Sunday, October 28, 2007

10/28 Housing and Community Development

As we have said numerous times throughout the semester, holistic approaches are the key to sustainable development. In order for a city (or any community) to stand the test of time and live lightly upon the Earth, it must understand the complex processes that govern its life. We must continually return to this truth as we consider the future of Ithaca and any possible changes that we would like to make in the city—especially changes that deal with Housing and Community Development.
Unlike some of the more idealistic readings that we have analyzed, Roseland’s chapter entitled “Housing and Community Development” provides a lot of concrete examples and ideas for improving contemporary American communities—many of which emphasize the importance of community involvement and connectedness. Below are several ideas (some mine, others Roseland’s) that we could use in Ithaca:

1) Although we cannot force residents to interact with one another or build community, we can certainly build upon existing infrastructure to encourage interaction. One useful strength might be the extensive network of programs within Ithaca that target children and their families (sports leagues, after school programs, community centers, schools, etc.). Perhaps if Ithaca’s children get involved in the community, then parents will have no choice but to follow their example. In practice, we might intensively promote existing youth programs within Ithaca and then follow up by targeting the parents of the participating children. Not only could we generate a lot of rhetoric about community development, but we could also branch out from the youth programs and start offering comparable programs for adults. These programs could serve both recreational and practical purposes. For example, parents with extra time might get involved with an adult sports league while those with less time might benefit from cooperative childcare and carpooling networks.
2) The creation of public space is also a crucial element of building community. Although I know very little about zoning ordinances, land use regulation, or actual land usage within Ithaca, I imagine that a lot of residents within the community have built fences around their property. I do not suggest that we eliminate private property rights, but perhaps we can find a creative way to encourage residents to take down their fences and eliminate the physical barriers that separate neighbors. Perhaps we could even find some creative uses for the open spaces that result (community gardens, common space, etc.)
3) Looking more at affordable housing, Roseland provides many ideas for generating long-term (and even permanent) affordable housing. I particularly like the idea of sponsoring community land trusts within Ithaca. Such trusts purchase land at market value, remove the land from the market, and then use the land for affordable housing, public facilities, or some other meaningful cause. After construction is complete, the trust takes care of the land and monitors upkeep.

10/28 Green Building

Beatley points out some practical programs that seems to be working in cities such as Boulder (Greenpoints) and Austin (Green Star Builders) as well as the Green House Number program in Germany and could fairly easily translate to other cities around the US. These programs seem similar to the more rigorous LEED Certification, which seems to have become somewhat of a badge of honor in the design/build community. Many of Beatley's points about America's increased housing size are still valid, however even since the book's publication in 2000, I think there has been a pretty dramatic shift towards green building here in America.

One point Beatley made was that in some cases material that is thought to be energy efficient or environmentally friendly is made less so when taking into account the concept of "embodied energy." Beatley brings up the shipment of western red cedar from Canada to the Netherlands to construct new homes with wood that can remain untreated. Beatley doesn't address embodied energy in his book but basically it is the idea that when you use a product or material you should factor in the costs (both monetary and environmental) with its construction and transportation. If you are interested in architecture and building it is important to know about because embodied energy is also used as an arguement for capturing the existing resources in and on our already developed land. So when you rehab an old building you are capturing the resources that went into all the materials, as well as the energy embodied by the workers that constructed it. Often times buildings older than 75 years old contain more green features than buildings built in the last 50 years because they were constructed with natural materials and constructed to have natural heating and cooling systems before everyone went HVAC crazy. I believe the USGBC still has not released their LEED rating system for existing buildings but I know it is in development and will rate existing buildings for the inherently green features if they exist, as well as for green features which are retrofitted. Combined with the substantial state and federal funds available for the rehabilitation of old buildings, a LEED rating system for existing buildings would create a powerful tool for restoring areas that were built basically applying smart growth principles before there was smart growth. So, enough of my preservation rant.

