lid leed and policy barriers to implementation (dec-2010)

LID and Policy: Sustainable LID and Policy: Sustainable

Development PracticesDevelopment Practices

What is Stopping Us?What is Stopping Us?

Jon Barsanti JrJon Barsanti Jr

Masters in City and Regional PlanningMasters in City and Regional Planning

BA Interdisciplinary Study in Biology and ChemistryBA Interdisciplinary Study in Biology and Chemistry

[email protected]@alumni.unc.edu919.943.1915919.943.1915

WhoWho

Developers

Designers

Departments

Decision Makers

WhoWho

Developers

Designers

Departments

Decision Makers

Others Aren’t

Others Are

Infrastructure

Good all around

WhyWhy

WhoWho

Developers

Designers

Departments

Decision Makers

Others Aren’t

Others Are

Infrastructure

Good all around

WhyWhy Why Why

NotNot“Cost”

Resistance

Ordinances

Fear of Loss

LandUse

Transportation WaterQuantity/Water Quality

All Development Occurs in a All Development Occurs in a

WatershedWatershed

Wetlands are more than Wetlands are more than

Undevelopable LandUndevelopable Land

Stream Buffers Impact Development Stream Buffers Impact Development

and Developments Impact Stream and Developments Impact Stream

BuffersBuffers

All Land Uses have a All Land Uses have a Pollutant/Volume ProfilePollutant/Volume Profile

Undeveloped Land can be valuableUndeveloped Land can be valuable

LID & LEED can improve Water LID & LEED can improve Water

Quality and Quantity; Cost LessQuality and Quantity; Cost Less

Need to view RunNeed to view Run--off as a Resourceoff as a Resource

Net Density versus Gross DensityNet Density versus Gross Density

All Development Occurs All Development Occurs

in a Watershedin a Watershed

Three Parts:

Watershed Critical Areas

Watershed Protected Areas

Remainder of the Watershed

Barriers:

• “Highest and Best Use of the Land;”

• One person’s/community’s out-flow is another’s intake

Wetlands are more than Wetlands are more than

Undevelopable LandUndevelopable Land

Wetlands are nature’s filtration system

Wetlands manage volume and sediment load

Wetlands are key to wildlife habitat preservation

Barrier: Wetland is undevelopable; Can fill and replace, although manufactured is not as good as natural

Stream Buffers Impact Development Stream Buffers Impact Development

Developments Impact Stream Developments Impact Stream

BuffersBuffers

Stream Buffers protect encroachment on ecosystem by

development

Stream Buffers Protect development from

encroachment by ecosystem (e.g. floods.)

Barriers: Inconsistent setbacks between communities;

Vertical versus Horizontal Setbacks

All Land Uses have a All Land Uses have a

Pollutant/VolumePollutant/Volume ProfileProfile

From Kimberly Brewer’s Presentation to the TJCOG Smart Growth Committee

ftp://ftp.tjcog.org/pub/tjcog/regplan/smrtgrow/devwq.pdf

Volume of water flow

Nutrients

Temperature of water flowing off the land

Toxins

Bacteria



Data from A Nutrient Credit Trading Framework for the Jordan Lake Watershed: Using Market-Based Mechanisms to Make Watershed Restoration More Cost-Effective

http://www.cfra-nc.org/documents/FinalReport-FullReport_000.pdf

Sources Land-Use Contribution

to N Load

Contribution

to P Load

Residential (SF)

29% 12%

Residential (MF)

Agriculture 36% 51%

Forest 19% 15%

Commercial/ Industrial

9% 6%

Other 7% 16%



Data from A Nutrient Credit Trading Framework for the Jordan Lake Watershed: Using Market-Based Mechanisms to Make Watershed Restoration More Cost-Effective

http://www.cfra-nc.org/documents/FinalReport-FullReport_000.pdf

Sources Land-Use Contribution

to N Load

Contribution

to P Load

Residential (SF) 14%

29% 12%

Residential (MF) 1%

Agriculture 20% 36% 51%

Forest 56% 19% 15%

Commercial/ Industrial

3% 9% 6%

Other 6% 7% 16%

http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP36.pdf

Soil Compaction Occurs in almost all situations

How much is reversible?

