Thinking Beyond Buildings: LEED for Neighborhood Development

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Thinking Beyond Buildings: LEED for Neighborhood Development

Imagine: on a Monday, you wake to breakfast in your energy- and water-efficient condominium. The kids head off to their neighborhood school on their bicycles, along the pathway that weaves through the park and adjoining housing clusters. Your spouse leaves for work, walking to the transit station several blocks away, and you walk to your office above the bookstore on Main Street. The walk to work is a pleasant one, along tree-lined streets past homes, shops, and offices in buildings of all shapes and sizes. Crossing the street is no problem at any of the intersection bump-outs that naturally calm the morning traffic on the narrow, sidewalk-lined streets.

When you return from work, you stop at the grocery store only a block or two out of your way. On another night you might meet your family at the new Mexican restaurant, and on Saturday you might catch a concert or a movie. Whatever your day looks like, you are spending it in a project designed to meet the requirements of LEED for Neighborhood Development (LEED-ND).

Imagine: on a Monday, you wake to breakfast in your energy- and water-efficient condominium. The kids head off to their neighborhood school on their bicycles, along the pathway that weaves through the park and adjoining housing clusters. Your spouse leaves for work, walking to the transit station several blocks away, and you walk to your office above the bookstore on Main Street. The walk to work is a pleasant one, along tree-lined streets past homes, shops, and offices in buildings of all shapes and sizes. Crossing the street is no problem at any of the intersection bump-outs that naturally calm the morning traffic on the narrow, sidewalk-lined streets.

When you return from work, you stop at the grocery store only a block or two out of your way. On another night you might meet your family at the new Mexican restaurant, and on Saturday you might catch a concert or a movie. Whatever your day looks like, you are spending it in a project designed to meet the requirements of LEED for Neighborhood Development (LEED-ND).

The U.S. Green Building Council (USGBC) hopes to have a final version of the rating system available for member ballot late in the summer of 2009. Because the system is not yet final, many details are unknown, documentation requirements and certification costs among them. In the meantime, the pilot projects offer insights into how the final rating system might work. LEED-ND is unlike any other LEED system; it requires the joint efforts of architects, developers, and planners for success. It also sets a fairly high bar for entry, with 13 prerequisites that cover the location and layout of a project and require green buildings within the development.

Published February 26, 2009

(2009, February 26). Thinking Beyond Buildings: LEED for Neighborhood Development. Retrieved from https://www.buildinggreen.com/departments/feature

Growing Food Locally: Integrating Agriculture Into the Built Environment

Feature

Growing Food Locally: Integrating Agriculture Into the Built Environment

Eli Zabar’s bakery and market on East 91st Street in Manhattan seems like a classic New York market. On my half-dozen visits over as many years, I’ve reveled in the gorgeously displayed vegetables and fruits, the vast array of cheeses, and the wide assortment of breads and pastries baked next door. But Zabar’s market, the Vinegar Factory (named in reference to a prior use of the property), is anything but typical. The sprawling facility connecting multiple buildings demonstrates an unconventional dimension of agriculture: farming that is intertwined with the urban landscape.

In 1995, Eli Zabar, renegade scion of the famous West Side Zabar family, whose markets have been serving New Yorkers for 75 years, began building greenhouses atop his two- and three-story brick buildings on the Upper East Side. These greenhouses, covering nearly a half-acre in area, are producing greens, tomatoes, berries, andeven figs that are sold—not cheaply!—in his market downstairs.

Zabar is ahead of the curve, a pioneer in a trend that is likely to grow dramatically in the coming years. I’ve long been fascinated by the potential for integrating agriculture into the urban landscape—the sea of flat roofs and empty lots in our larger cities. This article looks at the motivation to turn to urban and suburban areas for food production, then examines how to do this, including some of the ways food wastes are being turned into nutrients to grow vegetables, eggs, meat, and fish in our towns and cities.

The Case for Building-Integrated Food

The spike in energy prices in 2008 forced a lot of people to rethink the 1,500-mile journey that, according to author Bill McKibben, an average bite of food travels in the U.S. from where it is grown to where it is eaten. Shipping a head of lettuce from California’s Salinas Valley to New York takes 36 times as many calories as that lettuce contains. According to Lester Brown of the Earth Policy Institute, we consume two-thirds as much energy to transport food as we use to grow it.

Beyond energy cost, there are additional vulnerabilities in our conventional food-production system. Prolonged drought in California, the start of a new La Niña climate pattern that may exacerbate drought, and inadequate long-term flows in the Colorado River all point to a future with possible water shortages in California’s primary vegetable-producing regions. These vulnerabilities are reviving interest in growing food locally.

The closer to home that vegetables are grown, the healthier they are likely to be. Vitamins in fresh produce break down over time, and some vitamins may never fully form in fruits like tomatoes that are often picked green and artificially ripened in transit. The same goes with taste; vine-ripened tomatoes are far tastier than their machine-harvested brethren from hundreds or thousands of miles away. There may also be health benefits to smaller-scale production. In huge agribusiness operations,

Salmonella outbreaks and other contamination problems become national problems affecting thousands of people. According to McKibben, four companies slaughter 81% of the nation’s beef, and a single Ohio farm produces three billion eggs per year. At a smaller scale, any problems that do come up are much more contained, with smaller impacts on the food supply.

Finally, growing food closer to home can help to build awareness of—and appreciation for—food production. Many children growing up today have no relationship with farming; they have never seen a head of lettuce being grown, picked a tomato from the vine, or watched chickens scratching in the soil. Such awareness will help to build respect for the Earth and environment on which we all depend.

Farming and Gardening Vacant Land in Our Cities

Most American cities have a lot of vacant land. A 2000 study by the Brookings Institution,

Vacant Land in Cities: An Urban Resource, reported that 70 major American cities averaged 15% vacant land area. Geographically, cities in the South had the most vacant land (19.3% average) and the Northeast the least (9.6%). A movement has been growing slowly for several decades to use that land productively.

This land can be used both for nonprofit and for-profit agricultural operations and community gardens. Provided here are a few examples out of the hundreds that can be found around North America.

