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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
                                                      http://mithun.com/projects/project_detail/kitsap_seed/
February 24, 2011
Goals of
Presentation
Identify
Problems

Provide Possible
Solutions

Be a Reference
Guide
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
Who          Why           Why
                              Not
Developers   Others Aren’t     “Cost”
 Designers   Right Thing     Resistance
Departments Reduces Costs Ordinances
 Decision      Good All      Fear of Loss
  Makers       Around
Law of Unintended Consequences:
As average house size increases
impervious surface area increases
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
Watershed
 Critical
 Areas
Watershed
Protected
  Areas
            Barriers:

Remainder   • “Highest and Best Use of the Land”

  of the    • One person’s/community’s out-flow is
            another’s intake
Watershed
Wetlands are more than
    Undevelopable Land
                                                   Nutrient filtration
                                                       systems
                                                  Manage volume
                                                 and sediment load
                                                    Wildlife habitat
                                                     preservation

 Barriers: Wetlands have been filled and built upon, leaving areas flood prone
Need to be seen from environmental, aesthetic, and water quality perspectives
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
Stream Buffers Impact Development
Developments Impact Stream Buffers

                    Buffers Address

                         Sedimentation (100 ft)

                         Phosphorus and Nitrogen
                         Levels (100ft)

                         Wildlife Habitats
                         (35-100 – 300 ft)

                         Trout streams (100 ft)
               http://www.rivercenter.uga.edu/publications/pdf/luc_buffer_fact_sheet.pdf
All Land Uses have a
Pollutant/Volume Profile
             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
All Land Uses have a
      Pollutant/Volume Profile
 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
All Land Uses have a
      Pollutant/Volume Profile
 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
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
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
http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP37.pdf
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
                                                      •   Increase Concentrations of N and P

                                                      •   Decreases Volume of Run-off

                                                      • Decrease Total N & P

                                                      •   Can be tilled or applied directly

                                                      •   2:1 ratio soil to compost tilled to at
                                                          least 12 inches
        EPA/600/R-00/016
http://www.epa.gov/ednnrmrl/publications/reports/ep
                                                      •   Construction compaction can reach
a600r00016/epa600r00016.pdf
                                                          24 inches
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/redevelop
                                                        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
LID Can Improve Water
       Quality & Water Quantity




Increasing density increases run-off for the
watershed and decreases the run-off per household   http://www.epa.gov/smartgrowth/water_density.htm
LID Can Improve Water
          Quality & Water Quantity
                                                                  • 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
LID Can Improve Water
          Quality & Water Quantity
                                                                 NAHB reports that 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
LID Can Improve Water
          Quality & Water Quantity
                                                               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)
LID Can Improve Water
            Quality & Water Quantity
                                                                 … (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
LID Can Improve Water
Quality & Water Quantity




   http://www.epa.gov/owow/nps/lid/costs07/documents/reducingstormwatercosts.pdf
LID Can Improve Water
         Quality & Water Quantity
            • 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
What is being conserved?




     Belvedere Subdivision – Charlottesville, VA
                http://www.belvedereneighborhood.com
What is being conserved?

                               2008

                            Green
                          Project of
                           the Year

                            NAHB
                            Green
                           Building
                            Award


                  Hidden Lakes Preserve
                    Wake Forest, NC
                    http://www.hiddenlake-crescent.com
What is being conserved?


                  Area of
                   Future
                Development


                  Hidden Lakes Preserve
                    Wake Forest, NC
                    http://www.hiddenlake-crescent.com
What is being conserved?




  Pleasant Green Farms – Hillsborough, NC – Durham County
                 http://www.pleasantgreenfarms.com/PropertyMap.aspx
What is being conserved?




      Bundoran Farm -- North Garden, VA
               http://www.bundoranfarm.com/
What is being conserved?
                                              Green/Dark
                                              Blue –
                                              Active
                                              Forestry
                                              Wildlife
                                              Habitat

                                              Pale Yellow –
                                              Public
                                              Viewshed

                                              Pale Peach –
                                              Productive
                                              Farmland

                                              Aqua Stream
                                              Corridor &
                                              Wetlands
      Bundoran Farm -- North Garden, VA
               http://www.bundoranfarm.com/
Need to change thinking from
               stormwater as waste to
               stormwater as resource.
                                                                                                Impervious surface
                                                                                                coverage impacts the
                                                                                                micro-climate at
                                                                                                water basin and larger
                                                                                                areas

                                                                                                Withdrawing just a
                                                                                                little more than
                                                                                                recharge rate impacts
                                                                                                everyone




http://waterparadigm.org/indexen.php?web=./   http://www.onthecommons.org/media/pdf/original/
home/homeen.html                              OurWaterComonsOctober2008English.pdf
Need to change thinking from
  stormwater as waste to
  stormwater as resource. 1) Utilization of
                             Opportunistic

