Barriers to Implementing LID and LEED

LID and Policy: Sustainable
Development Practices

What is Stopping Us?

Jon Barsanti Jr
Masters in City and Regional Planning
BA Interdisciplinary Study in Biology and Chemistry
jbarsanti@alumni.unc.edu
919.943.1915

Ave Sq. Footage US and South
1975-2009
3000

2500 2488
US
S
q
u
a
2000 South
r
e 1705
F 1500
o
o
t
a
g
1000
e

500

0
1975 1980 1985 1990 1995 2000 2005 2009

Nitrogen in the soil
Microbes are part of the answer
It is estimated that 40% of all chemical nitrogen fertilizer
additions are never used by plants.

Some bacteria convert nitrogen into ammonia by the
process called nitrogen fixation;

Other bacteria bring about transformations of ammonia to
nitrate, and of nitrate to nitrogen and other nitrogen gases;

Many bacteria and fungi degrade organic matter, releasing
nitrogen for reuse by other organisms.
http://www.greatbigplants.com/Nitrogen/

Nitrogen absorbing Plants
are part of the answer
In the warm season, water convolvulus showed more
activity than mint, jute or water hyacinth (a plant widely used
against eutrophication).

In the cold season, calla lily showed the highest level of
activity. Thus, the plant species need to be selected
depending on the season.

Both plants can be effectively used to improve water quality
and as useful resources after harvest. (author abst.)

Evaluation of Plants for Absorbing Nitrogen and Phosphorus to Purify Eutrophic Water
http://sciencelinks.jp/j-east/article/200319/000020031903A0621438.php

Who is holding us back
B N N
A I O
N M My
A B D
N Y
A

Who is holding us back
Build Not Not
Almost In On
Nothing My My
Almost Back- Dime
Nowhere Yard
Anytime

Community: Show me the benefits

Developer: Show me the Money

Community Leader: Show me the
Savings
Eason, Dixon, et. Al http://www.landcareresearch.co.nz/publications/researchpubs/EasonE79.pdf

Who
Developers
Designers
Departments
Decision
Makers

Who Why
Developers Others Aren’t
Designers Others Are
Departments Infrastructure
Decision Good all
Makers around

Who Why Why
Not
Developers Others Aren’t “Cost”
Designers Others Are Resistance
Departments Infrastructure Ordinances
Decision Good all Fear of Loss
Makers around

Land Use

Transportation Water Quantity/
Water Quality

All Development Occurs in a
Watershed

Wetlands are more than
Undevelopable Land

Stream Buffers Impact Development
and Developments Impact Stream
Buffers

All Land Uses have a
Pollutant/Volume Profile

Undeveloped Land can be valuable

LID & LEED can improve Water
Quality and Quantity; Cost Less

Need to view Run-off as a Resource

Net Density versus Gross Density

All Development Occurs
in 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
Undevelopable 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
Developments Impact Stream
Buffers
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

Volume of water flow
Nutrients
Temperature of water flowing off the land
Toxins
Bacteria
From Kimberly Brewer’s Presentation to the TJCOG Smart Growth Committee
ftp://ftp.tjcog.org/pub/tjcog/regplan/smrtgrow/devwq.pdf

Sources Land-Use Contribution Contribution
to N Load to P Load
Residential (SF)
29% 12%
Residential (MF)

Agriculture 36% 51%
Forest 19% 15%
Commercial/ 9% 6%
Industrial
Other 7% 16%
Non – Point Source Pollution Only
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 Contribution
to N Load to P Load
Residential (SF) 14%
29% 12%
Residential (MF) 1%

Agriculture 20% 36% 51%
Forest 56% 19% 15%
Commercial/ 3% 9% 6%
Industrial
Other 6% 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

Soil
Compaction
Occurs in
almost all
situations

How much is
reversible?

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

Table 1: Comparison of Bulk Density for undisturbed
Soils and Common Urban Conditions (Compiled from
various sources)
Undisturbed Soil Type or Urban Surface Bulk
Condition Density (g/cc)
Peat 0.2 to 0.3
Compost 1.0
Sandy Soil 1.1 to 1.3
Silty sands 1.4
Silt 1.3 to 1.4
Silt Loams 1.2 to 1.5
Organic Silts/Clays 1.0 to 1.2
Glacial Till 1.6 to 2.0
Urban Lawns 1.5 to 1.9
Crushed Rock Parking Lot 1.5 to 2.0
Urban Fill Soils 1.8 to 2.0
Athletic Fields 1.8 to 2.0
ROW and Building Pads 1.5 to 1.8
(85% Compaction)
ROW and Building Pads 1.6 to 2.1
(95% Compaction)
Concrete Pavement 2.2
Quartzite 2.65 http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP36.pdf

Reversing Compacted Soils

• Soil Amendments
• Compost Amendments
• Reforestation
• Time

Reversing Compacted Soils


Benefits of
Compost 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

FAQ regarding
Compost Amendments
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

Other perspectives on
Compost Amendments

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

LID Can Improve Water
Quality & 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

• 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.jordancove.uconn.edu/jordan_cove/publications/final_report.pdf