Commercial farming operations

Back in 1968 in Chicago, Ken Dunn recognized the potential that vacant land offered for localizing food production and achieving social goals, and he launched City Farm. The farm is one project of the Resource Center, a nonprofit organization Dunn founded that runs a host of programs devoted to building community and strengthening local economies (www.resourcecenterchicago.org). Dunn grew up on an Amish-Mennonite farm in Kansas and has worked to bring to Chicago the Amish philosophy of nourishing and protecting soil, plants, animals, and community. City Farm began “mostly as a social justice project,” Dunn told

EBN. Over four decades the organization has farmed a varying area of unused land—currently about two acres (0.8 ha)—using a unique model of farming that protects food from being contaminated by the soils below.

“Almost everything in urban areas is contaminated to some level,” Dunn said. He convinces owners of sizeable urban sites (typically one acre or larger) to “loan” the land to City Farm for several years. A site is graded and compacted, then an impermeable four-inch (100 mm) layer of local clay (typically sourced from construction sites as a waste product) is laid down on top of the existing soil. City Farm then puts down safe, uncontaminated compost on top of the clay, creating growing beds that are 24 inches (600 mm) deep. The farm is established in this compost, 1,000 tons of it per acre (2,200 tonnes/ha).

City Farm has ensured that the compost is safe—free of herbicides often used on lawns, for example—by controlling exactly what gets composted. City Farm collects food waste, including meat and dairy, from 18 restaurants in the city. Until recently, the organization composted this organic matter itself, using a massive 15-yard (12 m3) hopper and grinder. This composting operation was spread over an acre of land City Farm owned with rows of compost 15 feet (5 m) deep. In 2008, due to red tape from the City of Chicago, City Farm had to close down its own composting operation, and it now trucks the food waste it collects 80 miles (130 km) to a commercial composting facility in Indiana. The organization hopes soon to be able to produce its own compost again—and regain full control over the quality.

To support its operation—and pay a living wage to its three full-time employees—City Farm sells heirloom tomatoes, salad greens, and other produce to 20 restaurants for top dollar ($3.50/pound for tomatoes and $20/pound for greens). At the same time, farm stands sell produce at more affordable prices to local residents.

While City Farm is currently farming only two acres (0.8 ha), significant expansion is likely in the next year with several contract gardens for specific restaurants and a hospital. The hospital, which had to delay construction of a new building due to tight credit markets, is negotiating with City Farm to custom-farm the one-acre (0.4 ha) site and provide all of the produce to the hospital (which will be able to serve more nutritious food to its patients). Even with this likely expansion, though, Dunn is frustrated that their penetration remains so low in a city with 20,000 acres (8,000 ha) of vacant land. “We could farm 100 more acres every year if people took us seriously,” he said.

SPIN Farming

Dan Bravin and Martin Barrett own City Garden Farms in Portland, Oregon. It is one of dozens of businesses throughout North America that are implementing the “SPIN Farming” model of farming enterprise (SPIN for Small Plot INtensive). In 2008, they farmed a dozen small plots, ranging in size from 500 ft2 (46 m2) to 3,000 ft2 (280 m2) around the city, with total planted area of about a quarter-acre (0.10 ha). The land is in backyards of Portland residents who offer it freely.

City Garden Farms sells its produce through a CSA (community-supported agriculture) program. (In a CSA, members pay a seasonal fee in exchange for a weekly delivery of produce.) The farm recouped its startup costs in 2008—about $11,000 spent primarily on a rototiller, seeder, co-linear hoe, and wheel hoe. “It’s not a year-round, full-time employment income,” Bravin told

EBN, but with some growth in the farm area and in CSA members from the current 50, the farm should soon provide a living.

The SPIN Farming business model was developed by Wally Satzewich and Gail Vandersteen from Saskatoon, Saskatchewan. In the 1980s, they were farming 20 acres (8 ha) of irrigated farmland 40 miles (60 km) north of Saskatoon, but they lived in the city and kept a couple of small plots there for salad crops. They found that they could grow three crops a year on the intensively managed plots in the city and deliver fresher food to their markets. After six years, they sold their larger property and moved their farming totally into the city.

In the years since, they’ve perfected an intensive, standardized, small-plot farming technique based on standard rows governed by the width of their rototiller. Most such operations are managed organically with extensive use of compost. The approach can be used in both urban and suburban areas, the primary limitation being the availability of sites with full access to sunlight.

Satzewich continues to operate a sub-acre farm that is spread over 25 residential backyard plots in Saskatoon, but he and Vendersteen also produce educational guidebooks about SPIN Farming. They have teamed up with Roxanne Christensen, the co-founder and president of the Institute for Innovations in Local Farming in Philadelphia, to promote SPIN Farming in the U.S. Christensen told

EBN that 2,200 people have purchased the SPIN Farming guides and, based on the members of an active SPIN farmers email support group, she estimates that there are about 300 SPIN farmers, mostly in the U.S. and Canada, though also in the U.K., Ireland, Australia, and the Netherlands.

At City Garden Farms, Bravin has standardized beds that are 2' x 25' (0.6 x 7.6 m), and he estimates that each can earn about $100—or $300 per year if three crops are grown on it. His approach is to harvest an entire bed, then prep and reseed that bed. He describes the SPIN Farming approach as very similar to what has been done in Havana, Cuba, since the collapse of the Soviet Union resulted in the island nation losing access to cheap fossil fuels.

Community gardens

Along with various models of commercial-scale farming in urban areas, community gardens have also been growing in popularity. There are thousands of grassroots community garden initiatives throughout North America. Some involve just a few individuals sharing growing space on land owned by a city. Others are more extensive, with multiple garden plots on land owned by a nonprofit community gardening organization; some are on private land.

Nuestras Raices in Holyoke, Massachusetts, is a network of community gardens and farm enterprises in this economically depressed western Massachusetts city of 44,000, 40% of whom are Puerto Rican and with unemployment rates as high as 31% in parts of the city. Nuestras Raices (Spanish for “our roots”) was founded in 1992 as an outgrowth of the La Finquita community gardens in the city (www.nuestras-raices.org). La Finquita today includes 31 family garden plots, including one for the Broderick House, a homeless shelter, while the umbrella organization, Nuestras Raices, has blossomed into a diversified economic- and community-development organization that includes eight different community garden networks, two youth gardens, a women’s leadership group, an environmental justice initiative focused on toxic pollution in the city, a green jobs program, and the four-acre (1.6 ha) Tierra de Oportunidades Farm along the Connecticut River, which was purchased with support from the Trust for Public Land.

