Commissioners discuss ‘green building’ incentives
HOLMES BEACH – Planning commissioners and Development Services Director Chad Minor recently discussed what, if anything, might be done to encourage “green building” in Holmes Beach.
According to the U.S. Environmental Protection Agency, “Green building is the practice of creating structures and using processes that are environmentally responsible and resource-efficient throughout a building’s life cycle. Green building is also known as a sustainable or high performance building.”
On May 29, Minor sent planning commissioners a memo that included proposed, staff-initiated land development code text amendments that would help implement Objective 1.8 in the city’s comprehensive plan, which says, “The city shall encourage energy efficiency and sustainability in building design, construction and renovation.”
Working in unison, the comp plan establishes the city’s long-term vision for development and redevelopment and the land development code contains the specific codes that regulate development.
According to Minor’s memo, green building practices are generally consistent with techniques used to achieve third-party certification from entities like the U.S. Green Building Council Leadership in Energy and Environmental Design (LEED), the Florida Green Building Coalition and the Green Lodging program.
On June 4, Minor and the planning commission discussed how the city might incentivize green building, which is much more expensive than standard construction.
“I haven’t seen a lot of it on the Island,” Minor said. “I can’t think of a single LEED-certified or U.S. Green Building-certified green building on the Island.”
The Historic Green Village on Pine Avenue in Anna Maria was awarded Platinum LEED Certification in 2012.
Minor said the city’s incentive options are limited.
“We can’t offer building height incentives,” he said of the height restrictions contained in the city charter.
Minor said the city could waive building permit fees, expedite the permitting process and increase the maximum lot coverage from 30% to 40% for green building projects.
“You’re letting them have a larger building,” he said.
“I really have a problem with this,” Planning Commissioner Gale Tedhams said.
“I do too,” Commissioner Lisa Pierce said.
Tedhams said green buildings don’t get certified until the construction process is completed and additional certification and verification requirements are met. She said a structure built with additional lot coverage would remain standing even if the green building certification standards are never met.
“It’s not in line with what we’re trying to do,” she said.
“That’s why we have these discussions,” Minor said.
Pierce expressed concerns about increased lot coverage allowances decreasing the setback distance between neighboring homes and increasing the fire hazards.
Pierce supports “true green buildings” but she’s concerned that some developers would take advantage of the incentives without fully meeting the certification requirements. Tedhams shared that concern.
Pierce wondered if a tax incentive could be given and Tedhams said Sarasota County gives rebates for completed green building projects.
Tedhams noted the Hunters Point community in Cortez is being developed as a LEED-certified community and there’s also a lot of green building occurring in Lakewood Ranch. She suggested inviting a green builder and/or a green certification verifier to share their insights with the planning commission.
During public input, City Commissioner Carol Soustek reminded Minor and the planning commissioners that revenues lost from waiving or reducing permit fees may have to offset elsewhere in the city budget.
The discussion produced no formal recommendations and the proposed text amendments are expected to be discussed at a future city commission work session.
