Planning Commissioners Journal

Eco-Municipalities Step Forward Naturally

• a power plant fueled entirely by a city's own solid waste.
• only bicycles and pedestrians allowed in the city's downtown center.
• an eco-industrial park built to minimize energy consumption.

That's just some of what makes Umea, Sweden (population 110,000) an eco-municipality, planner Sarah James pointed out during the annual meeting of the Vermont Planners Association.

James, the co-author with Torbjorn Lahti of The Natural Step for Communities: How Cities and Towns Can Change to Sustainable Practices, has focused much of her consulting work on helping municipalities develop approaches to reducing local energy needs and become more environmentally-conscious.

Screenshot from the Umea Energi web site of their Dava power plant.

Eco-municipalities seek to weave long-term sustainability into the fabric of their community. It's an idea that's taken hold in Sweden (click on the British flag icon for English), but is starting to catch on in the U.S.

At the Upper Midwest Planning Conference last November, Anna Haines, Director of the Center for Land Use Education at the University of Wisconsin-Stevens Point, described how twelve Wisconsin municipalities in the rural Chequamegon Bay area have moved towards becoming eco-municipalities.

Local residents have taken the lead in advocating for their city or town to adopt a resolution designating itself as an "eco-municipality." The process usually starts with interested individuals meeting in weekly "study circles" to educate

Greening Up Vacant Lots

From PCJ Editor Wayne Senville:

Philadelphia, like other industrial cities, has seen many of its neighborhoods -- especially in lower-income areas -- fall victim to population loss and crime. A pervasive atmosphere of insecurity has plagued those residents who remain, while deterring revitalization efforts.

At the recent Smart Growth Conference in Washington, D.C., Blaine Bonham (on right) noted that there are some 40,000 vacant lots in Philadelphia, up from 31,000 in 1999. With the City engaged in extensive demolition of derelict, unsafe, abandoned buildings "the amount of vacant land coming online has been overwhelming."

Besides being a constant, visible reminder of hard times, vacant lots have often been the repositories of illegal trash dumping. As Bonham put it, "there are big costs to the city of Philadelphia" for extra sanitation and policing needs, "an additional $1.8 million spent annually with little impact."

In an effort to dramatically turn things around, the Pennsylvania Horticultural Society -- working in cooperation with city government -- has developed an innovative and aggressive citywide program to clear out vacant lots, and keep them clean.

Yes, you read that right, the Horticultural Society. Founded in 1827 by "old guard" Philadelphians, the Society has far outgrown its high society roots. Some thirty years ago, explained Bonham (the organization's Executive Vice President), the Society began plowing some of the revenue generated

Green Roofs are Cool

... and can make a major dent in the "urban heat island" effect in our cities -- that is, the increased temperature due to lots of paved surfaces that absorb the sun's heat.

As part of this February's Smart Growth Conference, a group of us had the chance to visit the green roof atop the headquarters of the American Society of Landscape Architects (ASLA) in their historic downtown Washington, D.C. offices.

But before Nancy Somerville, ASLA's Executive Vice President, shepherded us up to the roof, she told us about some of the benefits -- and challenges -- of installing the green roof.

Retrofitting a green roof on an older, historic building was not easy -- or cheap. One of the major expenses was the need to construct a new stairway to the roof, so visitors wouldn't have to clamber up a ladder. The roof also includes a grate walkway so people can circumnavigate the roof and view the varied plantings. And given that this roof is under the stewardship of landscape architects, it's not surprising that the roof's design is quite attractive and the plantings diverse.

The ASLA green roof has a unique feature: it is shaped into two "waves" or mounds. They're formed with thin layers of styrofoam insulation, and serve to hide the HVAC systems. As Somerville explained, they also allow the plantings to be at eye level, helping create a more attractive amenity for visitors. [Click on the drawing to view it at larger size].

But you have to bear in mind that ASLA's green roof is a model / demonstration project, a living

laboratory to help landscape architects learn about the functioning of an urban green roof. So it wouldn't be fair to hold it to a strict cost-benefit accounting.