In Detroit, another area suffering from extremely high unemployment rates, the nonprofit group Urban Farming has emerged as an important resource in the struggle to address poverty and hunger. The organization, launched in 2005, manages or oversees more than 50 community gardens in Detroit, and it has expanded nationwide with hundreds of gardens in New York, Newark, Minneapolis, St. Louis, Los Angeles, and other cities—more than 400 sites total (www.urbanfarming.org). Urban Farming partners locally with corporations as well as youth groups, senior centers, churches, schools, and other community-based organizations with the mission to “eradicate hunger while increasing diversity, motivating youth and seniors, and optimizing the production of unused land for food and alternative energy.” Harvested food is mostly distributed through local food banks, though neighbors are welcome to pick food for free, according to founder Taja Seville.

Permaculture landscaping

Conventional practice in commercial development of all types is to install generic shrubs and shade trees in a sterile landscape of mounded mulch and turf. One can walk out of almost any office building, school, hotel, or restaurant coast-to-coast, and see the same landscape. Why not devote some of that landscaping cost and effort to trees and shrubs that bear fruit? This is one of the ideas of permaculture, a landscaping practice (the word derived from “permanent” and “agriculture”) pioneered by Bill Mollison of Australia.

While there are plenty of examples of homeowners replacing their lawns with edible landscapes (and a number of excellent books on this topic),

EBN was—remarkably—unable to find any examples of commercial buildings whose owners implemented an edible landscaping strategy. Why can’t employees at a Florida office complex go outside for a mid-afternoon stroll and pick a ripe orange from a well-managed landscape of dwarf citrus trees? Why can’t schoolchildren and teachers in Yakima, Washington, pick cherries, raspberries, and apples during recess? Wouldn’t this be the “low-hanging fruit” of a transition to more localized food production?

Farming Our Rooftops

For an article in 1998 on low-slope roofing (see

EBN

Vol. 7, No. 10), we calculated that the nation’s 4.8 million commercial buildings had about 1,400 square miles (360,000 ha) of roof, most of which is nearly flat—this is an area larger than the state of Rhode Island. While lots of these roofs are shaded by neighboring buildings, are structurally inadequate to support rooftop activity, or are otherwise inappropriate for use, there are lots of buildings where rooftop gardens or greenhouses could very effectively be used for food production.

Green roofs and container farming

Most green roofs today are created to manage stormwater flows, to reduce the urban heat island effect, to save energy, or to create attractive green spaces. Green roofs can also provide “farmland.”

Portland, Oregon, has been a leader in advancing green roofs (eco-roofs, as they are called locally), so it’s no surprise that some examples of food-producing green roofs can be found there. One of them is the Burnside Rocket building, a new mixed-use green building in the Lower Burnside neighborhood of the city. On the roof, Marc Boucher-Colbert manages about 1,000 ft2 (100 m2) of garden space. Included in this growing space are two small sections of intensive green roof (

intensive green roofs have deeper soil than the more common,

extensive green roofs—which are typically planted with sedums), six 3' x 9' (0.9 x 2.7 m) raised beds, and 39 circular plastic planters made from “kiddie” pools, each about four feet (1.2 m) in diameter. For two years, Boucher-Colbert has been growing a variety of produce for the Rocket Restaurant located on the first floor of the building. (Unfortunately, the restaurant closed in late 2008.)

Boucher-Colbert uses a variety of soil amendments for his organically managed gardens, including kelp meal, glacial rock dust, bone meal, blood, worm casings, and commercially available organic fertilizer. His soil depths vary from about 3" (80 mm) for the round planter beds to 18" (460 mm) in the raised beds. When necessary, he waters beds with a solution including a fish-emulsion and kelp organic fertilizer. His goal is year-round food production, offering chefs a variety of healthy, fresh, seasonally appropriate produce. Along with a variety of herbs, Boucher-Colbert has produced lettuce, arugula, tomatoes, peppers, eggplant, summer squash, cucumbers, and various specialty vegetables, such as golden-podded peas.

Using green roofs for food production is not without challenges. Along with the structural loading issues (Boucher-Colbert cautions that one should not follow his example without a thorough inspection by a structural engineer), easy access to the roof is critical. In a multifamily residential or commercial building, occupants may not want urban farmers traipsing with wheelbarrows of fertilizer and muddy tools through a public lobby.

Rooftop greenhouses with soil

Eli Zabar’s greenhouse operation in the Upper East Side of Manhattan illustrates the potential for integrating commercial-scale food production onto rooftops. Significantly more food can be produced over a much longer growing season in rooftop greenhouse operations than with open-air green roofs and container gardens. Zabar’s idea for the greenhouses emerged around 1995 from two of his interests. He wanted to stretch the season during which he could sell fresh, local tomatoes, and he wanted to use the waste heat from a bakery he operates. “When I put the two ideas together, the light bulb went off,” Zabar told

EBN. He currently manages four greenhouses, the largest 40' x 100' (12 x 30 m), with a full-time greenhouse staff of two.

Since he built the first of his rooftop greenhouses, Zabar has always grown in soil. While he has visited lots of successful hydroponic greenhouse operations, he believes that produce grown in soil tastes better. “I’m not interested in hydroponics,” he said. With soil-based growing, he’s also able to make use of compost that he produces on the roof using discards from his market. He has an eight-foot (2.4 m) diameter drum with an auger that is turned regularly to mix the compost. His recipe for compost includes sawdust and bread from his bakery (which supplies about 1,000 restaurants in the city). Zabar would like to compost more of his organic waste but can’t. “We could do a ton more, but there’s a space limitation,” he said.

Ducts from his bakery ovens heat the rooftop greenhouses, providing all of the needed heat for his lettuces and herbs. For tomatoes, he has to supplement that heat to maintain an optimal temperature of 75°F (24°C).

Rooftop hydroponic greenhouses

While Eli Zabar is a strong proponent of soil-based growing, much of the recent interest in rooftop greenhouses has focused on hydroponics, which involves growing plants in nutrient-rich water. This method offers a number of distinct advantages in rooftop applications.