I appreciated the Roseland piece on Housing and Community Development very much. Roseland addresses realistic issues such as affordable housing, infill housing, brownfield development, the greening of urban areas and then offers examples of these issues being addressed in the US. In trying to keep with the assignment, I thought about, as I usually do, Pittsburgh. Reading Roseland's list of ways to address affordable housing I thought a lot about how many of the tools, such as Affordable Housing Programs like Habitat for Humanity already exist in Pittsburgh and unfortunately still aren't able to adequately address the issue. So I tried to focus on what we were missing that might help to close the gap. The first thing that jumped out was linkage payments. Roseland mentions them in Boston, and I just hears a talk by the Boston URA on their effectiveness. Great! Linkage payments in Pittsburgh! Actually, this would not be something that a smaller rust belt city can afford. The city struggles to attract developers as it is, and a linkage payment would deter not entice. Perhaps other municipal funds, or portions of other developer fees could be set towards affordable housing but I don't believe a linkage payment would be appropriate in Pittsburgh. What I did come up with was that when affordable housing is built it should be more service oriented, to empower residents. Additionally, a more large-scale tool might be the establishment of a land trust just to promote and protect affordable housing. With the highest number of foundation dollars avaiable per capita of any US city, Pittsburgh's foundations could support the land trust initially if it received donations of land from the city. Certainly something to be further explored ... unfortunately probably not by our 27 year-old mayor.
Beatley Chapter 10 gave many great examples of how European cities are building and renovating their residential and institutional properties using eco-technologies. One really important concept from this chapter was how eco-building can spread to new cities once it is implemented and tested by another city. For example, Ecocolonia, Netherlands built a new development using eco-technologies such as green roofs, passive solar technology, recycled building materials, and solar hot water heating units. This development served as a testing ground for many other cities that begin using the technologies that Ecoclonia found successful. I believe that if a few US cities really started to adopt these new technologies they could educate and show other cities that it is possible. Another idea for the US would be to build new government and public buildings using green methods. This would show the people that the US really supports and feels building ecologically is important. The Apollo Alliance chapter on High Performance Buildings talks about implementing green building standards for public buildings. An American city that uses a green buildings standard for public buildings is Seattle Washington. Seattle Washington requires that all city projects over 5000 square feet must meet LEED standards. The Apollo alliance also give some ideas on how to make green building more attractive to the private sector. Using property taxes, grant programs and other incentives all make green building more enticing. In Arlington, Virginia the government said that if a company builds LEED certified building they will modify some of the zoning regulations and allow height increases. Incentives programs like these could really change the way America builds, because it encourages green buildings.

Week 10/28: Green Building

My interest in green building is what initially drew me to take this course. In my upcoming career path of architecture and interior design, the topic of green building is one that can not be avoided and for good reason. I am a member of the USGBC so many of the facts that i will be discussing in this blog come from them. It has been reported that worldwide buildings account for 17% of fresh water withdrawl, 25% of wood harvest, 33% of the CO2 emissions and 45% of the material and energy use. With these kind of numbers it is no wonder that people are getting more excited and more interested at the prospect of green building. As with all areas of sustainability green building involves many peoples interest not just that of the architect or designer. A successful green building involves the building owners, financial representatives, building tenants, utility manager, architect, planners, property manager, all levels of government, product manufacturers, contractors, engineers, interior designers, landscape architects, code officials, and more.

The LEED (Leadership in Environmental and Energy Design) was a great way of getting people involved and excited about green building. By having a building accreditation system people have a strong incentive for getting a project certified the main reason is for publicity and recognition. The LEED system assesses design in site planning, water management, energy management, material use, indoor and environmental air quality, and innovation in the design process. Obviously this is not all that goes into sustainable design, but it seems to be a very comprehensive and yet approachable system for green buildings. The USGBC reports that if implemented correctly their LEED system will provide a 9% decrease in operating costs, a 8% increase in building value, a 7% improvement in ROI, a 4% increase in occupancy, and a 3% available rent increase. From an building owner and operator's perspective sustainable building has been proven to raise performance tests in schools by 20%, decrease the average length of stay in hospitals by three days, increase the sales per square foot in retail spaces, increase overall productivity in factories, and lead to an average 2-16% productivity increase in offices.

I wanted to find one of my favorite LEED projects to talk about but instead i decided to find if any buildings in Ithaca were LEED and to my surprise the tompkins county SPCA is a LEED certified building.
This project consists of a new 9,900 ft2 (920 m2) animal adoption center for the Tompkins County Society for the Prevention of Cruelty to Animals (SPCA), a minimally renovated 4,000 ft2 (370 m2) building as an animal intake and evaluation area, and a bridge connecting the two spaces. Dogs and cats (the primary center occupants) have separate wings in the building, while the central area houses staff and community rooms, a treatment and surgery suite, and other support spaces, including the laundry and grooming rooms. The project was landscaped exclusively with native trees and grasses, and no permanent irrigation system was installed. Runoff from the parking and roof surfaces is channeled through a series of swales into a filtration trench and detention pond designed to allow stormwater infiltration. Efficient fixtures reduce water use indoors. Energy-saving features include a geothermal heat pump, a narrow building footprint conducive to natural lighting and ventilation, efficient light fixtures, and heat-recovery ventilation. The indoor environment is enhanced through operable windows and 100% fresh air in animal spaces. All paints and finishes used in the project contain low or no emissions of VOCs, engineered wood products contain no added urea-formaldehyde, and carpets meet Green Seal standards. FSC-certified poplar was used for exterior siding and interior ceilings, and recycled-content materials were used when feasible.