http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP36.pdf2.652.65QuartziteQuartzite

2.22.2Concrete PavementConcrete Pavement

1.6 to 2.11.6 to 2.1ROW and Building Pads ROW and Building Pads

(95% Compaction(95% Compaction))

1.5 to 1.81.5 to 1.8ROW and Building Pads ROW and Building Pads

(85% Compaction)(85% Compaction)

1.8 to 2.01.8 to 2.0Athletic FieldsAthletic Fields

1.8 to 2.01.8 to 2.0Urban Fill SoilsUrban Fill Soils

1.5 to 2.01.5 to 2.0Crushed Rock Parking LotCrushed Rock Parking Lot

1.5 to 1.91.5 to 1.9Urban LawnsUrban Lawns

1.6 to 2.01.6 to 2.0Glacial TillGlacial Till

1.0 to 1.21.0 to 1.2Organic Silts/ClaysOrganic Silts/Clays

1.2 to 1.51.2 to 1.5Silt LoamsSilt Loams

1.3 to 1.41.3 to 1.4SiltSilt

1.41.4Silty sandsSilty sands

1.1 to 1.31.1 to 1.3Sandy SoilSandy Soil

1.01.0CompostCompost

0.2 to 0.30.2 to 0.3PeatPeat

Surface Bulk Surface Bulk

Density (g/cc)Density (g/cc)Undisturbed Soil Type or Urban Undisturbed Soil Type or Urban

ConditionCondition

Table 1: Comparison of Bulk Density for undisturbed Table 1: Comparison of Bulk Density for undisturbed

Soils and Common Urban Conditions (Compiled from Soils and Common Urban Conditions (Compiled from

various sources)various sources)

Reversing Compacted SoilsReversing Compacted Soils

• Soil Amendments

• Compost Amendments

• Reforestation

• Time

http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP37.pdf

Benefits of Benefits of

Compost AmendmentsCompost Amendments

Compost Amendments Can:

• Increase Porosity

• Reduce Peak Flows

• Produce Thicker lawns

• Reduce Fertilizer Applications and Watering Needs

• Create better lawns, faster

http://www.epa.gov/ednnrmrl/publications/reports/epa600r00016/epa600r00016.pdf EPA/600/R-00/016

Compost Amendments Appear to:• Increase Concentrations of N and P • Decrease Total N & P (Less water means lower concentration)

• Amendments can be tilled or applied directly and reseeded.

• 2:1 ratio soil to compost tilled to at least 12 inches

• Construction compaction can reach 24 inches

http://www.epa.gov/ednnrmrl/publications/reports/epa600r00016/epa600r00016.pdf EPA/600/R-00/016

FAQ regarding FAQ regarding


Barriers: It takes time and money to measure predevelopment conditions and

post-development conditions

Cost to amend soil decreases, per lot, as area amended increases

Other perspectives on Other perspectives on


LID Can Improve Water LID Can Improve Water

Quality & Water QuantityQuality & Water Quantity

How we develop

Where we develop (and where we do not)

What we do with the Run-off (Pipe or Percolate)

What is disturbed – What is conserved?



http://www.epa.gov/smartgrowth/water_resource.htm http://www.epa.gov/smartgrowth/water_density.htm



http://www.jordancove.uconn.edu/jordan_cove/publications/final_report.pdf

• Impacts on Land Start At the Grading Stage

• Fertilizers can have an impact on water quality, even in LID Neighborhoods

• Volume and Peak Flows were kept at predevelopment levels.