Benjamin Linsley of BrightFarm Systems in New York City (www.brightfarmsystems.com) consults on rooftop greenhouses and claims that hydroponic management is 10–20 times more productive than field agriculture, with far lower water use and higher reliability. After developing the “Science Barge,” a demonstration project with a floating farming component that operated along the Manhattan waterfront in the summers of 2007 and 2008, he shifted his attention to rooftop hydroponic greenhouses. BrightFarm Systems has several hydroponic rooftop greenhouse projects in the queue for construction during the first half of 2009, he told

EBN, and another 15 projects that stand a good chance of moving forward before the end of 2010.

There are three basic hydroponic techniques. With

raft hydroponics, plants are grown on a floating raft with roots extending into nutrient media. This approach adds considerable weight, depending on the depth of the hydroponic tanks, so it is most commonly used in ground-mounted greenhouses, not rooftop applications.

Nutrient film technique (NFT) hydroponics is used for leafy plants, such as lettuce, spinach, and basil; the nutrient solution is circulated through hollow plastic channels that support the plants, and the plant roots hug the surface of the channel to absorb the water and nutrients. This is a recirculation technique; nutrients are added to the solution in the reservoir. Of relevance to rooftop applications is the lighter weight of NFT compared with other hydroponic approaches or soil. The primary weight is the reservoir, which can be located on a portion of the roof that has adequate structural reinforcement—so the entire roof structure may not need to be strengthened.

Dutch bucket hydroponics involves buckets or bags filled with an inert media—such as perlite, vermiculite, or mineral wool—through which the nutrient solution is circulated; this system is used primarily for tomatoes, peppers, root vegetables, and other plants with more substantial stems. In this type of facility, there is greater weight spread throughout the greenhouse, both from the buckets and the plants themselves, which can be quite heavy when fully grown.

Hydroponic farming necessitates precise management—including careful measurement of nutrient concentrations and adjustment of flow rates. Due to its chemical nature, hydroponics has traditionally been harder to manage organically than soil-based agriculture; hydroponic growers need to know precisely how much of various nutrients are being added to the growing solution, and that’s easier to do with synthetic fertilizers. Michael Christian, president of American Hydroponics in Arcata, California (www.amhydro.com), one of the leading suppliers of hydroponic equipment, told

EBN that the hydroponic farming movement has so far been less focused on organic methods. That is beginning to change, though, particularly in Europe.

Aquaponics

Aquaponics is a relatively new approach to food production, combining both recirculation hydroponics and aquaculture (fish production). Some of the earliest research into aquaponics began in the 1970s at the University of the Virgin Islands, where James Rakocy, Ph.D., developed a commercially viable aquaponic system using raft hydroponics. The beauty of aquaponics is that it offers a balanced nutrient cycle that does not require the addition of fertilizers. It also solves one of the significant problems associated with aquaculture: what to do with fish waste.

In an aquaponic system, wastes produced by fish become beneficial fertilizer for hydroponically grown plants. According to Nelson and Pade, Inc., the leading North American firm involved with aquaponics (and publisher of

Aquaponics Journal), ammonia-rich fish wastes are broken down by bacteria into nitrate—the form of nitrogen that plants use. This nutrient solution is used in a recirculating hydroponic system—most commonly raft hydroponics but occasionally NFT or Dutch bucket hydroponics. Due to the weight of fish tanks, aquaculture is rarely a rooftop enterprise, though it would be possible to locate the fish tanks at ground level with NFT hydroponics on the roof.

“Aquaponics has just incredible potential,” Rebecca Nelson, of Nelson and Pade, told

EBN, especially if space is tight. “Even an eighth of an acre [500 m2] could be viable for a commercial operation,” she said, making aquaponics a good option in urban areas as long as there is adequate sunlight for the hydroponics.

Nelson and Pade sells packaged systems for aquaponic farming and provides estimates of annual yield. A small commercial system, occupying a total greenhouse footprint of about 16' x 20' (5 x 6 m) and selling for about $4,000, including all tanks and raft hydroponic trays, is estimated to produce over 180 pounds (82 kg) of fish and 1,500 heads of lettuce (without supplemental lighting) per year.

To date, there aren’t many commercial-scale aquaponic systems operating in North America. One of the most established is AquaRanch Industries in Flanagan, Illinois, where Myles Harston has been working with aquaculture since 1985 and aquaponics since 1992. In twelve 1,200-gallon (4,500 l) fish tanks and eight hydroponic trays measuring 4' x 150' (1.2 x 46 m) in a 12,500 ft2 (1,200 m2) greenhouse, AquaRanch grows tilapia (a freshwater fish favored by aquaculturalists because it does well in low-oxygen, cloudy water) and a wide variety of vegetables including lettuce, kale, chard, herbs, tomatoes, and hot peppers. All of the company’s vegetable produce is certified organic, and Harston is hoping to become certified for organic fish production as soon as that standard, currently under development, is finalized by the U.S. Department of Agriculture. Demand is strong for AquaRanch’s tilapia filets and organic produce, which the company sells through its website. “We are having trouble meeting the demand,” Harston told EBN.

Growing food inside buildings

What about growing food

inside buildings? It’s an idea that has been gaining some attention. BrightFarm Systems is advancing an idea it refers to as the Vertically Integrated Greenhouse. Linsley explained that this technique was originally developed to be incorporated between the layers of glass in a double-skin façade of a commercial building, a system that is more common in Europe than North America. Plants would be grown in little pockets on a vertical frame and managed hydroponically; the inner glazing would separate the greenhouse area from the occupied space.

BrightFarm Systems suggests that the same idea could be implemented on the

inside of the glazing, and the company has built a prototype. Some experts

EBN spoke with expressed their doubts about the wisdom of that approach, though. Vern Grubinger, Ph.D., an Extension professor and sustainable farming specialist with the University of Vermont, argues that living or working with a relatively small number of house plants is fine, “but when it comes to growing food crops in the home or office, the mismatch between what makes humans and plants comfortable can be problematic.” For optimal production, Grubinger says that crops generally require higher humidity, stronger light levels, and hotter temperatures than one finds in occupied buildings. In addition, managing the fertility and pest issues with crops often means applications of materials that people should limit their exposure to. “In short,” he says, “good fences make good neighbors, and in this case the fence is a wall.” Linsley acknowledges potential conflicts and suggests that xeric (dry-loving) herbs may be most appropriate inside buildings. (For more on plants in buildings, see

EBN

Vol. 17, No. 10.)