Conventional Development
negatively impacts water-related
ecosystems through

Impervious Surfaces (Volume
and quality)
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
http://www.nahb.org/fileUpload_details.aspx?contentID=112936 than conventional)

… (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


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

• 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.
Managing stormwater in Pierce County: Kensington Estates case study sheds light on low impact development
http://www.djc.com/news/en/11135654.html

LID: How do we define
conservation/disturbed
Type of Residential Disturbed Open Space Conserved Space
Development Space

Low Density Could be entire Yes – may be yard No
(e.g. 1 unit/2a) site

Cluster Could Be entire Fragmented No
site

Open Space 50% or less 50% or More Open Space can
be undevelopable

Conservation Less than 50% More than 50% Undevelopable
area excluded

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

What is being conserved?

http://www.stormwaterpa.org/assets/media/ http://www.swircd.org/pdf/conservation%20
resources/CnsrvDsgn-overview_NLT.pdf subdivision%20design%20handbook.pdf


Belvedere Subdivision – Charlottesville, VA
http://www.belvedereneighborhood.com


2008

Green
Project of
the Year

NAHB Green
Building
Award

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


10 Acre
Minimum
Lot Size

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


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

Pale Yellow –
Public
Viewshed

Pale Peach –
Productive
Farmland

Green/Dark
Blue –
Active
Forestry
Wildlife
Habitat

Aqua Stream
Corridor &
Wetlands
Bundoran Farm -- North Garden, VA – Predominantly 20 Acre sites

Pale Yellow –
Public
Viewshed

Pale Peach –
Productive
Farmland

Green/Dark
Blue –
Active
Forestry
Wildlife
Habitat

Aqua Stream
Corridor &
Wetlands
Bundoran Farm -- North Garden, VA

Need to change thinking from
stormwater as waste to
stormwater as resource.
Barrier: Need
to change the
way we think
about water

http://waterparadigm.org/indexen.php?web=./home/homeen.html http://www.onthecommons.org/media/pdf/original/OurWaterC
omonsOctober2008English.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

http://www.clemson.edu/restoration/events/past_events/sc_water_re http://www.coe.neu.edu/environment/DOCUM
sources/t4_proceedings_presentations/t4_zip/zimmer.pdf ENTS/Wingspread%20Final%20Report.pdf

Five Stages of Water
Management
Opportunistic Utilization
Storage and Conveyance
Water Treatment
Non-Point Source Pollution
Control
Closed Loop Water
http://www.coe.neu.edu/environment/DOCUM
ENTS/Wingspread%20Final%20Report.pdf
Management

Need to Change thinking from
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 extreme
hydrological events and pollution

• There will be an optimal balance
between recreation, navigation and
other economic uses of water.
http://www.coe.neu.edu/environment/DOCUM
ENTS/Wingspread%20Final%20Report.pdf

Water is Water
Paradigm Shift
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

Barriers to Implementing
LEED Across the Region
Similar to
Implementing
LID

“Everybody
knows….” it
costs more.

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

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

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


Cost premiums ranging from
ZERO to 6.27%
Energy Savings from
23% to 50%
Water Savings from
Zero to 78%

Case Study: Residential
Development
• 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
http://pdfserve.informaworld.com/316990__914017852.pdf
Habitat/wetland restoration

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

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

November 19, 2010

San Diego –
South Orange
County

Restrictions on
Lawn Run-off

Restrictions on
Car wash Run-
off

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

Toxic, Carcinogenic Pollutant
in Common Surface sealer December 6, 2010

40 Lakes in
residential and
Commercial Areas

PAH IN the H20
• Coal-tar-based
sealants
contribute 50%
• Vehicles account
for 25%
• Coal combustion
20%
Science of The Total Environment Volume 409, Issue 2, 15 December 2010, Pages 334-344
http://www.newsobserver.com/2010/12/05/845591/pavement-sealant-identified-as.html#storylink=misearch

KITSAP SEED Project
(Sustainable Energy Economic Development)

http://mithun.com/projects/project_detail/kitsap_seed/

“Potential to Modify Clearing, Grading, and
Landscaping Practices Project (2001)

Value placed on landscapes
that are “Natural,” “Attract
Wildlife” “Provide Privacy and
screen noise,” Minimal Lawn

Dissatisfied group bought
homes over 250,000
without/preferred
landscaping

Dissatisfied group most likely
to have planted shrubs,
trees, native plants after
moving into new house.

http://www.greenbeltconsulting.com/ctp/pdf/PotentialToModify.pdf

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
"When all the plants have grown up, you
don't actually see any of the green plastic. • Benefit: “natural”
It's just a lush green environment on top of removal of Phosphorus and
the pond, so in theory there's a habitat for Nitrogen using
fish, frogs, wildlife as well." Ryan Winston wetland/bog plants
News and Observer – 4/14/2010

LID 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

Conclusion
We 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.pharosproject.net/

http://www.bluewildernessgroup.com/

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

Jon Barsanti Jr.
jbarsanti@alumni.unc.edu
919.943.1915

Presentation available at
http://www.slideshare.net/JonBarsantiJr

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