AMERICAN SOCIETY OF CIVIL ENGINEERS

Internatıonal Commıttee, Los Angeles Sectıon

5th International Engineering and Construction
Conference (IECC’5), August 27-29, 2008

THE CURRENT STATUS OF GREEN AND SUSTAINABLE

BUILDING PROGRAM, STANDARD AND CODE
DEVELOPMENT IN THE UNITED STATES

By Allan M. Bilka, R.A., Senior Staff Architect, International Code

Council, abilka@iccsafe.org

Abstract

Green, sustainable and high performance building programs and standards are relatively
new to the building industry, especially when compared to building codes. They are in
their early phases of development, with much scientific research still needed in many
fundamental areas. Their evolution is continuing at a brisk pace, however, spurred by
increased adoptions by government bodies and increased voluntary compliance by private
parties for both commercial and residential applications. In addition, new programs and
standards have appeared and existing programs continue to evolve. Environmental
concerns appear to be becoming a priority for many individuals and policy makers around
the globe, and these concerns continue to receive an ever increasing level of media
attention. This paper intends to describe the current status, application and scope of various
national green and sustainable building programs and standards in the United States, the
impact of the green and sustainable movement on existing building codes, and how green
and sustainable building programs and standards have the potential to impact infrastructure.

Keywords: Green Building, Sustainable Building, High Performance Building, Program

Development, Standard Development, Code Development.

Introduction

Green, sustainable and high performance building programs and standards typically
encourage increased energy efficiency, reduced fossil fuel use, reduced water consumption,
on-site storm water management, the use of public transportation or low impact
transportation (such as bicycles), and the recycling and efficient use of material resources,
etc. As a result, the implementation of green and sustainable building practices has the
potential to reduce the load placed on existing infrastructure. More specifically, increased
energy efficiency has the potential to reduce current loads on power plants and delay or

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eliminate expansion plans. Reduced water consumption means less load on water treatment
plants and municipal water supply systems. On-site storm water management translates
into less load on municipal storm water systems. Increases in the use of public transit and a
decrease in the use of personal modes of transportation translate into reduced loads on
roadways.

Austin, Texas is often cited as the birthplace of green building in the United States. The
city developed its own green building program in the early ‘90s, as a direct result of the
need for the city to manage various components of its publicly owned infrastructure, which
included the local electric utility. Austin, as well as its residents, quickly learned that there
were direct economic benefits to promoting and implementing energy conservation
measures. By encouraging end users to practice conservation, the burden of maintaining
and limiting the growth of the energy infrastructure became much more manageable. In
addition, individuals who implemented green building principles saved not only by using
less energy, but also because their electric rates did not escalate as rapidly as they did in
most other areas.

Following Austin’s lead, many other communities, numerous states and even the U.S.
federal government began to realize the potential economic and environmental benefits of
green building. They have also begun to realize that there may be significant consequences
if action is not taken to control the effects of the built environment on the natural
environment in a timely manner. Green and sustainable building programs and standards
are potentially powerful tools which can be effectively used to manage and evaluate the
effects of buildings on the environment.

The Relationship of Green and Sustainable Building Programs and Standards to

Current Building Codes

In some cases, the effects of the green movement have been felt directly in the codes. For
example, a standard is now referenced in the International Plumbing Code which addresses
waterless urinals and language in the code which had inadvertently prevented waterless
urinals has been revised. An appendix for Gray Water Recycling Systems has been added
to the International Plumbing Code and many changes have been proposed to the
International Energy Conservation Code (IECC) which are intended to increase baseline
energy efficiency requirements. Note that the IECC, as its very name states, is a
conservation code. As such, the IECC, as well as its counterpart, the American Society of
Heating, Refrigeration and Air-Conditioning Engineers (ASHRAE) Standard 90.1, are both
documents which have the potential to eventually absorb most, if not all, of the energy
related criteria contained in green building programs and standards. Proposed changes to
both ASHRAE 90.1 and the IECC may significantly increase their respective baseline
energy efficiency criteria. However, once their new minimum criteria are satisfied, neither
ASHRAE 90.1 nor the IECC has features which encourage even higher performance
energy systems. That function is left to green and sustainable building programs and
standards.

