Just received comments back from GBCI regarding our SS credit 2. I'm a little confused because when reading bullet point 2 of the reference guide under option 2 (page 23), it says the following:
* is within 1/2 mile of a residential area or neighborhood with an average density of 10 units per acre.
When reading the above "or" means one or the other??
Meaning, our project must be within 1/2 mile of a residential area?
If anyone could add further clarification to my understanding, it would be appreciated?
Tom
Monika Mickute
Manager - Architectural DesignBrandywine CAD Design, Inc.
22 thumbs up
January 16, 2012 - 11:13 am
I interpreted this credit the same way as you did. Average density is 6 units. acre around our project site, but it is within 1/2 mile. We believe to qualify for this credit. What was the actual comment from USGBC?
Thomas Boyd
MEP Construction ManagerTonn and Blank Construction, LLC
24 thumbs up
January 16, 2012 - 11:35 am
This is what our LEED reviewing team said:
The LEED Credit Form has been provided stating that the project site is located within one half mile of a minimum of ten community services and an existing residential district with a minimum density of ten units per acre. Additionally, a listing of the neighborhood services has been provided on the form. The site vicinity map has been provided showing the one half mile radius, the locations of the community services, and the existing residential districts.
However, the residential districts appear to be comprised primarily of single-family housing, and their actual densities have not been indicated to demonstrate that these areas have a density of at least ten units per acre.
If you look at the credit form and the reference guide, "and" is not stated. It says "or"...
In my opinion, changes the requirement that is to be submitted?
Susan Walter
HDRLEEDuser Expert
1299 thumbs up
January 19, 2012 - 4:38 pm
You can post a question to your review team and ask them directly to provide clarification. The other thing you can do is double check the CIRs for other interpretation precedences that support (or not) your case.
Larry Jones
Associate DirectorAtelier Ten
258 thumbs up
January 19, 2012 - 6:57 pm
Tom, with the map of your site you provided, the reviewer is looking at the residences surrounding your site. It seems that your project is in a residential neighborhood but that neighborhood does not meet the density requirement of 10units/acre. If your project was surrounded by apartment high rises (for example), then chances are you would have achieved the credit. Because the reviewer is not completely sure, I advise you to submit zoning information in your final response - a narrative that describes the zone, its density and a zoning map created by the city or town (if available). Indicate the location of your building on the zoning map.
Thomas Boyd
MEP Construction ManagerTonn and Blank Construction, LLC
24 thumbs up
January 25, 2012 - 1:42 pm
Larry - I did what you suggested and found that there are zoning maps available designated with a higher density. These zones are called "PDUs" translation; planned development units. One PDU zone in particular has an ordinance proposing a development concept. This concept development has a density of 90 units on 5.04 acres. Given that this zoning "PDU" is in place permitting a new residential development, will this information be sufficient even though construction for the development has not started?
Anyone?
Michelle Teague
Architect, LEED ConsultantPolk Stanley Wilcox Architects
39 thumbs up
January 25, 2012 - 6:49 pm
I can't speak as to whether the reviewer will accept a planned development that isn't yet in place but I doubt it. Perhaps you can add detail to your map on what appears to be single family residences. If any are duplexes or apartments you could likely demonstrate the density. 25'x100' developed lots would be about 16 units/acre, 50'x100' lots only 8 units/acre would require some multifamily.
Larry Jones
Associate DirectorAtelier Ten
258 thumbs up
January 26, 2012 - 4:50 pm
Thomas, take a look at LEED interpretation numbers 3131 and 6012. I think they apply to your situation. 3131 states "For locations that already have well-established infrastructure, it is acceptable to take into consideration future planned neighboring developments to determine the area's density". I think if you can show the documentation that these interpretations require, it looks favorable that you'll achieve the credit.
Caroline O'Leary
Architectstudio point253
99 thumbs up
September 27, 2012 - 6:23 pm
I realize by this point you've completed your review process but thought I might share our experience.
Our project was a warehouse renovation in a port industrial area located at the edge of a historic downtown residential neighborhood. To show compliance with Option 2, we highlighted two areas that equaled one acre on our map and which enclosed 10 homes. While we had to go back and work on achieving the services within the 1/2 mile radius of the site, the reviewer accepted the solution for showing thre required residential density with ease.
I seems that as long as you're honest in showing an acre (including showing dimensions), and this area obviously includes an apartment building and/or 10+ homes, you should be okay. But I've also learned there are no guarantees in the review process...