                                                                                             Available Water

                                                                                           2) Storage and
                                                                                             Conveyance

                                                                                           3) Water Treatment
                                                                                             Technologies

                                                                                           4) Non-Point Source
                                                                                             Pollution Control

                                                                                           5)Closed Loop Water
                                                                                             Management of
                                                                                             Water Supply,
http://www.clemson.edu/restoration/events/pas
                                                http://www.coe.neu.edu/environment/DOCUM     Stormwater, and
t_events/sc_water_resources/t4_proceedings_p
resentations/t4_zip/zimmer.pdf
                                                ENTS/Wingspread%20Final%20Report.pdf
                                                                                             Wastewater.
Need to change from
     Environment or Economy to
      Environment & Economy
                                           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



                                                        Report questions weighting
                                                        of Indoor Air Quality

                                                        And how a project COULD be
                                                        LEED Platinum and get no
                                                        points for IAQ.
http://www.ehhi.org/reports/leed/LEED_report_0510.pdf
Barriers to Implementing
  LEED Across the Region
                                                        • Formaldehyde
                                                        • Second Hand Tobacco Smoke
                                                        • Particulates
                                                        • Pesticides
                                                        • Flame Retardants PBDEs
                                                        • Drinking Water
                                                        • Perfluorooctanoic acid (PFOA)
                                                        • Polycyclic Aromatic
                                                          Hydrocarbons (PAHs)
                                                        • Volatile Organic Compounds
                                                          (VOCs)
                                                        • Artificial Turf
http://www.ehhi.org/reports/leed/LEED_report_0510.pdf
Barriers to Implementing
  LEED Across the Region
                                                                September 2010 – EPA

                                                             Draft Report: Opportunities
                                                             for Green Building (GB)
                                                             Rating Systems to Improve
                                                             Indoor Air Quality
                                                             Certain LEED options are
                                                             heat and humidity related
                                                             and cannot be used in all
                                                             regions of the country
http://www.epa.gov/iaq/pdfs/jelena_draft_paper_11-4-10.pdf
Barriers to Implementing
  LEED Across the Region
                                                             “The main idea of LEED was to reduce
                                                             environmental impacts of buildings on
                                                             their surrounding environment.
                                                             Nevertheless, new research studies are
                                                             emerging, so it will be possible to
                                                             understand more detailed building
                                                             impacts on its environment as well as to
                                                             develop new strategies for addressing
                                                             intermittent environmental impacts on
                                                             the building itself due to extreme
                                                             weather conditions and increased
                                                             outdoor air pollution.”

http://www.epa.gov/iaq/pdfs/jelena_draft_paper_11-4-10.pdf
Barriers to Implementing
 LEED Across the Region
                                          Moderately high temperatures
                                          and humidity in buildings have
                                          been associated with:
                                          • Increased occupant discomfort,
                                            perceptions of poor indoor air

                                          • Unsolicited occupant complaints

                                          • Reduced productivity

                                          • Adverse respiratory health
                                            symptoms

http://www.epa.gov/iaq/pdfs/mudarri.pdf
LEED is Evolving




http://www.epa.gov/iaq/pdfs/jelena_draft_paper_11-4-10.pdf
120,000

                                       Electric Primary                                                                      Energy Consumption
                                       Transportation Primary                                                             (Trillion BTU )(1949-2009)
100,000                                Industrial Primary

                                       Commercial Primary

                                       Residential Primary
 80,000




 60,000




 40,000




 20,000




     0
          1949
                 1951
                        1953
                               1955
                                      1957
                                             1959
                                                    1961
                                                           1963
                                                                  1965
                                                                         1967
                                                                                1969
                                                                                       1971
                                                                                              1973
                                                                                                     1975
                                                                                                            1977
                                                                                                                   1979
                                                                                                                          1981
                                                                                                                                 1983
                                                                                                                                        1985
                                                                                                                                               1987
                                                                                                                                                      1989
                                                                                                                                                             1991
                                                                                                                                                                    1993
                                                                                                                                                                           1995
                                                                                                                                                                                  1997
                                                                                                                                                                                         1999
                                                                                                                                                                                                2001
                                                                                                                                                                                                       2003
                                                                                                                                                                                                              2005
                                                                                                                                                                                                                     2007
                                                                                                                                                                                                                            2009
   http://www.eia.doe.gov/emeu/aer/txt/ptb0201a.html
Barriers to Implementing
  LEED Across the Region

                                                     Similar to
                                                     Implementing
                                                     LID


                                                     “Everybody
                                                     knows….” it
                                                     costs more.

http://www.usgbc.org/ShowFile.aspx?DocumentID=2908
Barriers to Implementing
  LEED Across the Region

