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Applying conditions at a late stage can be problematic to developers, less cost effective and less effective from a green building standpoint than if approached at the beginning of a project. Developers have said they want to know the ground rules up front and they would be happy to comply. Thus the idea of a green building ordinance was conceived to set the ground roles and minimizes surprises at the public hearings and develop a process for staff and developers to implement and verify that the green building measures are applied in the most effective manner possible. In his work on the Planning Commission, he has experienced first hand, primarily with projects in Hacienda Business Park, how well the process can work. The Hacienda Owners Association and James Paxson have embraced the LEED program and there are several LEED projects underway in the Business Park at this time. He referred to an email from Mr. Paxson supporting this ordinance. The current debate seems to be whether to have a mandatory program or a voluntary program with incentives. He said there is already a mandatory program by the conditions of approval. Green building should not be optional or simply nice to have, but is necessary. He felt it was no less optional than conditions to mitigate impacts on transportation, schools, or other city services. In fact, it is probably more important in the long term. At the levels proposed by this ordinance, the first costs of green building are very close to standard construction practices when approached early in the design stages. As these practices become more common, the costs for services and materials become even more affordable as the market expands. The so-called free market will not do this alone. Current subsidies, policies, and behaviors support standard development practices. He felt government encouragement in the form of regulation to level the playing field. The life cycle costs of operating a green building are less than a standard building. He believed the common argument that green building is more costly is false. He felt there was a local economic oppommity by creating new markets and freeing up taxpayer and tenant dollars to be invested in the community. Many cities in California have developed or are working on green building ordinances or programs, including San Francisco, Oakland, San Jose, Berkeley, Los Angeles, Santa Mouica, and San Diego. In addition Alameda, San Mateo, Sonoma, and Orange Counties have programs. The Alameda Conference of Mayors have proposed that all cities in Alameda County develop green building ordinances. The LEED program as proposed is flexible, market-based, and widely accepted as a standard for green building programs. Staffhas added to the flexibility by adapting it to the needs of Pleasanton and have waived some of the most costly requirements to facilitate implementation. Hundreds of buildings nationwide are being built to these guidelines, including a number in Pleasanton. This is not an experimental program, but one that is very important and needed now. He felt this ordinance was a compromise in many ways. For example, the solar photovoltaic conditions imposed in the past will no longer be required, but replaced by the flexibility that LEED provides for the developer to select the most appropriate measures. He supported the compromise and believed it is a win/win for all. He felt this was a major step towards a more sustainable future and he urged Council to take it. Jerry Thorne, 5144 Hummingbird Road, he felt Pleasanton could do better than what is proposed in the ordinance. He has a 35-year background in industry including 26 years with Hewlett-Packard. He felt it was better to provide incentives. Ifindustty is given incentives, marvelous things can happen. He felt when these new ideas come, it seems the first thing people want to do is grab a big stick. That goes to the lowest common denominator. If the ordinance proposes LEED at the certified level, people will only meet that level. He supports green building standards and would like Pleasanton to do better by providing incentives. Pleasanton City Council 14 10/15/02 Minutes