Chickens and livestock in the city

Believe it or not, chicken farming is gaining steam in lots of cities nationwide. Programs in New York City and Portland, Oregon, encourage homeowners to raise hens for egg production (roosters are usually illegal due to noise concerns). Just Food, the nonprofit organization in New York City that has operated The City Farms community gardening program since 1997, launched its City Chickens program in 2006 and publishes

The City Chicken Guide. Raising hens complements community gardening programs because of the fertilizer chickens produce.

Laws relating to keeping chickens vary widely. In some cities, such as Boston and Toronto, chickens are banned outright. Other cities, such as Seattle and Baltimore, limit numbers and prohibit roosters. Often there are setback requirements from neighbors, and Minneapolis requires that applicants get approval from 80% of neighbors within 100 feet (30 m). Chicken laws for several hundred cities can be found at www.thecitychicken.com.

As with chickens, there is growing interest in raising bees in some cities. While Boston prohibits chickens, it is one of a number of cities that encourage beekeeping to aid in pollination (others include Chicago, Seattle, Dallas, and San Francisco). Though New York City currently bans beekeeping—classifying bees as “wild and ferocious animals” (along with lions and alligators)—there is an active effort in the city to overturn that designation. Awareness of the value of bees has increased as a result of Colony Collapse Disorder, which has devastated commercial beehives throughout the country.

Raising livestock and poultry for meat is less common in cities, though some large cities permit livestock. Growing Power, an urban farm in Milwaukee, raises ducks and goats for slaughter, the latter serving many of the city’s ethnic communities. Growing Power also uses goat milk to make artisan cheeses.

Vertical farms

Some suggest that the ultimate in urban farming will be high-rise farm buildings that might produce everything from algae-based biodiesel to salad greens, eggs, beef, and milk. Magazines such as

Time, Popular Science, and

Scientific American have been rife with articles on this futuristic model of farming. Some articles have even suggested that our meats will be produced in industrial laboratories through cloning of cell tissue—animals won’t even be required.

Dickson Despommier, Ph.D., a professor of Environmental Health Science at Columbia University, has been a leading proponent of this concept through his Vertical Farm Project (www.verticalfarm.com). As an exercise in evaluating possibilities, this is a fascinating discussion, but as a practical reality, it is difficult to imagine that the infrastructure costs of multi-story, vertical farm structures could be even remotely economical. The model also promotes the kind of factory process that many food experts say we should move away from. We’ll leave this discussion, for the time being, to science fiction.

Final Thoughts

Integrating food production into the built environment—from community gardens on empty lots to rooftop hydroponic greenhouses and aquaponics—offers an opportunity to reduce the energy intensity of our food system. This urban and suburban agriculture seems like a new idea, but the basic idea isn’t new at all. A few short generations ago, prior to the industrialization and regionalization of agriculture, local food production was a way of life in America and elsewhere. And in the 1940s, during World War II, Americans were convinced to plant “Victory Gardens,” and they did so by the millions. In 1943, 20 million Victory Gardens produced 40% of America's fresh vegetables, according to the U.S. Department of Agriculture.

Local food production also affords what could prove to be a critically important level of self-sufficiency in an uncertain world. Just as the issue of passive survivability (see

EBN

Vol. 17, No. 4) addressed why and how to create buildings that will maintain livable conditions in the event of extended loss of power or heating fuel or shortages of water, producing more of our food locally offers a level of security we don’t have today. Hopefully, this won’t become necessary, but the chance that it might should be a strong incentive to move in this direction.

For more information:

City Farmer

www.cityfarmer.info

Just Food

www.justfood.org

Nelson and Pade, Inc.

www.aquaponics.com

Sky Vegetables, LLC

www.skyvegetables.com

 

Published January 29, 2009

Finding the Green Lining: Surviving and Thriving in an Economic Downturn

Energy Dashboards: Using Real-Time Feedback to Influence Behavior

Integrated Project Delivery: A Platform for Efficient Construction

Feature

Integrated Project Delivery: A Platform for Efficient Construction

Integrated project delivery--IPD--aligns the interests of the owner, designers, and contractors with the overall success of the project, and reduces risk for everyone involved.

Published October 29, 2008

Bringing Nature Indoors: The Myths and Realities of Plants in Buildings

Feature

Bringing Nature Indoors: The Myths and Realities of Plants in Buildings

Some proponents of indoor plants promise that they will clean the air and promote occupant health and productivity. But will they? Scientific backing for these claims is still being developed, but some of the results are promising.

Published September 25, 2008

Water Policies: Encouraging Conservation

Feature

Water Policies: Encouraging Conservation

In a state facing widespread water woes, Cambria, California, is unique. The coastal town of 6,200 people, located halfway between San Francisco and Los Angeles, gets all of its water from the groundwater basins of two relatively small creeks that are recharged annually by rainfall. Even with water conservation measures, there simply isn’t enough water to provide adequately for fire protection and other town needs.

Responding to this acute water shortage, in 2001 Cambria instituted a moratorium on water permits, blocking almost all new construction. For the few homes that are built each year, with water service that is grandfathered in or transferred from a house being razed, the developers have to offset the projected water use from those houses by as much as ten-to-one. Based on the lot size and the number of bedrooms of the planned house, a certain number of points must be earned by retrofitting existing buildings in Cambria with water conservation measures. These measures range from replacing toilets, faucets, and clothes washers to adding cisterns for rainwater catchment. Developers may choose to carry out these offsets themselves or pay a hefty fee to the town. Cambria has more severe problems than the rest of the state, but the situation is bad enough that Governor Arnold Schwarzenegger announced a statewide drought emergency in June 2008.

Droughts and water shortages are not unique to California. According to scientists, climate change will likely increase precipitation in some places while reducing it in others, particularly the West, where populations are growing fastest. Las Vegas receives just four inches (100 mm) of rain in a typical year, while the population has doubled just since 1990—with irrigated Kentucky bluegrass lawns sprawling farther and farther into the desert each year. In some areas, the annual rainfall may not drop with climate change, but storm events may become more intense, with a single storm dumping a half-year’s worth of rain, followed by prolonged drought. The combination of changing precipitation patterns and population growth could turn short-term droughts into a long-term water resource crisis.