• Need to Control Compaction, Minimize Soil Disturbance, and have on-site supervision.



http://www.nahb.org/fileUpload_details.aspx?contentID=112936

Conventional Development negatively impacts water-related ecosystems

Impacts water Quality through

• Impervious Surfaces

• Introduction of Contaminants

• Site Location of Development relative to natural features



http://www.nahb.org/fileUpload_details.aspx?contentID=112936

Perceived Barrier: It costs more and does not provide a benefit to the builder

Actual Barrier: Educating the entire community to the value versus costs of LID

(Almost always costs less than conventional)



http://www.epa.gov/owow/nps/lid/costs07/documents/reducingstormwatercosts.pdf

… (In) the vast majority of cases,significant savings were realized due to:

• reduced costs for site grading and preparation,

• stormwater infrastructure, site paving, and landscaping.

• Total capital cost savings ranged from 15 to 80 percent when LID methods were used...



http://www.epa.gov/owow/nps/lid/costs07/documents/reducingstormwatercosts.pdf



Managing stormwater in Pierce County: Kensington Estates case study sheds light on low impact development

http://www.djc.com/news/en/11135654.html

• Site Design was 103 Lots on 24 Acres

• Conventional Site Design required 270,000 Cu Ft of Stormwater Facilities

• LID Required 55,000 cu ft of stormwater facilities

• 62% of land was saved as open space

• Cost Savings of 20% to the Developer

• 10% More units were able to be built than conventional design would have allowed.

LID: How do we define LID: How do we define

conservation/disturbedconservation/disturbed

Type of Residential Type of Residential

DevelopmentDevelopmentDisturbed Disturbed

SpaceSpaceOpen SpaceOpen Space Conserved SpaceConserved Space

Low Density Low Density

(e.g. 1 unit/2a)(e.g. 1 unit/2a)Could be entire Could be entire

sitesiteYes Yes –– may be may be

yardyardNoNo

ClusterCluster Could Be entire Could Be entire

sitesiteFragmentedFragmented NoNo

Open SpaceOpen Space 50% or less50% or less 50% or More50% or More Open Space can Open Space can

be undevelopablebe undevelopable

ConservationConservation Less than 50%Less than 50% More than 50% More than 50% Undevelopable Undevelopable

area excludedarea excluded

Barrier(s): How each is defined varies by community/county

What is being conserved?What is being conserved?

Belvedere Subdivision – Charlottesville, VAhttp://www.belvedereneighborhood.com


Hidden Lakes Preserve – Wake Forest, NChttp://www.hiddenlake-crescent.com

2008

Green Project of the Year

NAHB Green Building Award


Pleasant Green Farms – Hillsborough, NC – Durham County http://www.pleasantgreenfarms.com/PropertyMap.aspx


Bundoran Farm -- North Garden, VAhttp://www.bundoranfarm.com/



Pale Yellow –Public Viewshed

Pale Peach –Productive Farmland

Green/Dark Blue –Active Forestry Wildlife Habitat

Aqua Stream Corridor & Wetlands

Need to change thinking from Need to change thinking from

stormwater as waste to stormwater as waste to

stormwater as resource.stormwater as resource.

http://waterparadigm.org/indexen.php?web=./home/homeen.html http://www.onthecommons.org/media/pdf/original/OurWaterComonsOctober2008English.pdf

Barrier: Need to change the way we think about water

Need to change thinking from Need to change thinking from


stormwater as resource.stormwater as resource.

http://www.clemson.edu/restoration/events/past_events/sc_water_resources/t4_proceedings_presentations/t4_zip/zimmer.pdf

http://www.coe.neu.edu/environment/DOCUMENTS/Wingspread%20Final%20Report.pdf

Barrier: We cannot solve our problems at the same level of thinking that created them

We need a new way of looking at our water quality and water quantity problems

Need to change from Need to change from

Environment or Economy to Environment or Economy to

Environment & EconomyEnvironment & Economy


“An urban area is an ecological system wherein humans, habitat, transportation and water infrastructure, and terrestrial and aquatic flora and fauna exist in symbiosis and interdependence.