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In most cases, building codes take a neutral stance on environmental impact. They do not
encourage the implementation of systems, materials and assemblies which have less
potential negative environmental impact. Dedicated green and sustainable programs and
standards, however, have been specifically created to encourage architects, engineers and
building owners to fully consider the potential environmental impact of many of their
design, construction and facility management decisions. They contain provisions which
encourage the implementation of environmentally responsible construction techniques,
often awarding more points (a higher rating) for those practices which have less potential
negative environmental impact. However, once these specific materials, assemblies and
systems are selected, many of their detailed requirements are typically found in the
building codes. There is a healthy and necessary interplay and interdependency between
building codes and green and sustainable programs and standards.

Programs, Guidelines and Standards

In general, standards are developed by a consensus process which is intended to permit and
manage the input from a widely diversified group of interested parties, including the
general public, in an unbiased and objective manner. In an attempt to further ensure
objectivity and fairness, some standards are developed in accordance with the requirements
of third party agencies, such as the American National Standards Institute (ANSI).
Programs and guidelines, however, are typically created under procedural criteria which
may or may not be as rigid or defined as the standard development processes. This is not to
say that green building programs and guidelines are inherently flawed. The International
Codes (I-Codes), for example, are not developed in accordance with ANSI or other third
party development procedures. Instead, they are created under ICC’s own “Governmental
Consensus Process”, which ensures objectivity by allowing anyone other than ICC staff to
submit code change proposals, but allowing only government designated regulators the
power to vote on and approve these proposals. The underlying concept is that code officials
are likely to be less biased, and are more prone to protect the interests of the public, than
other interested parties might be.

Following is a list of the more prominent national green, sustainable and/or high-
performance building programs and standards currently available or in development:

ANSI Standards (All tentatively scheduled for release in 2008):

• ASHRAE/USGBC/IESNA (American Society of Heating, Refrigeration and Air-

Conditioning Engineers / U.S. Green Building Council / Illuminating Engineering
Society of North America) 189.1 – Standard for High-Performance Green Buildings
Except Low Rise Residential Buildings – A minimum threshold based standard for
new commercial structures and new residential structures greater than 3 stories in
height.
• GBI (Green Building Initiative) Green Globes Design v.1 – Post-construction
Assessment - A point based rating tool for new commercial buildings.

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 • ICC (International Code Council)-700 National Green Building Standard (NGBS) –
A voluntary, non-mandatory point based rating tool for residential buildings and the
residential portions of mixed use buildings, including new construction, renovations
and additions.

Programs and Guidelines (All available now except as noted):

• ASID (American Society of Interior Designers) & USGBC Regreen Residential

Remodeling Guidelines – Guidelines only, with many suggested ideas and
examples, but no rating capabilities, minimum requirements or detailed criteria.
(Released March, 2008)
• GBI Green Globes online certification program – A point based rating tool for new
commercial buildings.
• The NAHB (National Association of Home Builders) Model Green Home Building
Guidelines – A point based rating tool for new residential green buildings. (The
preliminary draft of the ICC-700 National Green Building Standard was based on
this document.)
• The United States Green Building Councils (USGBC) Leadership in Energy and
Environmental Design (LEED) Programs (all are point based rating tools, except as
noted):
o LEED for Homes – For new residential structures 3 stories or less in height.
(Released January, 2008.)
o LEED for New Construction and Major Renovations – For residential
structures greater than 3 stories in height and commercial structures of any
height.
o LEED for Existing Buildings – For operations and maintenance of existing
buildings. LEED for Commercial Interiors – For fit-out of commercial
tenant spaces.
o LEED for Retail – For fit-out of new retail tenant spaces. (Currently in Pilot
stage of development.)
o LEED for Schools – For new K-12 educational facilities.
o LEED for Core & Shell – For new commercial building projects which
consist of the initial core and shell only.

