wastewater systems• Performance option
• Forty percent better performance than maximum allowable water use as set forth by the Georgia State Minimum Standard Plumbing Code
Page 25Page
SBO - Technical
• Water Use Efficiency• Intent: maximize water efficiency within buildings to reduce the burden
on municipal water and wastewater systems• Site Water Use Reduction
• Prescriptive Option: plantings, high efficiency irrigation• Performance Option: no use of potable water
Page 26Page
SBO - Technical
• Energy• Intent: establish a minimum level of energy efficiency for proposed
building and systems
Page 27Page
SBO - Technical
• Energy• Intent: establish a minimum level of energy efficiency for proposed
building and systems• Mandatory provisions: comply with certain sections of current standard of
ASHRAE 90.1
Page 28Page
SBO - Technical
• Energy• Intent: establish a minimum level of energy efficiency for proposed
building and systems• Prescriptive provisions
• Comply with ASHRAE Advanced Energy Design Guides• Use assessment tools, such as COMcheck to document 30% savings over ASHRAE
90.1• Small projects must meet minimum requirements of ASHRAE 90.1
Page 29Page
SBO - Technical
• Energy• Intent: establish a minimum level of energy efficiency for proposed
building and systems• Performance provisions
• Exceed current version of ASHRAE 90.1 by 14% for new projects and 10% for major renovations
Page 30Page
SBO - Technical
• Indoor Environmental Quality• Intent: enhance air quality in buildings to protect the comfort and well
being of occupants
Page 31Page
SBO - Technical
• Indoor Environmental Quality• Intent: enhance air quality in buildings to protect the comfort and well
being of occupants• Provisions (combined mandatory, prescriptive and performance)
• Minimum indoor air quality (ASHRAE 62.1)• Radon resistant construction• Blower door testing• Environmental tobacco smoke control• Outdoor air delivery• Thermal comfort• Building entrance pollution control• Acoustic control• Daylighting• Low-emitting materials
Page 32Page
SBO - Technical
• The Building’s Impact on the Atmosphere, Materials, and Resources• Intent: encourage practices that reduce consumption, minimize waste,
divert waste, and encourage use of materials extracted, harvested, and processed in Georgia
Page 33Page
SBO - Technical
• The Building’s Impact on the Atmosphere, Materials, and Resources• Intent: encourage practices that reduce consumption, minimize waste,
divert waste, and encourage use of materials extracted, harvested, and processed in Georgia
• Mandatory provisions• Divert from landfills 50% of construction waste• Responsible use of wood products• Prohibit use of chlorofluorocarbon and hydrofluorocarbon based refrigerants• Recycling centers to accommodate materials
Page 34Page
SBO - Technical
• The Building’s Impact on the Atmosphere, Materials, and Resources• Intent: encourage practices that reduce consumption, minimize waste,
divert waste, and encourage use of materials extracted, harvested, and processed in Georgia
• Prescriptive provisions• Recycled content minimums (post-consumer and 1/2 pre-consumer)• Regionally created materials minimums
Page 35Page
SBO - Technical
• Construction and Operation Plans• Intent: verify the building’s energy related systems are manifested in
accordance with requirements and design• Mandatory provisions
• Owner’s project requirements• Develop basis of design• Construction checklist and verification• Commissioning and documentation
• HVAC, lighting and shading, irrigation, plumbing, water heating, and renewable energy systems
• Owner training and operation materials• Building acceptance for smaller projects• Service life plan for pre-engineered/pre-fabricated buildings• Indoor air quality (IAQ) plan• Construction: no idle, air quality, pollution control, moisture control
Page 36Page
SBO - Technical
• Construction and Operation Plans• Intent: verify the building’s energy related systems are manifested in
accordance with requirements and design• Mandatory provisions
• Owner’s project requirements• Develop basis of design• Construction checklist and verification• Commissioning and documentation
• HVAC, lighting and shading, irrigation, plumbing, water heating, and renewable energy systems
• Owner training and operation materials• Building acceptance for smaller projects• Service life plan for pre-engineered/pre-fabricated buildings• Indoor air quality (IAQ) plan• Construction: no idle, air quality, pollution control, moisture control
Page 37Page
SBO - Technical
• Post-occupancy guidelines• Intent: assist building tenants, owners and operators in maintaining the
efficiency of the sustainable design
Summary and Conclusions
More InformationVisit www.sustainableatlanta.org (email updates)
Robert C. Newcomer, Esq/LEED AP
The Lang Legal Group LLC
404.320.0990
Shane M. Totten, AIA/LEED AP
Off Grid Studio LLC
Page 41
Sustainability
• “To meet the needs of the present without compromising the ability of future generations to meet their own needs.”
• Green building is the practice of creating structures and using processes that are environmentally responsible and resource-efficient throughout a building's life-cycle from siting to design, construction, operation, maintenance, renovation and deconstruction.”
Page 42Test
13%Water Use
39%GreenhouseGas Emissions (CO2)
60%Total Waste(non-industrial)
72%ElectricityConsumption
U.S. Building Impacts
Page 43
GLOBAL CO2 EMISSIONS (BY SECTOR)
#1 Buildings#2 Transportation#3 Industry
Page 44