Urban fresh waters are the lifeline for ecological and economical sustainability, yet the fresh water resources are being impaired to a point that the integrity of urban waters has been damaged by excessive development and overuse….”

Need to Change thinking from Need to Change thinking from


stormwater as resourcestormwater as resource..


The concept of the Cities of the Future, the fifth paradigm of urbanization… is a paradigm of integration

• Future, and existing, urban developments will accommodate landscape, drainage, transportation and habitat infrastructure systems

• Cities will be resilient to extremehydrological events and pollution

• There will be an optimal balance between recreation, navigation and other economic uses of water.

All Development Impacts Water Quality

Highest use versus the best use of the land

Wetlands and stream buffers are undervalued

One community’s outflow is another

community’s intake

Reducing usage of drinking water for irrigation and toilets

Water is Water Water is Water

Paradigm ShiftParadigm Shift

Barriers to Implementing Barriers to Implementing

LEED Across the RegionLEED Across the RegionSimilar to Implementing LID

“Everybody knows….” it costs more.

http://www.usgbc.org/ShowFile.aspx?DocumentID=2908


LEED Across the RegionLEED Across the Region•Sometimes, its is not about the costs (price,) rather it is really playing up the benefits

http://www.usgbc.org/ShowFile.aspx?DocumentID=2908


LEED Across the RegionLEED Across the Region

Cost premiums ranging from ZERO% to 6.27%

Energy Savings from 23% to 50%

Water Savings from Zero to 78%

Case Study: Residential Case Study: Residential

DevelopmentDevelopment

http://pdfserve.informaworld.com/316990__914017852.pdf

• 73 Projects

• Range Under 5 Acres to Over 100 Acres

• Utilization of LEED techniques depend on points awarded and cost to develop

• Gold and Platinum Certified Utilize Green Technologies and Green Construction

• Platinum tend to include affordable housing and Habitat/wetland restoration

Photograph: Chuck Burton AP May 5, 2010 News and Observer

Halted construction fills N.C. waterways with silt BY PAGE IVEY - The Associated Press

http://www.danapointtimes.com/view/full_story/10385460/article-Keep-Your-Water--New-Regional-Water-Quality-Control-Board-Water-Quality-Regulations-?

November 19, 2010

San Diego –South Orange County

Restrictions on Lawn Run-off

Restrictions on Car wash Run-off

"When all the plants have grown up, you don't actually see any of the green plastic. It's just a lush green environment on top of the pond, so in theory there's a habitat for fish, frogs, wildlife as well." Ryan Winston

Our Floating Future?Our Floating Future?• Research by NC State University and Bill Hunt

• Being Tested in City of Durham – Hillendale Golf Course and Museum of Life and Science

• Originated in Montana (2000)

• Costs: $30/sq ft

• Benefit: “natural”removal of Phosphorus and Nitrogen using wetland/bog plants

News and Observer – 4/14/2010


LID Across the RegionLID Across the Region

Need to look at Decentralized solution for a Decentralized problem

Our ordinances hold us back

“Everybody knows….”

Maintaining it after it is built

ConclusionConclusionWe have a new resource

We can ‘sing from the same songbook.’

We can customize our solutions to meet the requirements of our communities and our region.

We can have a Win-Win-Win for the consumer, the developer, and the community.

If we ‘only’ apply to new construction, existing conditions will ‘only’ not get worse.

http://www.ecospecifier.org/

http://www.bre.co.uk/index.jsp

http://www.pharosproject.net/

http://www.bluewildernessgroup.com/

Jon Barsanti Jr.Jon Barsanti Jr.

[email protected]@alumni.unc.edu

919.943.1915919.943.1915

Presentation available atPresentation available athttp://www.slideshare.net/JonBarsantiJrhttp://www.slideshare.net/JonBarsantiJr

lid leed and policy barriers to implementation (dec-2010)

Education