In addition to the programs and standards listed above, some local jurisdictions and local
home builders associations have developed their own unique green and sustainable
building or conservation programs, and the State of California is developing its own green
building code. There are also many other independent regional and national green and/or
sustainable building or conservation related programs, including EarthCraft House, Built
Green and the U.S. Department of Energy’s (DOE) Energy Star Program.

The Energy Component of Green and Sustainable Programs and Standards

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Shortages and rising prices for fossil fuels, as well as growing concerns related to carbon
dioxide emissions, have added to the general sense of urgency surrounding green and
sustainable building. The use of fossil fuels and the resulting carbon dioxide emissions are
primarily related to energy use. Energy use and costs, unlike the primarily first-cost impact
of most material resources, continue throughout the life of a building. The result is that, of
all concerns addressed by green and sustainable programs and standards, the use of energy
from non-renewable sources has the most potential negative and long term environmental
impact. Fortunately, energy conservation is also a component of green building which has a
relatively high degree of science behind it. For evidence to support this statement, one need
not look further than the provisions of the IECC or ASHRAE Standard 90.1.

The energy provisions of green and sustainable building programs and standards not only
typically reference an energy code or standard, such as the IECC or ASHRAE 90.1, they
also require minimum efficiency which is “x” percent over and above the minimum
requirements of the referenced code or standard. Energy Star is also often cited as an
alternative minimum threshold for energy performance. These scenarios have recently been
complicated by proposals to significantly increase baseline energy efficiency requirements
in the next editions of each of these documents. When and how green building programs
and standards will adjust to these changes remains to be seen.

Administration, Verification, Enforcement and Voluntary vs. Mandatory Programs

and Standards

ASHRAE/USGBC/IESNA Standard 189.1 was proposed as a new appendix to the

International Building Code at ICC’s Spring 2008 Code Change Hearings. This proposal
was disapproved, at least in part, because development of the standard was not complete or
approved by ANSI. When the standard receives its ANSI approval, it will likely be
proposed as an appendix once again. Note that an appendix to the International Building
Code is only enforceable when it is specifically adopted by the authority having
jurisdiction (AHJ). Where adopted, the provisions of the appendix could either be
mandatory or voluntary, as determined by the jurisdiction. ASHRAE/USGBC/IESNA
189.1 is intended to be administered directly by the adopting jurisdiction, although third
party verification of some energy related criteria will likely be in order.

GBI’s Green Globes online self-certification tool does not require verification of any sort,
though third party verification is available upon request. The Green Globes online program
is intended to provide guidance during the design process, as well as to allow designers,
builders and building owners to rate their own buildings based on potential environmental
impact, thus promoting the implementation of green building principles on a voluntary
basis. As of the time of this writing, GBI has not announced how it intends the Green
Globes Design v.1 ANSI standard should be administered.

The ICC-700 National Green Building Standard may be administered on a voluntary or

mandatory basis, subject to the determination of the adopting entity. Where adopted by a
jurisdiction, ICC-700 can be administered by the same code officials who are already

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responsible for reviewing plans and performing inspections for code related compliance.
Since these code officials already evaluate building features as part of their plan review and
inspection process, they may be best positioned to cost effectively conduct evaluations of
green provisions, as opposed to other third parties. This is especially true if those third
parties are remotely located, as is the case with most national green building programs.
However, as with most other programs, additional third party verification of various energy
criteria is also required. Designers and builders are not required to be certified with regard
to the standard before submission of construction documents, unless otherwise required by
the adopting entity.

The National Green Building Standard may also be administered by a non-governmental

“adopting entity” or third party, such as a design consultant or a local home builders
association, on a voluntary basis. NAHB’s National Green Building Program, which made
its debut in 2008, is to be revised and updated based on the requirements of the National
Green Building Standard when the standard receives its ANSI approval. This program will
allow the NAHB Resource Center to certify green buildings in accordance with the
requirements of the standard for any builder across the country who voluntarily wishes to
comply. Local verification of various criteria is also required.

