HomeMy WebLinkAboutItem B: Sustainable BuildingEUGENE CITY COUNCIL
AGENDA ITEM SUMMARY
Work Session: Sustainable Design and Construction for City Buildings
Meeting Date: April 27, 2005 Agenda Item Number: B
Department: Central Services Staff Contact: Mike Penwell
www. cl. eugene, or. us Contact Telephone Number: 682-5547
ISSUE STATEMENT
This work session provides the council with an overview of how the Facility Management Division is
using the principles of sustainability to guide the development of City of Eugene buildings. Although
this work session item is informational only, the council is asked to provide input on policy issues that
should be considered in the development of a sustainable building policy. A future work session will be
scheduled to consider adoption of a formal Sustainable Building Policy for City-owned buildings.
BACKGROUND
The classic definition of"sustainable development" was developed in 1987 by the United Nations
World Commission on Environment and Development and is still widely used today: "Sustainable
development is development that meets the needs of the present without compromising the ability of
future generations to meet their own needs." Key objectives included: "reviving economic growth, but
in a new form (less material and energy intensive...); meeting essential needs for jobs, food, water,
energy and sanitation; conserving and enhancing the natural resource base; and merging ecological and
economic considerations in decision making."
On February 28, 2000, the Eugene City Council adopted Council Resolution No. 4618 providing a
definition and statement of intent regarding the application of sustainability principles to the City of
Eugene. In adopting the resolution, the council committed City elected officials and City staff to
upholding the following principles in carrying out their duties:
1. The concept of sustainability guides city policy and actions.
2. The City will lead by example.
3. The quality of the environment and the health of the economy are interdependent.
4. Community awareness and education are fundamentally important to successful implementation
of sustainability policies and programs.
5. Local actions have regional, national and global implications.
Buildings--both through their construction and operation--contribute directly and indirectly to most of
the world's environmental problems. Under traditional development practices, buildings consume a
tremendous amount of resources and generate an enormous amount of waste. The industrial processes
used to manufacture building materials and equipment contribute to waste and pollution as well.
According to the Worldwatch Institute, buildings in the United States use 17 percent of the total
freshwater flows and 25 percent of harvested wood; they are responsible for 50 percent of CFC
production, use 40 percent of the total energy flows, generate 33 percent of CO2 emissions, and generate
40 percent of landfill material as a result of construction waste.
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The environmental impacts of buildings have the potential to erode quality of life. Buildings and the
infrastructure that supports them consume open space and displace habitat, and our communities
increasingly are being overcome with traffic and congestion. The quality of our indoor environments
can inhibit productivity and even threaten our health. According to the U.S. Environmental Protection
Agency (EPA), nearly one-third of all buildings suffer from "sick building" syndrome.
Applying the principles of sustainability to building development can greatly mitigate these negative
effects without significant cost increases or program sacrifices. But in order for sustainable
development to be effective, it must be implemented from the very inception of a project. Sustainable
design requires a holistic view of land, infrastructure, and buildings in order to use material, energy, and
water resources efficiently, improve the health of ecosystems, and address health issues relating to the
indoor environment. For nearly every conventional building product and system used today, there are
environmentally preferable alternatives. In most cases, there are practical and affordable choices with
significantly improved environmental performance.
Effective sustainable development can lead to a variety of economic benefits as well. These include the
economic benefits of energy, water, and materials savings as well as reduced maintenance and other
operational costs. There are also numerous studies that connect healthy building to increased productiv-
ity, with green buildings producing increases of from 2 percent to 15 percent. Environmentally friendly
buildings provide additional benefits to building owners and occupants by limiting risks such as liability
due to poor indoor air quality. Finally, environmentally friendly buildings can contribute to positive
public relations. Public concern about these issues continues to grow, and with it comes increasing de-
mand for solutions and support for those who are seeking those solutions.
There are several key strategies for achieving sustainable development, all of which represent a depar-
ture from the traditional, linear design and construction process. Integrated Design provides a frame-
work for applying the principles of sustainability to building design. Integrated design considers a
building's design, structure, and systems in a holistic manner in an effort to optimize their interaction for
economic and environmental benefits. Integrated design looks beyond the traditional, linear design pro-
cess and simple questions of system sizing and specification, and sees the building's design, envelope,
lighting, and HVAC as integral to occupant comfort, satisfaction and operating performance. Effective
integrated design considers and solves a variety of relevant issues simultaneously.
