Greenwashing and Sprawl...Part Two

Discussions about the tangible and intangible costs of sprawl can be a bit exhausting, in addition to being a bit overwhelming. As we have mentioned, this could be a contributing factor as to why the problem has slipped to the back of the national consciousness.

But all hope is not lost, Frodo.

As this past year's election shows, when a dedicated group of people demand a change from the establishment, that change will take place. That being said, we must examine how the housing and development industry utilizes the cloak of greenwashing.

Firstly, when a developer or home builder claims that they are building a truly "green" community, ask yourself one question; how do you get to this community?

If you are required to drive your automobile to this community, guess what, it ain't green. Regardless of how many EnergyStar rated appliances the home has, or how many rain barrels are collecting runoff from the house; the fact that private transportation means were required to reach the destination disqualifies the development from joining the ranks of the sprawl-busters.

Secondly, if the design and layout of the "green" community includes wide, circuitous streets; cul-de-sacs, bulbs, elbows; and lacks on-street parking; guess what, it ain't green.

Study after study, the notion that wide, curvy streets with no on-street parking have been shown to be about as unfriendly to the pedestrian as humanly possible. Not only that, these extra-generous swaths of petroleum-based asphalt aren't exactly the most environmentally-sensitive or friendly. A community which is truly "green" features multiple levels of protection for pedestrians, multiple pedestrian or bicycle-accessible destinations which help fulfill a resident's daily needs and multiple opportunities for social interaction between residents.

Social interaction between residents is one of the most important elements for the creation of equitable and sustainable communities. It is through the creation of a strong "sense of community", ensuring that a connected, cohesive community will some day supplant the constructed neighborhood development.

(Note: Just because a developer or designer designs, constructs or creates a neighborhood does not mean that they have created a community.)

(Another quick note: This is by no means intended to be a comprehensive list of all of the elements of a truly equitable and sustainable community development theory, we just need to explore the three major areas in which developers and designers utilize the cloak of greenwashing)

Finally, examine the location of the new development not from the aspect of what means of transportation was utilized to reach the development, but with regards to what was the prior land-use. If the developer needed to change the zoning designation or amend the municipality's comprehensive plan in order to obtain approval for the project; it ain't green.

(Note: I will concede that at times the comprehensive plans are not always the best guides for the organic evolution of development patterns, but more often than not developers base their land-use recommendations on Hyper-Capitalist ideals that allow them to get the "best and highest use" of a tract of land.)

Ask yourself; are there complimentary adjacent land-uses? Are there multiple housing types within the community that will foster upward and lateral mobility for a variety of socio-economic levels? Are there complimentary and connected land-uses within the well-defined boundaries of the development? Are there open-spaces within each neighborhood of the development that will foster a connection to the landscape and positive social interaction?

Let us think back to the Garden City planning ideal. In the Garden City, there are a variety of complimentary and connected land-uses, all of which help to foster the creation of a sustainable community matrix. This does not necessarily mean that Garden Cities are the answer.

Once again, we are faced with the need for a system-wide paradigm shift with regards to our housing development ideals. This is an expression which I have been using quite often in our exploration of sustainability and sustainable development.

Let us think back to the election; the collective conscious of the nation demanded that our habits and practices take a new direction. The same change must be made with regards to our development and consumption habits and practices.

In other words, if we do not demand that a change take place, it won't.

And once again, Hyper-Capitalists need not worry about their ability to generate profits from the development and creation of equitable and sustainable communities. Their ability to generate profits from the creation of connected, complimentary communities will practically be guaranteed if we demand that these types of developments are what the collective conscious of the nation desires.

“We abuse land because we regard it as a commodity belonging to us. When we see land as a community to which we belong, we may begin to use it with love and respect.” - Aldo Leopold, 1949. A Sand County Almanac

Complimentary clucking...

What then, is the ultimate goal of comprehensive planning? Especially when it relates to integrating the principles of sustainability within the overall context of the plan?

The creation of a successful comprehensive plan is dependant upon the planning of compact, consolidated, connected and consistent land uses which are arranged (or identified, planned, sited,etc...) throughout the development area (in this case the term development is used to describe the overall evolution and development of a large community, i.e. a town as opposed to a single-family development). There should be a diverse mix of uses throughout the entire planning area, although those uses must be complimentary and consistent.

Nearly all of the modern zoning codes, comprehensive plans and unified development ordinances take into consideration complimentary and consistent land uses designations. The finest example of this segregation of uses is the in almost all municipalities in the United States, land owners are forbidden from siting an adult-oriented business in close proximity to a church or school (which in the case of the church, it is qiute ironic considering the company that Jesus kept, this means you Mary Magdalene!).

When considering the integration of agricultural uses within an urban context in order to promote a self-sustaining community, there is no better example than that of the Garden City. The Garden City concept is a utopian planning ideal created by Ebeneezer Howard in the early nineteenth century, as a response to the negative effects of the Industrial Revolution.

The Garden City concept established a central core to the city, a residential "belt" and an agricultural "belt" on the outmost portion of the city's development area. All of these uses were to be connected through greenbelts (or greenways as they are called today) as well as a light rail system that not only connected points within the city, but it connected graden cities to one another.

Two English cities have been planned according to Howard's vision, Letchworth Garden City and Welwyn Garden City. While planning utopias are exactly that, these two cities have managed to adhere and utilize Howard's original vision for the logical, sustainable and equitable development of urban, suburban and rural areas as one comprehensive whole.

This is the type of approach we, both locally and nationally, should wholly embrace to ensure that the needs of the current generation shall be met without compromising the ability of future generations to meet thier own needs.

“We shall never achieve harmony with land any more than we shall achieve justice or liberty for people. In these higher aspirations the important thing is not to achieve, but to strive.” - Aldo Leopold.