In fact, as Somerville (above left) noted, one of their goals is to carefully monitor and measure the impacts the roof has on temperatures and rainfall retention, and to also see which plants thrive best.

Which brings us to potential benefits. Somerville ticked off several, from lowering urban temperatures, to reducing stormwater runoff, to improving air quality, to reducing energy use inside the building, to creating new biohabitats.

Perhaps the key reason for the growing popularity of green roofs lies in the fact that between 15 and 25 percent of the surface area of our cities is comprised of roof tops. Since most rooftops today consist of impervious, often dark-color surfaces, they do nothing to reduce either temperatures or stormwater runoff. But add a few inches of soil and plantings, and you get some dramatic differences.

The first year results for ASLA's green roof, for example, showed that it retained 74 percent of all rainfall (some 29 inches) -- including 100 percent of all rainfalls of less than 1 inch. Reducing urban stormwater runoff can yield environmental benefits, as well as save cities costly infrastructure investments.

How much of a soil layer do you need on a green roof? There's no single answer. As Somerville pointed out, what are termed "extensive" green roof areas typically consist of just 2 to 6 inches of soil or growing medium, and are quite light in weight. "Intensive" roof areas can have depths of 6 inches or more, and will support a broader range of plants. Part of what is possible, depends on the roof's structural capacity. On the ASLA building this varies in different parts of the roof. For example, more intensive planting are possible above the elevator shaft which offers greater structural support.

Before we left Somerville reminded us of the "amenity value" of having a green roof. With wonderful views and cooler temperatures, it can offer a great place for employees to take a break. Not surprisingly, green roofs can increase a building's real estate value.

Can't visit the ASLA's green roof? Take a look with their rooftop webcam! And visit their green roof project web site for more details and performance data on the roof.

What's Syracuse's Destiny?

From PCJ Editor Wayne Senville:

Promotors say it will be one of the most spectacular green building projects in the world ... but some detractors at the national Greenbuild Conference see it as an auto-centric, anti-community, white elephant.

What they're referring to is Syracuse, New York's, ambitious Destiny project, being developed by real estate mogul Bob Congel, founder & managing partner of the Pyramid Companies, a major mall developer.

At Wednesday's Greenbuild Conference in Chicago, a panel of project boosters -- including Congel (on far right in photo) and Syracuse Mayor Matthew Driscoll (second from left) -- laid out the case for this mega-project.

Destiny is being called a "destination retail city." That is, it's planned as an enormous 75 million square foot retail, hotel, and entertainment complex intended to draw visitors/shoppers from well beyond the immediate Syracuse area.

It's location is outside the city's downtown -- expanding on the existing Carousel shopping mall (see photo below). One way to view it as a mall on steroids -- perhaps along the lines of the Twin Cities' Mall of America.

But what makes the project interesting -- besides its unique blend of private, city, state, and federal financing -- is that it's being designed to incorporate a full panoply of green building practices, such as using recycled industrial materials as part of its construction, and having its own 22 MW renewable-energy power plant.

This is in keeping with Mayor Driscoll's vision of Syracuse as "Green Capital of the World." At the Conference, the Mayor spelled out a series of "aggressive" steps the city has already taken to reduce energy consumption, including an ordinance that requires all municipal buildings to be LEED-certified.

Dan Tomson, Managing Director of Citigroup Global Markets (second from right in photo of panelists), which is instrumental in putting together Destiny's financing, said that "we believe in combatting climate change with market-based solutions."

But the project financing relies on a number of state and federal financial "sweeteners," including $228 million in federal, tax-exempt green bonds designated for energy-conserving projects, plus a huge brownfields tax credit.

At the Greenbuild Conference, Congel also announced the latest addition to the Destiny project, a $450 million dollar, 1342-room hotel and conference center, which would make it the largest hotel in New York outside of New York City. (See illustration at start of this post; the hotel is in the foreground).

