in a CIR dated 11.9.2001 asking for a definition of open space, the USGBC ruled " Determining the Local Zoning Open Space requirement can be difficult. Jurisdictions may or may not include hardscape in their definition of open space for example." does that mean you have to find a similar 'vegetated open space' requirement in the zoning ordinance? in the ordinance i'm looking at, there is no 'open space' requirement - there is a building 'max lot coverage' of 50% implying that at least 50% of the lot must be ‘open space’ - but open space is defined as simply any area not covered by a roof – including the parking area. it also has a 'landscaped area requirement' of 5% of the off-street parking area... i'm thinking that i should use that landscape requirement as it is more in line with the LEED language.
any thoughts?
David Posada
Integrated Design & LEED SpecialistSERA Architects
LEEDuser Expert
1976 thumbs up
August 19, 2010 - 4:55 pm
To clarify your question, are you asking if one or the other of two scenarios would comply with SSc5.2 Case 1:
1. Assume the "open space requirement" is based on max lot coverage, which is 50% of the site. If the site is, say, 10,000 sf, then to meet the credit you'd provide 6,250 sf of vegetated open space, since that's 125% of 5,000.
2. Assume the "open space requirement" is based on the landscape requirement, which could be 5% of the non-building area. Technically, your landscape requirement may only be 5% of the parking area, not non-building area, but I'm assuming that 50% of the site could be parking lot. So for the 10,000 sf lot with a 5,000 sf building footprint and 5,000 sf of possible parking lot, the landscape zoning requirement would be 250 sf. 125% of that would be 312.5 sf.
Pretty different results, eh? Since "open space" is typically defined as space that is to be vegetated, natural, landscaped, undeveloped, etc, I'd be inclined to go with the second interpretation, which sounds like what you're thinking, too.
Matthew VanSweden
Director of Intersectional Professional Services55 thumbs up
August 19, 2010 - 5:11 pm
thanks for your reply david.
i'm simply frustrated with the lack of consistent language used here. the reference guide says 'open space' and means 'vegetated open space' while every ordinance i have ever read defines open space as any area not covered by a roof, which includes hardscapes. i've been asking my peers and they all agree that in my case, i should use the 'landscape requirement' in the ordinance [which is your scenario no.2].
so yes, i'm asking if scenario no.2 would meet the definition of 'open space' in SSc5.2.
David Posada
Integrated Design & LEED SpecialistSERA Architects
LEEDuser Expert
1976 thumbs up
August 20, 2010 - 2:25 pm
Yes, I'd agree with your interpretation to go with scenario 2.
Not sure if it helps, but your frustrations are common. I've found that expecting a certain amount of ambiguity and confusion may lessen the aggravation. Most don't expect this when they sign on, but maybe part of the "L" in LEED is being willing to deal with some growing pains and a bit of chaos from being out front.