Week 10/28 Seattle Green Building Case Study

Seattle Washington, Taking a BiG first step.


I am personally very interested in Green, LEED certified buildings so after reading the Apollo Alliance and saw what Seattle Washington has been doing with their current development I’ve decided to do a mini Case Study on it.


In the past couple of decades, Seattle has been able to involve both community, residential and government buildings in programs promoting Green, Sustainable living. This has evolved into an integrated system of justice, renewable energy and sustainability.


The Seattle Justice Center is a true model of sustainable development. This is a civic center for the community that has been designed to comply with LEED Silver standards. This is a result of Seattle requiring “all city-funded projects over 5000 square feet to meet LEED Silver standards.” This is facilitated by the Green Building Team of Seattle compiled of city employees who “act as resident experts on elements of green building”.


The building has the following features:


  • Glazed Thermal Buffer Wall
  • Garden Roof
  • Water Harvesting


These three elements are all interconnected as they assist in reducing heating costs through various methods. The glazed thermal buffer wall is a double glass plane that has air buffering the inside of it from heat gain or loss. It also allows for natural light penetration. While the glass sides help decrease heat gain on the side of the building, the roof garden prevents heat gain at the top. The roof garden is watered by the water harvesting units which helps decrease water expenses.


The city believed that it would be a good idea to make the community center sustainable so that the entire community is touched by an environmentally friendly atmosphere. This hopefully spreads to the rest of the community and people will begin enacting these sustainable measures in their own homes.


Seattle also has adopted the “Washington State Energy Code” which is considered to be one of the best energy building codes across the country. It is considered better and even stricter than the IECC (international energy conservation code).


Often it is a problem getting the public involved which is why Seattle brought green building technology to the civic center. Recycling bins are everywhere in the building to enforce this environmentally friendly practice.


Seattle Washington has done many impressive green projects over the past several years and I will expect to see much more of them in the face of Sustainability in years to come.

Week of 10.28-Energy-Efficient Building

This week I read the Beatley pages (Chapter 10) and the Apollo Alliance pages (13-27). I found these interesting and informative, with some great ideas. There are also some issues I think need further discussion. Below I'll first list the most exciting ideas from a planner's perspective, and then talk a little about the implications and issues I see coming up.

1) I think it's exciting to know that by putting computer monitors on sleep mode if they're unattended for more than ten minutes can save a city approximately $13,000 a year. (Apollo report, p 14) This is an incredibly simple action that anyone who owns a computer can do. It's something that is easy, and you can even just set the computer to do it, so people won't even have to pay more attention to what they're doing. So here's one simple step we can take, even for ourselves.

2) I like the idea of a Green Building Team like they've developed in Seattle, WA. I think it's great to have an interdepartmental team work on assessing green building in the city. A lot of the time, we are missing an interdisciplinary, holistic approach to many of these issues, and by addressing them in a one sided fashion, we open the possibility for everything to fall apart on the other sides. A holistic approach is a protection against this happening, and also makes the new plans more integrative and exciting.

3) It's amazing to me that in Chicago they dropped the roof surface temperature 70 degrees by creating green roofs. Wow! That is a lot of degrees, and I think green roofs are great because they can be quite simply constructed, they are clearly very useful in terms of energy efficiency, and they can be aesthetically pleasing--something we might consider more in our designs.

-along with that, I like that the city offered $5,000 grants for the construction of the roofs. It shows honest and practical support on the part of the government, and show they aren't wind-bags.

4) Expediting permit review for greener buildings also seems like a good idea. It makes the process easier for those already committed to that type of construction, and at the same time encourages others to consider the idea, if only by poking them a bit.

5) This one is similar to the idea of putting computers on sleep mode. If UB spends an extra $100,000 if the heating or cooling is off by 1 degree, this is also a small step to saving loads of money and energy, and it makes you realize how much difference one degree more or less can make. It makes me feel like I want to be more considerate about heating my own home too.

6) The idea of De-coupling is cool. It's maybe a bit socialist for the US, but maybe it can be presented in a better way. It's great though to disassociate profit from providing basic needs to people. This seems like an important philosophy that can be applied in other areas as well.

(From Beatley now)

7) I like the idea of an ecological demonstration project. People want to see it to believe it. They need a concrete experience of what some of these semi-strange ideas are all about. For lots of people this is so far from their everyday experience; I think in the US this, coupled with respectful marketing, would make a big difference.

