San Francisco’s Green Building Codes



Overview of San Francisco’s New Green Building Codes

Sarah T. Grilli

Green building legislation has increased dramatically over the last few years in

cities and towns across the United States as climate change has become a legitimate

concern, and citizens with varying political views recognize that the building trade is a

major factor contributing to our country’s excessive emissions rates. Despite the lack of

federal initiative to date, California, known as a forerunner in the environmental

movement, is staying true to its reputation as seventy-five cities and towns throughout

the state have implemented green practices into their local building codes. These cities

include Santa Monica, Santa Cruz, San Diego, San Mateo, Davis, Monterey, and Los

Angeles. The Bay Area, home to some of the most forward-thinking environmentalists in

the world has made a significant impact by implementing sustainable building codes in

San Francisco, San Jose, Palo Alto, San Mateo, Hayward, Oakland, Pleasanton and

Berkeley.

San Francisco has emerged as a leader in the Bay Area by enacting a

comprehensive set of green building standards that include aggressive mandates. On

November 3, 2008, a new chapter of San Francisco’s Building Code, Green Building

Ordinance, Chapter 13C went into effect. The San Francisco Department of Building

Inspection also released an administrative bulletin, AB-093 on September 24, 2008 to

accompany the code and provide a comprehensive guide to the new requirements. A

complete copy of the codes and the administrative bulletin can be found at:





The new codes include sustainability requirements for new construction and

substantial remodel work in both the residential and commercial context. The regulations

incorporate elements of the USGBC’s LEED rating system as well as the GreenPoint

rating system for residential construction and make several of the voluntary systems

mandatory practice. San Francisco’s standards focus on overall energy reduction and

sustainable practices but also focus on stringent requirements in two particular areas,

water and waste reduction. Recognizing a key environmental challenge the city faces is

scarcity of water, the SF codes focus on mandating water reduction by requiring

buildings to meet the LEED standard for Sustainable Sites (SS 6.1 and 6.2) which set

standards for site imperviousness, prevention of post-development peak discharge

rates, as well as protection of existing on-site stream channels. Additionally, a focus on

water efficiency and potable water is achieved by requiring the LEED standard for Water

Efficiency (LEED WE 1.1) which includes capturing rainwater, recycling gray water, and

choosing to plant specific vegetation onsite that reduces run-off. Another key element

the city chose to focus on is reducing the amount of waste that is generated during on-

site construction by mandating the strict LEED requirement of Materials and Resources

(MR 2.2) which mandates on-site separation of materials for recycling and composting

during the construction process.

I. Commercial Construction (Group B or M Occupancy)

As follows is a brief overview of the key requirements of San Francisco’s Chapter

13C for commercial buildings effective in 2009, the corresponding LEED rating points, as

well as the increase in the stringency of the requirements over the next few years:

A. New Mid-sized Commercial Buildings

For construction of all new mid-sized commercial buildings, (5,000 square feet to

25,000 square feet), effective in 2009, a LEED checklist must be submitted, however LEED certification is not required, a minimum reduction of 50% in use of potable water for landscaping (LEED WE 1.1) and a 20% reduction of potable water use (LEED WE 3.2) must be achieved, SFPUC Stormwater Design Guidelines must be followed, LEED SS 6.1 and 6.2 compliance for stormwater must be met, and 75% of on-site construction

debris (LEED MR 2.2) must be implemented. In 2011, these same elements are required, but the potable use reduction requirement rises to 30% (LEED WE3.1), and additionally every building must meet the enhanced commissioning standard set forth in LEED credit EA3. Finally, by 2012 permit applicants must submit documentation to verify achievement of renewable on-site energy or purchase green energy credits (LEED EA2, EA6).

B. New Large-Scale Commercial Buildings and Major Remodels to

Existing Buildings

In 2009, all new large-scale commercial buildings, and major remodels to existing commercial buildings over 25,000 sq ft that include major upgrades to structural and mechanical, electrical and/or plumbing systems must meet LEED Silver Certification, achieve a 50% reduction in potable water for landscaping (LEED WE1), and reduce potable water usage by 20% (LEED WE3.2). By 2010 these buildings must comply with enhanced commissioning of the building’s energy related systems (LEED EA1), and by 2011, the potable water use reduction requirement increases to 30%. Lastly, by 2012, permit applicants must submit documentation to verify implementation of renewable on-site energy, or they must purchase green energy credits (LEED EA2, EA6). Additionally in 2012, the LEED Certification requirement for new large-scale commercial buildings and major remodels increases to Gold.

II. Residential Construction (Group R Occupancy)

For residential construction, Chapter 13C requires the following:

A. New Small and Mid-Sized Residential Buildings

All new small residential buildings less than 4 Units and mid-sized residential

buildings over 5 units but less than 75 feet in height must submit a GreenPoint checklist with 25 points met, however, GreenPoint certification is not required. Also in 2009, permit applicants must show compliance with SFPUC Stormwater Design Guidelines, and in some circumstances LEED SS 6.2 and 6.1 for stormwater management must be applied. In 2010, the GreenPoint rating requirement for small scale residential buildings increases to 50 points, and in 2012, to 75 points. For mid-size residential, 75 GreenPoints must be met by 2011.

B. New High-Rise Residential Buildings

All new high-rise residential buildings with 5 or more units and over 75 feet in height currently must achieve a GreenPoint rating of 50 points or meet the LEED Certification standard. By 2010, the GreenPoint rating requirement is raised to 75 points or LEED Silver Certification, the building must achieve a minimum of 50% reduction in use of potable water for landscaping, and a reduction of 20% potable water usage, and must meet SFPUC Stormwater design guidelines, and divert at least 75% on-site construction debris (LEED MR 2.2).

The codes also incorporate additional sustainability elements such as obtaining credit for retaining historical elements of an existing building, using enhanced commissioning, and integrating low-emitting materials. One innovative element of the new codes is, acknowledging that the LEED certification process is a timely endeavor, and in an effort to expedite the permitting process and speed up building completion dates; LEED certification from the USGBC is not required in order to obtain a final occupancy permit. The codes circumvent the LEED certification process by creating the position of a “Green Building Compliance Professional of Record” for each project. This individual must be a LEED Accredited Professional, or have substantial experience on LEED projects, and must also be a licensed engineer or architect. The Green Building Compliance Professional of Record will be responsible for verifying the buildings’ compliance with Chapter 13C.

San Francisco has taken a strong stand by enacting these new codes and cities

and towns on the verge of creating their own green building ordinances will most likely

look to Chapter 13C as an innovative and aggressive benchmark.

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