An essential aspect of successful integrated design is Life Cycle Assessment (LCA), including life-cycle
cost analysis in which the net present value of design options are assessed as investments. LCA is an
inclusive approach to assessing the environmental and financial impact of a program, facility, or group
of facilities, and encompasses planning, design, construction, operation, and maintenance over the useful
life of a facility. The goal of LCA is to achieve the highest, most cost-effective environmental perform-
ance possible over the life of the project. When integrated design and life cycle assessment are com-
bined, better and more affordable development strategies emerge.
The primary tool used to apply and measure sustainable principles in the development of City facilities
is the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEEDTM) Green
Building Rating System® for New Construction, or LEED-NC. The LEED Green Building Rating
System is a voluntary, consensus-based national standard for developing high-performance, sustainable
buildings. Members of the U.S. Green Building Council representing all segments of the building
industry developed LEED and continue to contribute to its evolution. The City of Eugene has been an
active member of the USGBC since 2000.
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LEED is an independent, third-party certification system created to:
· define "green building" by establishing a common standard of measurement;
· promote integrated, whole-building design practices;
· recognize environmental leadership in the building industry;
· stimulate green competition;
· raise consumer awareness of green building benefits; and
· transform the building market
LEED provides a complete framework for assessing building performance and meeting sustainability
goals. Based on well-founded scientific standards, LEED emphasizes state-of-the-art strategies for
sustainable site development, water savings, energy efficiency, materials selection, and indoor
environmental quality. The Facility Management Division is also using LEED for Existing Buildings
(LEED-EB) to evaluate and implement sustainable operation and maintenance practices in General Fund
buildings, and to develop strategies for improving their environmental performance. A comprehensive,
sustainable building policy should address both new construction and ongoing building operating
practices.
Many cities in the U.S. and Canada have adopted sustainable building policies that establish LEED
certification or LEED equivalency for city buildings of at least a certain minimum square footage. If the
City of Eugene were to adopt a sustainable building policy for City buildings, it would: 1) demonstrate
the City of Eugene's commitment to environmental, economic, and social stewardship; 2) yield cost
savings to the City's taxpayers through reduced building life-cycle costs; 3) provide healthy work
environments for staff and visitors; 4) contribute to the City's goals of protecting, conserving, and
enhancing the region's environmental resources; and 5) establish a community standard for sustainable
building practices.
RELATED CITY POLICIES
Sustainable development of City-owned buildings relates to the council goals of sustainable community
development, healthy natural and built environment, and effective, accountable municipal government.
COUNCIL OPTIONS
This agenda item is informational only. However, council is asked to provide input on policy issues that
should be considered in the development of a Sustainable Building Policy for City-owned buildings.
CITY MANAGER'S RECOMMENDATION
This agenda item is informational only. However, council is asked to provide input on policy issues that
should be considered in the development of a Sustainable Building Policy for City-owned buildings.
SUGGESTED MOTION
This agenda item is informational only. However, the council is asked to provide input on policy issues
that should be considered in the development of a Sustainable Building Policy for City-owned buildings.
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ATTACHMENTS
A. Draft City of Eugene Sustainable Building Policy
Also available online at:
http ://www. ci. eugene, or.us/asd/facilities/programs/green bldgs/Sustainable_Bld.pdf
FOR MORE INFORMATION
Staff Contact: Mike Penwell
Telephone: 682-5547
Staff E-Mail: michael.j.penwell~ci.eugene.or.us
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City of Eugene
Sustainable Building Policy
Background
The term "sustainable development" was defined by the 1987 U.N. World Commission on Environment and
Development as: "meeting the needs of the present generation without compromising the ability of future
generations to meet their own needs." Key objectives included: "reviving economic growth, but in a new form
(less material and energy intensive...); meeting essential needs for jobs, food, water, energy and sanitation;
conserving and enhancing the natural resource base; and merging ecological and economic considerations
in decision making."
On February 28, 2000, the Eugene City Council adopted Council Resolution No. 4618 providing a definition
and statement of intent regarding the application of sustainability principles to the City of Eugene. In adopting
the resolution, the Council committed City elected officials and City staffto upholding the following principles
in carrying out their duties:
1. The concept of sustainability guides city policy and actions. The City of Eugene is committed
to meeting its current needs without compromising the ability of future generations to meet their own
needs. The City will ensure that each of its policy decisions and programs are interconnected through
the common bond of sustainability as expressed in these principles. The cumulative and long term
impacts of policy choices will be considered as we work to ensure a sustainable legacy.
2. The City will lead by example. The City of Eugene has an opportunity and responsibility to set an
example for other organizations by operating its facilities and services in a sustainable manner. The
City is committed to assessing its current practices and programs with respect to their conformance
with sustainability objectives. The City is further committed to developing strategies for implementing
sustainable practices that address purchasing of products and services, maintenance, facility design,
and municipal operations.