The Southeast has been facing its share of water shortages, and the reserve capacity of water in the East is generally a lot lower than in the West because the reservoirs are shallower. In the fall of 2007, Atlanta came within a month or so of running out of water—with no real contingency plans in place. The governor of Georgia led residents in prayer for rain. The Southeast, like the West, has to face up to the reality of continuing water shortages.

We can address both short-term and long-term water shortages only by implementing wise policies. The challenges will be huge, but leading municipalities and water authorities coast to coast are using a panoply of incentives, regulations, and other policies to ensure a more sustainable supply of water.

Some experts say that water may be an even more challenging problem than energy in the coming decades, and in

EBN we’ve tackled the issue with a three-part look at water use. In “Water: Doing More With Less” (EBN

Vol. 17, No. 2), we examined demand-side solutions—water conservation. In “Alternative Water Sources: Supply-Side Solutions for Green Buildings” (EBN

Vol. 17, No. 5), we explored unconventional water sources that can be harvested in and around buildings or recovered from wastewater. This article describes policies and programs for changing our water consumption habits.

Product Standards

Arguably, the best way to reduce water consumption is to mandate that only water-efficient fixtures can be sold. The Energy Policy Act (EPAct) of 1992 generated dramatic water savings after taking effect in January 1994 by establishing maximum water use for toilets, urinals, showerheads, and faucets. Manufacturers complained that there wasn’t enough time to modify products to function well with less water, and customers complained about misting showerheads and toilets that needed double-flushing to do the job, but those problems were eventually solved, and today’s plumbing products generally perform well.

In 2007, California adopted legislation that will lower the allowable flush volume for toilets and urinals to the high-efficiency toilet (HET) and high-efficiency urinal (HEU) standards that many water utilities have been promoting (see

EBN

Vol. 16, No. 1). These new standards—which reduce the flush-volume limit from the EPAct-mandated 1.6 gallons (6.1 l) to 1.28 gallons (4.8 l) for toilets and from 1.0 gallons (3.8 l) to 0.5 gallons (1.9 l) for urinals—will be phased in starting in 2010, with full implementation by 2014. The Plumbing Manufacturers Institute (PMI), the leading plumbing industry organization in the U.S., supported this measure in California and is advancing the idea of a parallel federal standard.

Federal regulations are steadily reducing the water consumption of other products. The federal Energy Policy Act of 2005 established a limit of 1.6 gallons per minute (gpm; 6 lpm) for pre-rinse spray valves, which are used to remove food scraps from dishes in commercial kitchens. EPAct 2005 also established, for the first time, a maximum

water factor (gallons per wash cycle per cubic foot of capacity) for commercial dishwashers (setting that maximum at 9.5). No federal regulations limit the water use of residential dishwashers or clothes washers; the primary way to meet the energy requirements, however, is to reduce hot water use, so the energy standards effectively address water as well.

There are opportunities to mandate limits on water use for other products, including irrigation equipment, where advanced, reduced-evaporation spray nozzles could be required. There is also a need to

enforce the existing standards more effectively. According to Thomas Pape, an Illinois-based advisor to the nonprofit Alliance for Water Efficiency, many showerheads on the market have been independently tested and shown to exceed the federal 2.5-gpm (9.5-lpm) limit. Pape told

EBN that the U.S. Department of Energy (DOE), which oversees EPAct compliance, “has done nothing to enforce EPAct, despite water-conservation advocates providing DOE with test reports to prove the law is being violated.”

Plumbing Codes

While certain laws, principally EPAct, regulate what can be

sold, building codes and plumbing codes regulate how products must be

installed. Herein lies an opportunity to fix a loophole that has allowed a major trend in water waste with showers. While the federal limit for showerheads is 2.5 gpm (9.5 lpm), some custom bath builders and a number of manufacturers get around that limit by installing multiple showerheads in a single shower stall or selling towers that incorporate multiple showerheads and body-spray nozzles. Kohler’s WaterHaven custom shower tower, for example, can deliver more than 10 gpm (38 lpm).

“The solution is in the code,” says Pape, who has been lobbying for a modification to the Uniform Plumbing Code (UPC). He has proposed a twofold strategy: first, limit the flow of shower stalls to 2.5 gpm (9.5 lpm) per 2,500 square inches (17.4 ft2, or 1.6 m2) of stall area; and, second, for larger shower stalls require a separate control valve for every showerhead, with those valves separated by at least three feet (1 m). Pape is hoping to get this change incorporated into the 2009 revision to the UPC, published by the International Association of Plumbing and Mechanical Officials (IAPMO), but he told EBN that he faces an uphill battle. The measure was initially recommended for approval by the UPC Technical Committee in May 2008, but a month later the Plumbing Manufacturers Institute successfully lobbied a few committee members to change their votes, nullifying the original recommendation. The Alliance for Water Efficiency plans to reintroduce the proposed amendment to the IAPMO General Assembly in October.

In the meantime, however, a number of municipalities have enacted local code modifications based on Pape’s proposal that will take effect in 2009. “When the model codes do not address the needs of jurisdictions,” Pape told

EBN, “the jurisdictions are compelled to write their own codes, and the plumbing industry is not likely to be pleased with the results.” California recently adopted voluntary green building standards that (though not based on Pape’s proposal) prohibit multiple showerheads in a single stall (see

EBN

Vol. 17, No. 9).

Codes can also affect water conservation in other ways. They can allow (or prohibit) waterless urinals. They address water-supply piping; currently codes establish only

minimum, not maximum, diameters, and larger-diameter pipes increase waste as users wait for hot water. They also have a major impact on the ability to use graywater (usually defined as wastewater from showers, bathtubs, bathroom faucets, and clothes washers). Most graywater codes require expensive and burdensome subsurface delivery of collected graywater, notes Pape, while other options, such as allowing delivery through shallow trenches covered with mulch, would be both less expensive and more effective.