                                                     Its is not
                                                     about the
                                                     costs/price
                                                     It is about
                                                     playing up
                                                     the benefits
                                                     Cost is a
                                                     Negative
                                                     Term
http://www.usgbc.org/ShowFile.aspx?DocumentID=2908
Barriers to Implementing
 LEED Across the Region

          Pricing 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
November 19, 2010


                                                                                                                    San Diego –
                                                                                                                    South Orange
                                                                                                                    County

                                                                                                                    Restrictions on
                                                                                                                    Lawn Irrigation
                                                                                                                    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
“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/Potential
                                                               ToModify.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
Barriers to Implementing
 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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  • 1. 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 http://mithun.com/projects/project_detail/kitsap_seed/ February 24, 2011
  • 3. Who is holding us back B N N A I O N M My A B D N Y A
  • 4. Who is holding us back Build Not Not Almost In On Nothing My My Almost Back- Dime Nowhere Yard Anytime
  • 5. Who Why Why Not Developers Others Aren’t “Cost” Designers Right Thing Resistance Departments Reduces Costs Ordinances Decision Good All Fear of Loss Makers Around
  • 6. Law of Unintended Consequences: As average house size increases impervious surface area increases
  • 7. 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
  • 8. 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
  • 9. All Development Occurs in a Watershed Watershed Critical Areas Watershed Protected Areas Barriers: Remainder • “Highest and Best Use of the Land” of the • One person’s/community’s out-flow is another’s intake Watershed
  • 10. Wetlands are more than Undevelopable Land Nutrient filtration systems Manage volume and sediment load Wildlife habitat preservation Barriers: Wetlands have been filled and built upon, leaving areas flood prone Need to be seen from environmental, aesthetic, and water quality perspectives
  • 11. 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
  • 12. Stream Buffers Impact Development Developments Impact Stream Buffers Buffers Address Sedimentation (100 ft) Phosphorus and Nitrogen Levels (100ft) Wildlife Habitats (35-100 – 300 ft) Trout streams (100 ft) http://www.rivercenter.uga.edu/publications/pdf/luc_buffer_fact_sheet.pdf
  • 13. All Land Uses have a Pollutant/Volume Profile 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
  • 14. All Land Uses have a Pollutant/Volume Profile 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
  • 15. All Land Uses have a Pollutant/Volume Profile 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
  • 16. 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/
  • 17. 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
  • 18. Soil Compaction Occurs in almost all situations How much is reversible? http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP36.pdf
  • 19. 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
  • 20. Reversing Compacted Soils • Soil Amendments • Compost Amendments • Reforestation • Time http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP37.pdf
  • 21. 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
  • 22. FAQ regarding Compost Amendments • Increase Concentrations of N and P • Decreases Volume of Run-off • Decrease Total N & P • Can be tilled or applied directly • 2:1 ratio soil to compost tilled to at least 12 inches EPA/600/R-00/016 http://www.epa.gov/ednnrmrl/publications/reports/ep • Construction compaction can reach a600r00016/epa600r00016.pdf 24 inches
  • 23. 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
  • 24. LID Can Improve Water Quality & Water Quantity How we develop/redevelop 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
  • 25. LID Can Improve Water Quality & Water Quantity Increasing density increases run-off for the watershed and decreases the run-off per household http://www.epa.gov/smartgrowth/water_density.htm
  • 26. LID Can Improve Water Quality & Water Quantity • 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
  • 27. LID Can Improve Water Quality & Water Quantity NAHB reports that 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
  • 28. LID Can Improve Water Quality & Water Quantity 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)
  • 29. LID Can Improve Water Quality & Water Quantity … (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
  • 30. LID Can Improve Water Quality & Water Quantity http://www.epa.gov/owow/nps/lid/costs07/documents/reducingstormwatercosts.pdf