Congel described how he came up with the design concept for the hotel: "We needed to get an icon type of thing. I wanted to have it look like grass growing up 600 feet." The hotel, which Congel said would meet LEED-platinum standards, would also "change the skyline not just of Syracuse, but of the United States."

So what's not to like about what would be one of the largest green projects in America? One concern raised at the Conference by Ken Kortkamp (on right) a San Francisco-based engineer is the "auto-centric" nature of the project. As Kortkamp commented, "you're not creating a community, let alone a sustainable community." Others also questioned the absence of any residential component of the project, and its dependence on visitors coming by automobile.

In response, Mayor Driscoll said the project "will be a trigger to development elsewhere in the city" and would help fight sprawl. The challenge for Syracuse, he added, will be "how do we take this project and help benefit the rest of the city." For Congel, the project will "create the demand that other private developers will take care of." In terms of transportation, Congel also mentioned the possibility of designing a monorail system as part of the project (hopefully connecting with the Syracuse airport and downtown).

The U.S. Green Building Council is also behind the project, having purchased one of the new federal green bonds issued for Destiny.

For an economically depressed city like Syracuse, Destiny offers an attractive vision. But will the visitors arrive in the number expected? And will Destiny deliver benefits to the rest of the city, including its downtown?

Update posted on 11.26.07: An interesting post on the Veritas et Venustas blog about the transportation-related factors in "green buildings" -- something that came up in questions about the Syracuse project:

"Designers and builders expend significant effort to ensure that our buildings use as little energy as possible. This is a good thing—and very obvious to anyone who has been involved with green building for any length of time. What is not so obvious is that many buildings are responsible for much more energy use getting people to and from those buildings. That’s right—for an average office building in the United States, calculations done by Environmental Building News (EBN) show that commuting by office workers accounts for 30% more energy than the building itself uses. For an average new office building built to code, transportation accounts for more than twice as much energy use as building operation."

See also my post during my cross-country trip about the Chesapeake Bay Foundation "green" headquarters building -- the building that's the focus of the Veritas et Venustas blog entry.

Jamming in Green

From Planning Commissioners Journal Editor Wayne Senville:

The green build movement reached critical momentum this week, as more than 20,000 people: developers, contractors, engineers, architects, planners, students, and assorted elected officials, jammed into the McCormick Place convention center in Chicago for the 2007 International Greenbuild Conference.

Sponsored by the U.S. Green Building Council, the Conference featured a keynote address by former President Bill Clinton, and well over 100 workshops and panel discussions. This was in addition to over 800 vendors who packed the exhibition hall (go to a post on Best Green Blogs for more on some of the vendors, including photos).

Wading into the largest lunch line I've ever encountered (see below), I was floored to see such enormous interest in green building practices. Another attendee had a similar reaction. And CNBC reporter Diana Olick reported that "I'm not often shocked, but I am today. And so were the folks running the convention. An unbelievable response, is all I can say. This place is so packed with people from all over the world that the registration line was literally two hours long."

Just across the street from the convention center was a sign bearing witness to the growing interest in green building: a new Chicago condominium project touting to potential buyers its green features.

At the start of the Conference, former President Clinton announced an initiative of the Clinton Foundation that will include:

• partnering with the City of Chicago to enable a "green overhaul" of privately-owned multi-tenant housing across the city, as well as of the enormous Sears Tower and Merchandise Mart buildings;
• a partnership with GE Real Estate to retrofit projects in GE's $72 billion global portfolio; and
• a major effort (with the U.S. Green Buildings Council) to create a "Green Schools" program to reduce energy consumption in K-12 schools, along with a comparable program aimed at colleges and universities.

Clinton noted in his remarks that "when it comes to climate change, the hurdles we face aren't technological, they're organizational ... the solution to the climate crisis isn't far off in the future -- it's in the buildings we inhabit, our civic infrastructure, and the way we organize our lives."

In terms of green building, Clinton observed that "what we have to do is prove that this is not a big bottle of castor oil that we're being asked to drink." Instead, he described green building as an enormous economic opportunity for the nation.

More on some of what I heard during the Conference in my next post.