Los Altos Hills Municipal Code Ch. 4 Green Building Regulations

The intent of the Los Altos Hills green building program is to enhance public health and welfare by establishing green building standards for the design, construction, and maintenance of buildings. The green building practices referenced in this chapter are intended to achieve the following goals:

(a) To encourage the conservation of natural resources;

(b) To reduce waste in landfills generated by construction projects;

(c) To increase energy efficiency and lower energy usage in buildings;

(d) To promote a healthier indoor environment;

(e) To provide durable buildings that are efficient and economical to operate, and maintain.

(§ 2, Ord. 558, eff. February 15, 2015)

The provisions of this chapter shall apply to new Town-owned public facilities and new residential primary dwellings and secondary dwellings, where proposed as part of a primary dwelling.

(§ 2, Ord. 558, eff. February 15, 2015)

For purposes of this chapter, the following definitions shall apply:

Green building.

A whole systems approach to the design, construction, location and operation of buildings and structures that helps to mitigate the environmental, economic, and social impacts of construction, demolition, and renovation. Green building practices recognize the relationship between the natural and built environments and seek to minimize the use of energy, water, and other natural resources and promote a healthy, productive indoor environment.

GreenPoint Rated (GPR).

The residential green building rating system developed by Build It Green.

GreenPoint Rated verification.

Verification of a project by a certified GreenPoint Rater to meet the standards of the GreenPoint Rated program and resulting in certification by Build It Green.

GreenPoints.

Credits assigned under the GreenPoint Rated Checklist for applicable projects.

LEED®.

The "Leadership in Energy and Environmental Design" green building rating system developed by the U.S. Green Building Council (USGBC).

LEED® USGBC verification.

Verification of a project by a LEED accredited professional to meet the standards of the U.S. Green Building Council (USGBC) and resulting in LEED certification by USGBC.

Primary dwelling.

A building designated and/or customarily used as a residence by not more than one family and situated on a parcel or lot on which no other primary dwelling is located.

Public facilities.

Town-owned facilities and buildings.

Secondary dwelling.

An attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons. A secondary dwelling shall include facilities for living, sleeping, eating, cooking and sanitation and be located on the same parcel under the same ownership as a primary dwelling.

(§ 2, Ord. 558, eff. February 15, 2015)

All applicable projects shall demonstrate compliance with the following level of green building standards:

(a) New Primary Dwellings and Secondary Dwellings, Where Proposed as Part of the Primary Dwelling.

(1) Site Development Review. The applicant shall submit one of the following checklists:

(i) A GreenPoint Rated checklist with the site development application to indicate that the project will achieve a minimum of 50 points. A completed GreenPoint checklist shall be attached to the front of the site development plans submitted to the Planning Department for review.

(ii) A LEED® for Homes checklist with the site development application to indicate that the project will achieve a minimum of 45 points or LEED® certification. A completed LEED® checklist shall be attached to the front of the site development plans submitted to the Planning Department for review.

(2) Building Plan Review. The applicant shall submit one of the following checklists:

(i) A GreenPoint Rated checklist with the building permit application to indicate that the project will achieve a minimum of 50 points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points.

(ii) A LEED® for Homes checklist with the building permit application to indicate that the project will achieve a minimum of 45 points or LEED® certification. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points.

(3) Final Inspection and Occupancy. Prior to final inspection and occupancy for applicable projects, a qualified green building professional shall provide documentation verifying that the building was constructed in compliance with GreenPoint Rated or LEED® certification.

(b) New Town-Owned Public Facilities.

(1) Construction for all new Town-owned facilities and buildings over 1,000 square feet in size shall meet or exceed LEED® certification.

(2) Prior to issuance of building permits, the Town shall verify that the project has been designed to meet LEED® certification.

(3) Prior to final inspection, the Town shall verify that the project was constructed in compliance with LEED® certification.

(§ 2, Ord. 558, eff. February 15, 2015)

Applicable projects that exceed the minimum point thresholds required under Section 8-4.04 shall qualify for the following incentives:

(a) Expedited Permit Processing. For projects GreenPoint rated at 75 points or higher or LEED® rated at 60 points or higher (LEED® Silver), the project shall qualify for expedited building plan review. Plan check comments on the first round of building permit applications will be provided within five days of permit submittal.

(b) Guaranteed Building Inspections. For projects GreenPoint rated 100 points or higher or LEED® rated at 75 points or higher (LEED® Gold), the project shall qualify for guaranteed building inspections within two working days of a request for inspection.

(c) Special Recognition by the City Council. For projects GreenPoint rated at 150 points or higher or LEED® rated at 90 points or higher (LEED® Platinum), the homeowner shall receive a customized plaque recognizing the special achievement.

(§ 2, Ord. 558, eff. February 15, 2015)

Residential addition and remodeling projects voluntarily participating in Build It Green's GreenPoint Rated Existing Home Rating Program shall qualify for the following incentives:

(a) Expedited Permit Processing. For projects that achieve the GreenPoint Elements rating (25 points minimum), the project shall qualify for expedited building plan review. Plan check comments on the first round of building permit applications will be provided within five days of permit submittal.

(b) Guaranteed Building Inspections. For projects that achieve the GreenPoint Whole House rating (50 points minimum), the project shall qualify for guaranteed building inspections within two working days of a request for inspection.

(§ 2, Ord. 558, eff. February 15, 2015)

The Building Official of the Town of Los Altos Hills shall be responsible for the administration and enforcement of the provisions of this chapter.

(§ 2, Ord. 558, eff. February 15, 2015)

The Building Official shall have the discretion to grant exceptions to the strict application of this chapter in cases where due to conditions or exceptional characteristics of the structure or property involved, a literal enforcement of the provisions of this chapter would result in practical difficulties or unnecessary hardships; provided, however, no such exceptions shall be granted unless the Building Official shall find that the granting of such exception will not be contrary to the intent of the provisions of this chapter.

(§ 2, Ord. 558, eff. February 15, 2015)

Any decision or determination by the Building Official under this chapter may be appealed by the applicant or any interested person to the City Council by filing with the City Clerk a written notice of such appeal, setting forth the specific grounds thereof, in accordance with the provisions of Section 1-4.01 (Rights to appeal) of the Los Altos Hills Municipal Code.

(§ 2, Ord. 558, eff. February 15, 2015)