8) I like the emphasis on education in the Scandinavian countries. It's different from brainwashing and might get people's minds working, so that we could develop even better and way more relevant ideas for people.

9) The Green House Numbers is a neat idea. It's a little childish, but kind of sweet just the same.

I'm uncomfortable talking about the "powerful roll government can play" in the context of the United States. I think our political process is (fatally?) flawed, and dangerous. I think there is very little actual representation of what the public choice includes, and I don't think it's healthy to think that a few environmentalists lobbying like hell would be an OK thing. It might make some changes, but I am still absolutely convinced that unless there is a consciousness shift, MUCH better education system, a MUCH better (hell, existent) health care system, a lot of attention to equity and justice issues that go unexamined most of our lives, unless we have to face them everyday, etc etc, you get the idea. Well, none of this will ultimately make any difference.

Also I'm not sure about the idea of legislating an zoning, not only because there is serious under-representation in the government, but also because it's not very inventive or revolutionary, and certainly not relevant to the people to simply legislate that they live in an ecological manner.

There is certainly an element of urgency that comes with issues of the environment, but if we are truly thinking in a seven generation, systems type of way, we better consider more than telling people what to do.

Thursday, October 25, 2007

Week of 10/28- 11/2- Assignment

Hi Folks

Sorry about the long delay in getting this to you. Please notify me if this delays your getting assignment in on time. The blog assignment is due "late" Sunday 10/28, Ideally, get it in earlier and feed off each other's ideas an experiences.

GREEN BUILDING AND NEIGHBORHOODS---OR---DEEPEN/INTEGRATE EARLIER THREADS -SYSTEMS, JUSTICE, OR GREENINGPlus Behavior Change /Journal & Individual Presentations (see below)

{{{{{{{{{{{{{{{{{{{{{<><><><><><><><><>}}}}}}}}}}}}}}}}}}}}}

Green Buildings And Neighborhoods
1) READ a) Beatley, Building Ecologically 290-324 (at least 30 pages) AND b) Apollo Alliance report, New Energy for Cities, section on ***High Performance Buildings****, pp 13-27, if you haven't already done so AND/OR
c) Roseland handout, from Toward Sustainable Communities, Chapter 11, Housing and Community Development, pp.154-167, contains excellent resources on affordable housing, health, and eco-justice. Can focus just on housing, if you like.

2) REFLECT & WRITE a short blog entry on your observations on how these readings could apply to changes you could make in Ithaca or your home place (not your individual house) if you were a planner, public official, citizen activist, etc.***OR***Short, written Case Study: Follow up on one strategy or place you got excited about and turn your learning into a one-page blog entry. (Extra credit for linking to course themes of integrated systems, justice, city as nature, citizen empowerment, transit oriented development, etc.)

<><> <> <><><> <> <> <><> **OR** <><> <><><> <> <> <> <> <><><><>

(Or in addition to) instead of focusing on Housing/Neighborhoods:You can: Deepen/Integrate Earlier Threads -Systems, Justice, Or Greening1) READ OR RE-READ your choice of sections of either Hallsmith (Systems), Agyeman on (Justice/Sustainability), OR Edens Lost & Found and/or Roseland handout on Greening (Urban Ecology), (30-40 pages will do)2) REFLECT/WRITE on their applicability to other areas we have covered, new ways you are understanding and valuing this area, or a project or tool from them that you'd like to do a short Case Study of.

:::<>:::::::::<>:::::::::oooooo::::::::::::<><><><>:::::::::::::::oooooo::::::::<>::::::::<>:::

3) Continue with Behavior Change and Journal . Even if I have the physical book at my desk, please write on same size page, & paste in later.
Note: If you're feeling uninspired or underworked in your "social sustainability" efforts, how about organizing a group local foods dinner/celebration (lots of creative participatory planning involved here)? (I've got great seasonal cookbook resources). Or even a joint meal with our IC sister class (11 people). Could be sooner (more fresh local foods, less end-term stress) or later (nice finale, more need for celebration, more time and energy scarcity). Also note our "final exam" will be a closing celebration, during our final exam time on final week, including food & drink I provide and an evaluation process.

<>:<><::::><>:<><:::::><>:<><::::<>:<><::::><>:<><:::::><>:<>

CASE PRESENTATIONS: (max 6-7 min, 3-4 min for Q&A & feedback)Maya, Rachel, Libby (Caitlin, - please contact Ron & I to reschedule, as you were out)

NATURE IN THE CITY (ideally, this would include taking at least an hour to DIRECTLY OBSERVE your focus area for Nature in the City) - Toni, Deane

DISCUSSION FACILITATION - Melanie, Salima (Deane, missed your turn, please check in with me)