Labeling Programs

The U.S. Environmental Protection Agency (EPA) launched its Water-Sense program in 2006 to do for water what Energy Star has done for energy (see

EBN

Vol. 15, No. 7). To date, toilets, lavatory faucets, irrigation controls, landscape irrigation services, and entire new homes can carry WaterSense labels, and additional product categories, including showerheads and urinals, will be added in the future.

The U.S. Green Building Council's LEED Rating System includes provisions for water savings, and the LEED 2009 revisions will raise its bar for water savings. The current draft of LEED 2009 includes a prerequisite of reducing projected water use by 20% compared with that of a building with standard plumbing fixtures, plus two points for achieving 30% savings and another two points for achieving 40% savings. The proposed LEED 2009 also awards two points for a 50% reduction in irrigation and another two points for eliminating potable water use for irrigation. Overall, 10 out of the 100 points (10%) in the proposed LEED 2009 relate to water, while only 5 out of a possible 69 points (7%) relate to water in LEED version 2.2; a project may earn additional points for addressing regional priorities, such as water conservation, and others for innovation.

Financial Incentives

The pocketbook has a powerful influence on decisions—including those related to water use.

Tiered or volumetric pricing

One of the most effective strategies for encouraging water conservation is to implement tiered or volumetric pricing structures—charging a low rate for the first several thousand gallons of monthly water use, then significantly increasing the price for higher-usage increments. Many cities and water utilities have adopted such programs. Residential water rates for Austin, Texas, for example, vary more than eightfold between the lowest and highest rates. Austin’s wastewater fees are also tiered, jumping more than twofold between the lower and higher rates.

While progressive municipalities are implementing this sort of tiered pricing structure, many still use pricing policies with the opposite effect—charging more for lower water use and less for greater use. Eliminating this type of pricing is a high priority.

Some municipalities establish a

water budget for each home or business and use that as the base rate to establish different usage categories. The approach is a form of tiered pricing, described above, but the tiers are based on usage levels that can vary from customer to customer. The water budget is set based on such factors as number of bedrooms, irrigable area, and historical water use. A downside of such an approach is that it essentially penalizes customers who have already been practicing water-efficient lifestyles and rewards those who have been more wasteful.

Boulder, Colorado, has five tiers of water use—referred to as Blocks 1 through 5—that are all based on the water budget or base rate (see table). As in Austin, the tiered pricing in Boulder is incremental. By offering a block below the base rate, the city offers a discounted rate to customers who use very little water.

Customers are more responsive if water consumption is reported and billed in gallons rather than cubic feet, as most people relate better to gallons than they do to cubic feet. We are also more likely to save water if we are billed monthly, as opposed to quarterly or annually, so we can see and respond more immediately to variations in water use.

Cash for grass

Some jurisdictions encourage customers to save water by giving away replacement fixtures, or providing rebates on replacement fixtures that reduce water use. The Southern Nevada Water Authority (SNWA), which serves Las Vegas and the surrounding region, has probably gone the furthest with direct payments. SNWA’s Water Smart Landscapes program pays customers to replace turf with xeriscaping. The current payment is $1.50 per ft2 ($16.15/m2), with no cap on the area—meaning that some homeowners can earn tens of thousands of dollars through such conversions.

According to Doug Bennett, who manages the water conservation programs at SNWA, each square foot of lawn conversion saves 56 gallons per year (2,300 l/m2/year). Since the program began in 1999, SNWA has spent over $110 million on more than 30,000 conversion projects, paying for the removal of nearly four square miles (1,000 ha) of irrigated turf. The water authority can afford to spend so much money on water conservation because the cost of ensuring supply to support the growth that the Las Vegas region is experiencing is even greater.

Product giveaways

Some municipalities save water by giving away water-efficient toilets, showerheads, and other products. San Antonio, Texas, currently provides up to two free high-efficiency toilets (HETs) per household as long as the house was built prior to 1992 and the toilet or toilets being replaced use more than 1.6 gpf (6 lpf).

Rebates

More common than giveaways are

rebates or

coupons for the purchase of water-conserving products. In many areas facing water shortages, municipalities and water utilities offer generous programs to provide a range of products. In the mid-1990s, New York City provided cash rebates for 1.3 million toilets, reducing water consumption in the city by 80–90 million gallons (300–340 million l) per day, or about 20%.

The Metropolitan Water District of Southern California, a consortium of 26 cities and water districts that provide water to 18 million people, currently offers residential rebates on HETs, clothes washers with a water factor of 5.0 or lower, timers and water-efficient nozzles for irrigation systems, and artificial turf. For commercial customers, 15 different products qualify for rebates, according to Bill McDonnell, a senior resource specialist with the agency; these products include various plumbing fixtures, cooling-tower conductivity controllers, pre-rinse spray valves and other commercial kitchen products, recirculating x-ray film processing systems, artificial turf, and irrigation equipment.

The Southern Nevada Water Authority provides rebates on pool covers (because they reduce evaporation), and San Antonio offers rebates on on-demand hot-water circulators (see

EBN

Vol. 12, No. 5) and air-cooled ice makers.

Regulations and Permits

Regulations, ordinances, and permitting policies can significantly reduce water use.

Restrictions on development

A law passed in California in 2001 requires water utilities to evaluate any proposed project for water demand. A second law requires developers of large subdivisions (over 500 residences) to demonstrate that there is a 20-year supply of water before water authorities grant approvals. To demonstrate sustainable supply, developers must look at historical water availability in dry years as well as projected demand for their projects. According to Dave Todd, land and water use program manager for the state of California, the measure has slowed development in some cases. “I think that development has gone forward, but there have been a number of cases where projects were halted for a period of time pending the water supply assessment,” he said.

In Columbia, South Carolina, water authorities have limited new water service connections due to the tight water supply. Mayor Bob Coble announced in June 2008 that new water taps would be capped at 1,700 during the subsequent 12-month period.

More commonly, utilities or local governments assess impact fees on new developments based on the cost of providing the new buildings with services, including water and sewer connections. Such fees are usually calculated based on the cost of infrastructure, not the cost of supplying or treating water. According to Tim Fisher, assistant director of water utilities in Denton, Texas, “There’s a more or less complete disconnect between impact fees and water conservation.”