  • 31. LID Can Improve Water Quality & Water Quantity • 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
  • 32. 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
  • 33. 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
  • 34. What is being conserved? Belvedere Subdivision – Charlottesville, VA http://www.belvedereneighborhood.com
  • 35. What is being conserved? 2008 Green Project of the Year NAHB Green Building Award Hidden Lakes Preserve Wake Forest, NC http://www.hiddenlake-crescent.com
  • 36. What is being conserved? Area of Future Development Hidden Lakes Preserve Wake Forest, NC http://www.hiddenlake-crescent.com
  • 37. What is being conserved? Pleasant Green Farms – Hillsborough, NC – Durham County http://www.pleasantgreenfarms.com/PropertyMap.aspx
  • 38. What is being conserved? Bundoran Farm -- North Garden, VA http://www.bundoranfarm.com/
  • 39. What is being conserved? Green/Dark Blue – Active Forestry Wildlife Habitat Pale Yellow – Public Viewshed Pale Peach – Productive Farmland Aqua Stream Corridor & Wetlands Bundoran Farm -- North Garden, VA http://www.bundoranfarm.com/
  • 40. Need to change thinking from stormwater as waste to stormwater as resource. Impervious surface coverage impacts the micro-climate at water basin and larger areas Withdrawing just a little more than recharge rate impacts everyone http://waterparadigm.org/indexen.php?web=./ http://www.onthecommons.org/media/pdf/original/ home/homeen.html OurWaterComonsOctober2008English.pdf
  • 41. Need to change thinking from stormwater as waste to stormwater as resource. 1) Utilization of Opportunistic Available Water 2) Storage and Conveyance 3) Water Treatment Technologies 4) Non-Point Source Pollution Control 5)Closed Loop Water Management of Water Supply, http://www.clemson.edu/restoration/events/pas http://www.coe.neu.edu/environment/DOCUM Stormwater, and t_events/sc_water_resources/t4_proceedings_p resentations/t4_zip/zimmer.pdf ENTS/Wingspread%20Final%20Report.pdf Wastewater.
  • 42. Need to change from Environment or Economy to Environment & Economy 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
  • 43. 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
  • 44. Barriers to Implementing LEED Across the Region Report questions weighting of Indoor Air Quality And how a project COULD be LEED Platinum and get no points for IAQ. http://www.ehhi.org/reports/leed/LEED_report_0510.pdf
  • 45. Barriers to Implementing LEED Across the Region • Formaldehyde • Second Hand Tobacco Smoke • Particulates • Pesticides • Flame Retardants PBDEs • Drinking Water • Perfluorooctanoic acid (PFOA) • Polycyclic Aromatic Hydrocarbons (PAHs) • Volatile Organic Compounds (VOCs) • Artificial Turf http://www.ehhi.org/reports/leed/LEED_report_0510.pdf
  • 46. Barriers to Implementing LEED Across the Region September 2010 – EPA Draft Report: Opportunities for Green Building (GB) Rating Systems to Improve Indoor Air Quality Certain LEED options are heat and humidity related and cannot be used in all regions of the country http://www.epa.gov/iaq/pdfs/jelena_draft_paper_11-4-10.pdf
  • 47. Barriers to Implementing LEED Across the Region “The main idea of LEED was to reduce environmental impacts of buildings on their surrounding environment. Nevertheless, new research studies are emerging, so it will be possible to understand more detailed building impacts on its environment as well as to develop new strategies for addressing intermittent environmental impacts on the building itself due to extreme weather conditions and increased outdoor air pollution.” http://www.epa.gov/iaq/pdfs/jelena_draft_paper_11-4-10.pdf
  • 48. Barriers to Implementing LEED Across the Region Moderately high temperatures and humidity in buildings have been associated with: • Increased occupant discomfort, perceptions of poor indoor air • Unsolicited occupant complaints • Reduced productivity • Adverse respiratory health symptoms http://www.epa.gov/iaq/pdfs/mudarri.pdf
  • 50. 120,000 Electric Primary Energy Consumption Transportation Primary (Trillion BTU )(1949-2009) 100,000 Industrial Primary Commercial Primary Residential Primary 80,000 60,000 40,000 20,000 0 1949 1951 1953 1955 1957 1959 1961 1963 1965 1967 1969 1971 1973 1975 1977 1979 1981 1983 1985 1987 1989 1991 1993 1995 1997 1999 2001 2003 2005 2007 2009 http://www.eia.doe.gov/emeu/aer/txt/ptb0201a.html
  • 51. Barriers to Implementing LEED Across the Region Similar to Implementing LID “Everybody knows….” it costs more. http://www.usgbc.org/ShowFile.aspx?DocumentID=2908
  • 52. Barriers to Implementing LEED Across the Region Its is not about the costs/price It is about playing up the benefits Cost is a Negative Term http://www.usgbc.org/ShowFile.aspx?DocumentID=2908
  • 53. Barriers to Implementing LEED Across the Region Pricing premiums ranging from ZERO to 6.27% Energy Savings from 23% to 50% Water Savings from Zero to 78%
  • 54. 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
  • 55. November 19, 2010 San Diego – South Orange County Restrictions on Lawn Irrigation 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-?
  • 56. 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
  • 57. “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/Potential ToModify.pdf
  • 58. 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
  • 59. Barriers to Implementing 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
  • 60. 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.
  • 61.
  • 62. http://www.ecospecifier.org/ http://www.pharosproject.net/ http://www.bluewildernessgroup.com/ http://www.bre.co.uk/index.jsp
  • 63. Jon Barsanti Jr. jbarsanti@alumni.unc.edu 919.943.1915 Presentation available at http://www.slideshare.net/JonBarsantiJr