Although some jurisdictions currently require or encourage certification of green buildings

in accordance with USGBC’s LEED programs, LEED programs are always administered
exclusively by USGBC and its local verifiers. A local building department can not certify
buildings in accordance with the requirements of LEED programs. In addition, LEED
programs typically require that designers be certified with USGBC (as LEED Accredited
Professionals) before they are allowed to submit construction documents for any project
intended to be LEED certified.

When a local, state or federal governmental body in the U.S. forms a green building
initiative, it is typically voluntary in nature. If there are any mandatory green building
requirements, they are typically only for government owned buildings. The intent is to set
an example for the private sector. When a jurisdiction adopts green building provisions for
private commercial or residential buildings, it is usually on a voluntary basis. In the rare
cases where green building programs for private buildings have been adopted on a
mandatory basis, it is typically only after the AHJ, local builders and building owners have
had prior experience with a voluntary program and have seen its benefits first hand.
Although mandatory programs are not common, they are growing in number.

Alternative Systems, Design and Construction Methods

There is a widespread misconception among those not intimately familiar with green
building that it inherently involves alternative systems, design, materials and/or
construction methods. While this may be true for a small fraction of green buildings, the
overwhelming majority simply incorporate high performance versions of traditional
building systems, designs and construction methods. That said, a great deal of testing and
research is still needed to facilitate the approval (by code officials) of many specific green

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features, such as structural requirements for cob and other alternative construction
techniques. The requirements in building codes, which, at times, may appear to deter or
prohibit green building features such as these, are there for good reason. They exist in order
to safeguard public health, safety and general welfare. Other materials have had to comply
with these or similar requirements. If green building is to be respected as a quality
construction alternative, green features must be held to the same high level of scrutiny. If
testing, research or other information is required in order to safeguard public health, safety
and general welfare with regard to green features, it should be provided, not ignored or
avoided. In response to the general sense of urgency surrounding green building, some
building departments have developed a proactive approach. Instead of placing the burden
of proof entirely on permit applicants, these building departments provide assistance and
guidance, thus streamlining the approval process for alternative materials and methods. The
International Code Council itself is also implementing specific proactive green building
strategies, as are other codes and standards development organizations, and the
International Code Council’s Evaluation Service (ICC_ES) is moving toward the
development of green related evaluation reports for building products.

Conclusion

The concept of sustainability requires that we live in ways which the environment can
support now and in the future. It sets a goal that current generations utilize and conserve
natural resources in ways that ensure all future generations will have access to the same
level of resources and quality of life that current generations now enjoy. In order to achieve
these goals, significant changes are necessary. For example, it is imperative that we
conserve and recycle nonrenewable resources and refrain from using renewable resources
at rates faster than they can be replenished. At this point in time no current standard or
program in existence or development can truly claim that buildings constructed in
accordance with its requirements are sustainable in this ideal sense. None-the-less, current
green and sustainable building programs and standards are moving in the right direction.

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References

1. http://www.energystar.gov/ (U.S. Department of Energy - Energy Star Program)

2. http://thegbi.org (The Green Building Initiative - producers of the Green Globes

programs)

3. http://usgbc.org (The U.S. Green Building Council - producers of the LEED programs
and co-producers of ASHRAE/USGBC/IESNA 189.1 and the ReGreen guidelines)

4. http://nahb.org (The National Association of Home Builders - co-producers of ICC-

700, The National Green Building Standard - producers of the Model Green Home
Building Guidelines and the National Green Building Program)

5. http://iccsafe.org/green (The International Code Council – co-producers of ICC-700,

The National Green Building Standard )

6. http://www.ashrae.org (The American Society of Heating, Refrigerating and Air-

Conditioning Engineers – co-producers of ASHRAE/USGBC/IESNA 189.1)

7. http://www.nahbgreen.org (The National Green Building Program)

8. http://www.nahbrc.org/technical/standards/greenbuilding.aspx (The National

Association of Home Builders Research Center - Consensus Committee on the National
Green Building Standard)

9. http://www.regreenprogram.org/ (The American Society of Interior Designers

Foundation and the U.S. Green Building Council’s ReGreen program)

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