Douglas Frost, principal planner with the Phoenix Water Services Department, notes that while infrastructure costs are more or less fixed, the cost of water can balloon when easily accessible sources are exhausted. To address this problem, developments in the Phoenix area incur water resource acquisition fees on top of impact fees; these acquisition fees run from $1,200 to $1,300 per unit, but Frost believes they could rise as high as $5,000 per unit. However, developers can receive credits against the fees for incorporating conservation measures.

Product bans

Amy Vickers, president of Amy Vickers & Associates, a Massachusetts-based consulting firm specializing in water conservation, suggests that we will not only have to alter our landscaping practices to use more climate-appropriate native plants but also ban certain outdoor water features, such as fountains. “It’s something we’re going to have to start regulating,” she told

EBN. Some argue that conventional, water-intensive lawns should be banned in areas receiving less than 10–15 inches (250–380 mm) of rain per year, or that irrigating those lawns with potable water should be prohibited.

Pape puts our water use for landscaping into a broader perspective. “Water professionals from all over the world are aghast to learn we still waste our treated drinking water to irrigate our landscapes,” he told

EBN.

Some experts also argue for bans on certain commercial kitchen appliances and industrial equipment, such as once-through steamers that use cold running water to cool the condensate, water-cooled ice-makers, and water-cooled vacuum pumps.

Water-demand offsets

One of the more creative strategies to reduce water use is to require

water-demand offsets with new development. As a condition of permitting a new house or subdivision, the permitting agency may require that the developer offset the project’s expected water use (or more) as a condition of the permit. About a dozen communities, mostly in California, currently require demand offsets as a condition of permitting. Some of these offsets target agricultural water savings—often the lowest-hanging fruit; others focus on savings in and around urban and suburban buildings.

One of those communities is the East Bay Municipal Utility District (East Bay MUD) in Oakland, California, and the surrounding area. East Bay MUD has required either a one-to-one or a two-to-one offset from the largest residential developments during the last several years; these are negotiated on a project-by-project basis. To permit the recent 1,400-unit Alamo Creek subdivision in Danville, the developer Shapell Homes not only had to implement onsite water conservation measures but also had to pay $6,000 per unit to offset twice the expected water demand, according to Richard Harris, the manager of water conservation programs at East Bay MUD. The funds will be used to pay for urban retrofit projects—such as plumbing fixture replacements, submetering, installation of graywater systems, and creating water budgets—in the East Bay MUD territory. As noted earlier, Cambria, California, has an even more aggressive demand-offset program.

While demand-offset programs are rare, and most are in California, they are not limited to the Golden State. Weymouth, Massachusetts, for example, requires any new water-use applicants to offset water use in existing buildings at a two-to-one ratio.

Retrofit-on-resale ordinances

Another important—yet controversial—tool for conserving water is the

retrofit-on-resale ordinance. Under this provision, which has been strongly opposed by real-estate organizations wherever it has been proposed, either the seller or the buyer of a building is required to replace inefficient plumbing fixtures—usually toilets, urinals, showerheads, and faucets—with efficient models at the time of resale. Such ordinances have been in place in a handful of California communities as far back as 1992, when San Luis Obispo implemented its program. At least seven other California cities and water districts—including San Diego, Los Angeles, and San Francisco—have retrofit-on-resale ordinances. Most of them require only that replacement fixtures comply with current federal water-efficiency standards, though the North Marin Water District requires that retrofit showerheads and lavatory faucets exceed the federal standards—mandating 2.0 and 1.5 gpm (7.6 and 5.7 l), respectively.

In February 2008, DeKalb County, Georgia, which includes a portion of Atlanta, became one of the first places outside California to adopt such a program—in this case a

retrofit-on-reconnect ordinance. The law applies only to unincorporated parts of the county. The ordinance applies to houses and commercial buildings built before 1993. Bowing to pressure from the real-estate community, DeKalb placed the responsibility for replacing fixtures on purchasers, not sellers. Certain exemptions apply, including buildings that will be demolished and historic buildings.

Emergency ordinances

Special ordinances and regulations that restrict certain water uses during drought emergencies are becoming more common as populations grow and droughts increase in frequency and severity. The most common restrictions apply to watering lawns, washing cars, power washing driveways, and filling pools and outdoor water features, such as fountains. Other measures have included prohibiting restaurants from serving drinking water and hotels from replacing towels and linens unless requested. In Cambria, California, as well as most of the above restrictions, leaks in plumbing must be repaired within eight hours of their discovery.

Metering and Submetering

Requiring metering for water use—and submetering for multifamily and institutional buildings—is another important regulatory approach to reduce water use. As with energy, it’s hard to conserve what we aren’t measuring. The Alliance for Water Efficiency recommends metering all new connections, retrofitting meters onto existing unmetered connections, and submetering all new multifamily and institutional buildings. Separate meters for irrigation use are also recommended, at least for commercial buildings. Not only do meters provide direct feedback to customers about their water use, but they can identify unusual spikes in water use, which are often due to leaks.

In the early 1980s, New York City was one of the few large municipalities that did not meter the water use of most residential buildings. Water fees were levied based on the street frontage of buildings, so there was no incentive to conserve. Metering began in earnest in 1985 and, although data about the effect on water use is scarce, a 15%–17% drop in consumption was observed in some parts of the city. In 2008, the city embarked on a $68-million program to install wireless transmitters on the city’s 875,000 water meters, which serve 8 million residents. This technology, known as advanced metering infrastructure (AMI) or automatic meter reading (AMR), will result in more accurate billing, allow customers to track their water use online, and even notify customers by email of possible leaks. Both Philadelphia and Washington, D.C., already have such technology in place.

A New Era

More and more experts believe that parts of the U.S., like many other regions of the world, will face water crises in the coming decades. “We no longer live in an era of cheap and plentiful water,” says Pape. These shortages will force us to use far less water than we currently do, and achieving those savings will require a wide range of regulations, codes, pricing mechanisms, and incentives. Some of these programs won’t be popular, but they will be necessary. Existing programs in places like San Antonio, Austin, Las Vegas, San Luis Obispo, and Seattle will serve as models for towns and cities across the country.

For more information:

Alliance for Water Efficiency

www.allianceforwaterefficiency.org

EPA WaterSense Program

www.epa.gov/watersense/

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