3. The quality of the environment and the health of the economy are interdependent. A healthy
environment is integral to the long-term economic interests of the City. The City is committed to
protecting and restoring the natural environment as growth management and economic development
decisions are made. The City is also committed to ecological decision-making where-in environ-
mental criteria are integrated into municipal decision-making processes. As we protect the health
of the environment and provide for expansion of the economy, we must also ensure that inequitable
burdens are not placed on any one geographic or socioeconomic sector of the population.
4. Community awareness and education are fundamentally important to successful
implementation of sustainability policies and programs. Every member of the community has
some impact on the environment. Individuals, businesses, governments, and community-based groups
must be encouraged to take responsibility for actions that harm the environment. The City will
assume a leadership role in creating, sponsoring, and promoting sustainability awareness and
education within the community. The City will focus on solutions and will facilitate citizen participation
in developing those solutions.
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5. Local actions have regional, national and global implications. Eugene does not exist in isolation;
it is part of a larger community of interests. Similarly, local issues cannot be separated from their
broader context. The City will recognize the relationship between local, regional, national and global
issues in its policy and program development. The City will also assume a leadership role in
developing model environmental programs and innovative approaches to economic development that
reflect this linkage to the regional, national and global commumties.
Sustainable building principles recognize the interdependence of the built and natural environments, providing
the framework and tools to build in an efficient, healthy, and ecologically responsible manner. Green buildings
seek to harness natural energy flows and biological processes, reduce or eliminate reliance on fossil fuels and
toxic materials, and improve resource efficiency. Specifically, sustainable design encompasses the following
broad topics: efficient management of energy and water resources, management of material resources and
waste, protection of environmental quality, protection of health and indoor environmental quality,
reinforcement of natural systems, and integrating the design approach.
Purpose
The purpose ora Citywide policy on sustainable building is to demonstrate the City of Eugene' s commitment
to environmental, economic, and social stewardship, to yield cost savings to the City' s taxpayers through
reduced operating costs, to provide healthy work environments for staff and visitors, and to contribute to the
City' s goals of protecting, conserving, and enhancing the region' s environmental resources. Additionally, the
City is in a position to set a community standard of sustainable building practices.
Policy
The City of Eugene shall incorporate principles of sustainability in the planning, financing, design, and
construction of City buildings and facilities. All new construction, additions, and/or remodels encompassing
over 5,000 gross square feet of building area shall achieve the equivalent of a "Certified" level of the U.S.
Green Building Council' s LEEDTM Green Building Rating System. A higher equivalent rating (Silver, Gold,
or Platinum) should be sought where practicable. In addition, all City of Eugene buildings and facilities shall
be operated and maintained in a sustainable manner using the LEEDTM Green Building Rating System for
Existing Buildings as a guide.
Strategies
Integrated Design provides a framework for applying the principles of sustainability to building design.
Integrated design considers a building' s design, structure, and systems in a holistic manner in an effort to
optimize their interaction for economic and environmental benefits. Integrated design looks beyond the
traditional, linear design process and simple questions of system sizing and specification, and sees the
building's design, envelope, lighting, and HVAC as integral to occupant comfort, satisfaction and operating
performance. Effective integrated design considers and solves a variety of relevant issues simultaneously.
An essential aspect of successful integrated design is Life Cycle Assessment (LCA) in which the net present
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value of design options are assessed as investments. LCA is an inclusive approach to costing a program,
facility, or group of facilities that encompasses planning, design, construction, operation, and maintenance over
the useful life of a facility as well as any decommissioning or disassembly costs. The goal of LCA is to
achieve the highest, most cost-effective environmental performance possible over the life of the project.
When integrated design and life cycle assessment are combined, better and more affordable development
strategies emerge.
The LEED Green Building Rating SystemTM
The LEED (Leadership in Energy and Environmental Design) Green Building Rating System is a voluntary,
consensus-based national standard for developing high-performance, sustainable buildings. Members of the
U.S. Green Building Council representing all segments of the building industry developed LEED and continue
to contribute to its evolution. The City of Eugene has been an active member of the USGBC since 2000.
LEEDTM is an independent, third-party certification system created to:
· define "green building" by establishing a common standard of measurement
· promote integrated, whole-building design practices
· recognize environmental leadership in the building industry
· stimulate green competition
· raise consumer awareness of green building benefits
· transform the building market
LEED provides a complete framework for assessing building performance and meeting sustainability goals.
