Implementing Sustainability Principles through Zoning...The World’s first LEED platinum building...
Transcript of Implementing Sustainability Principles through Zoning...The World’s first LEED platinum building...
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Implementing Sustainability Principles through Zoning
Presented by James van Hemert, AICP
Idaho Energy and Green Building ConferenceOctober 2007
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A story about a “green” law school• Sturm College of Law
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Sustainable Communities…•…meet the needs of the present while ensuring that future generations have the same or better opportunities. Brundtland Commission 1987•…integrate and balance economic, environmental, and social goals.
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A SUSTAINABLE WORLD???
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A SUSTAINABLE WORLD???
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A SUSTAINABLE WORLD???
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Can Cities Survive the Temporary
Availability of Fossil Fuels?
TheHistorical
Record?
A SUSTAINABLE WORLD???
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A SUSTAINABLE WORLD???
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No Data <10% 10%–14%
(*BMI ≥30, or ~ 30 lbs overweight for 5’ 4” person)
Obesity Trends* Among U.S. AdultsBRFSS, 1985
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No Data <10% 10%–14% 15%–19%
(*BMI ≥30, or ~ 30 lbs overweight for 5’ 4” person)
Obesity Trends* Among U.S. AdultsBRFSS, 1995
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No Data <10% 10%–14% 15%–19% 20%–24% ≥25%
(*BMI ≥30, or ~ 30 lbs overweight for 5’ 4” person)
Obesity Trends* Among U.S. AdultsBRFSS, 2004
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A SUSTAINABLE WORLD???
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ZONING
ApplesBicycles
Coffee ShopDaycare
Environmental impact
FishGrass
Hydrology
Ice Cream
Jam
Kar Wash
Landscaping
Parking
Manufacturing Nylons
OilQiznos
Recreation
Sewers
Traffic
Urns
Village
Water
XXX
Yards
Zoo
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How Can a Development Code Support Sustainability?
•Development codes CAN help address critical issues:
–CLIMATE CHANGE–ENERGY–FOOD SUPPLY–HEALTH–WATER CONSERVATION–SAFETY–HABITAT PROTECTION–AND OTHERS
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How Does A Sustainable Code Compare to Other Types of Reform Codes?• Traditional Euclidean Zoning (1920s
+)--Emphasis on separation of use, quality, and procedures: “..fire, contagion, disorder..”--Can be inflexible and stifle creative development
• PUD Zoning (1960s--present)--Prevalent form of zoning in fast-growing areas--Negotiated, flexibility = uncertainty
• Performance Systems (1970s)--Anything, anywhere…if can mitigate--Emphasis on environmental protection
• Form-Based Districts/Smart Code--Focus on public realm and form vs. uses--Highly prescriptive; little focus on natural resources
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• Not so Sustainable Practices
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KEY FEATURES OF A SUSTAINABLE CODE?• Covers broader range of topics • Integrates natural and man-made
systems• Draws on useful features of other
code types (design, procedures, etc.) • Based on a sustainable
comprehensive plan and civic engagement vs. charettes
• Tailored regionally to climate and ecology
Copyright © 2006 by the Rocky Mountain Land Use Institute. All Rights Reserved. “Sustainable Community Development Code” and “Sustainable Development Code” are trademarks™ and service marks of the Rocky Mountain Land Use Institute.
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IMPLEMENTING SUSTAINABILITY PRINCIPLES THROUGH ZONING
• REMOVE OBSTACLES > Increase height limits (wind turbines)
• CREATE INCENTIVES> Density bonuses (green roofs)
• REGULATE> Mandatory water-conserving
landscaping
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Energy Conservation/Production•Remove Obstacles: Permit solar collectors as by-right accessory use (including historic districts)•Create Incentives: Over-the-counter permitting and fee waivers
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Energy Conservation/Production
•Regulations: Solar access at site level
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Energy Conservation/Production
Regulations: Subdivision solar orientationCommunity examples: •Cheyenne, WY•Drake Landing, Alberta•Davis, CA
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Energy Conservation/Production
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Energy Conservation/Production
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Energy Production/Wind Power•Remove Obstacles:--Increase height limits--Allow turbines in residential districts•Create Incentives:--Identify suitable sites in comprehensive plans
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Energy Production/Wind Power
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Energy Production/Wind Power•Regulations: --Prohibit placement in flyways (avoid condor cuisinarts)--Preserve areas with wind potential
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Food System•Remove Obstacles:
–Greenhouses as permitted use–Permit farmers markets in urban areas
•Create Incentives:–Protective ag-only zone districts–TDR/cluster subdivisions
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Food System•Regulations
–True agricultural zoning (1 unit/160+ acres)–Open space exactions for community gardens
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Water Conservation•Remove Obstacles: Water harvesting
•Create Incentives: Landscape credit for tree preservation
•Regulations: Mandatory xeriscape standards
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Climate Change •Reduction of Greenhouse Gases
–Reduce reliance on automobile through mixed-use development
•Carbon-Neutral Developments
–Avoid deforestation or require tree planting
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Climate Change•Require Green Roofs
–Green roofs offset CO2emissions–Help cool off cities
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Green Roofs—The Next Wave??Rooftop garden
on car
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Health•Healthy living options
–Walkable, bikeable communities–Access to nature
•Environmental Health–Ban pesticides–Toronto and 50 other Canadian municipalities
HELP
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Safety•Safety
–Pedestrian safety–Stronger floodplain regulations and wetlands protection–Wildfire mitigationSteep slope protection regulations
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Density• Minimum Densities
– (Portland, Fort Collins)• Accessory Dwelling Units by Right
– (California)
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Mixed Use• Mixed Use Districts by Right
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Transportation• Complete Streets• Congestion Pricing• Maximum Parking
Standards
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FREE
PARKING
A true story about unintended & far reaching consequences
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Mix it up: Solar Vehicles
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Solar Parking Lots?
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Solar Parking Garages?
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The problem of Green Buildings in “Green Fields”
• Driving to Green Buildings: The Transportation Energy Intensity of Buildings– The World’s first LEED platinum
building is not so green…• Worker Commuting
– Ave. office bldg. = 30% more energy than bldg.– New office bldg. =100% more energy
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The new ecosexuals
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Take Home• No silver bullet---need
comprehensive, multi-strategy approach
• Zoning police power of local government is POWERFUL and should be used to full advantage
• Start somewhere and keep moving forward…….
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Implementation: Low-Hanging Fruit Strategy
Energy Conservation
• Require businesses to turn off sign lighting at night
•Mandatory lighting retrofits for new occupancy
Energy Production
• Permit solar panels as by-right accessory use
• Adjust height limits for wind turbines
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Sustainable Code Implementation: Low-Hanging Fruit Strategy
Climate Change/CO2 Budget
• Adopt by-right mixed-use zone districts
• Require replacement of trees removed
Food Production
• Allow community gardens as open space set aside
Water Conservation
• Enact mandatory xeriscape requirements for commercial
• Permit water harvesting tanks as accessory use
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SUSTAINABLE COMMUNITIES BEGIN WITH
SUSTAINABLE DEVELOPMENT CODES
Rocky Mountain Land Use InstituteJames van Hemert
(303) 871-6319, [email protected]
RMLUI’s 17th Annual Land Use ConferenceMarch 6 & 7, 2008
www.law.du.edu/rmlui