Based on well-founded scientific standards, LEED emphasizes state of the art strategies for sustainable site
development, water savings, energy efficiency, materials selection, and indoor environmental quality.
(www.usgbc.org/LEED)
For issues beyond or outside the scope of LEED, The Natural Step (TNS) Framework provides a broad
philosophical framework for understanding and implementing sustainable practices. TNS is a scientific and
systems-based approach to organizational planning for sustainability that outlines a set of four fundamental
principles-called system conditions-defining a sustainable society. The TNS Framework "...helps individuals
and organizations address key environmental issues from a systems perspective, reduce the use of natural
resources, develop new technologies, and facilitate better communications among employees and members.
It gives people a common language and guiding principles to help change existing practices and decrease their
impact on the environment. The system conditions have been used as a shared mental model for problem
solving, for the development of consensus documents . . . , to structure institutional scientific work at
universities, in course curricula for the teaching of students, and by businesses, municipalities, and other
organizations as an instrument for strategic planning towards sustainability."
(~vw. naturalstep, org)
The Natural Step Framework asserts that, in the sustainable society:
1. Nature is not subject to systematically increasing concentrations of substances extracted from
the Earth's crust. In other words, waste must not systematically accumulate. In practical terms,
this means substituting certain minerals that are scarce in nature with others that are more abundant,
using all mined materials efficiently, and systematically reducing dependence on fossil fuels.
2. Nature is not subject to systematically increasing concentrations of substances produced by
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society. This means systematically substituting certain persistent and unnatural compounds with ones
that are normally abundant or break down more easily in nature, and using all substances produced
by society efficiently.
3. Nature is not subject to systematically increasing degradation by physical means. This means
drawing resources only from well-managed eco-systems, systematically pursuing the most productive
and efficient use both of those resources and land, and exercising caution in all kinds of modification
of nature..
4. Human nee& are met worldwide. This means using all of our resources efficiently, fairly and
responsibly so that the needs of all people on whom we have an impact, and the future needs of
people of who are not yet born, stand the best chance of being met. Meeting people's basic needs
fairly and efficiently is a key to getting their cooperation in making the changes outlined by the tn:st
three conditions. ({51999-2002 The Natural Step)
References
Background Paper on Sustainability for City Council Work Session - September 8, 1999
www.ci, eu~enc.or, us/PDD/Sustain/Memo 8 30 99.htm
City of Eugene Resolution No. 4618, a Resolution Adopting a Definition and Statement of Intent Regarding
the Application of Sustainability Principles to the City of Eugene - February 28, 2000
wwxv.ci, eu~ene.or.us/PDD/Sustam/resolution no 4618.htm
City of Portland Green Building Policy
www. sustamablcp ortland, om&bp olicv, htm
City of Seattle Sustainable Building Policy
wx~-. cib~ofseattle, net/sustahmblebuildh~/S Bpolicy. htm
BetterBricks, an initiative of the Northwest Energy Efficiency Alliance
www.betterbricks, corn
Sandra F. Mendler, AIA, and William Odell, AIA. The HOK Guidebook to Sustainable Design. New
York: John Wiley & Sons, 2000.
The Natural Step website
www.naturalstep, or~
U.S. Green Building Council website
www. usgbc, org/LEED
Additional Resources
High Performance Building Guidelines. City of New York Department of Design and Construction, 1999.
Guidelines for Creating High-Performance Buildings. Commonwealth of Pennsylvania, 1999.
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High Performance Guidelines. Triangle Region (NC) Public Facilities, 2000. www.tjcog.dst.nc.us
Minnesota Sustainable Design Guide. Univ. of Minnesota, 2001. www.sustainabledesi~n~uide.mnn, edu
Santa Monica Green Building Program. http ://~eenbuildings. santa-monica, org/
Advanced Buildings Technology & Practice. www.advancedbuildmgs.org
Building for Environmental and Economic Sustainability (BEES). www.bfrl, nist.gov/oae/software/bees.html
BuildingGreen, Inc. www.buildin~reen, com
Certified Forest Products Council. www.certifiedwood.org
Environmental Design + Construction magazine, www.edcmag.com
Green Seal. www.greenseal.org
GreenSpec. www.~reens¢ec.com
The Hanonover Principles. ~xvw.mcdonoughpartners.con~/projects/p_hmmover. html
Sustainable Building Resource. ~xvxv. greenbuilder, com/sourcebook/
Sustainable Buildings Industry Council (SBIC). www.sbicom~cil, org
Sustainable Design Resource Guide. www.aiacolorado.or~SDRG/intro/index, html
The Whole Building Design Guide. www.wbdg.org
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