Examining New Urbanism...Design Considerations

Pedestrian Circulation & Open Space Planning Analysis

A major component of smart growth, New Urbanism and sustainable design are the integration and celebration of the pedestrian and accessible open space.

All of the developments described in this study have successfully created progressive pedestrian circulation systems and development open space plans.

The celebration of the pedestrian environment within each of these developments helps to reduce the dependence on the private automobile as the primary form of transportation.

This celebration is achieved primarily through the clear separation of uses that is enhanced by the implementation of buffers between the pedestrians and vehicles.

These buffers can take various forms that include on-street parking to act as a barrier between the pedestrian and the road, landscape buffers that provide for a cleaner pedestrian environment or by removing the automobile from the equation all together.

The open space systems of these developments help to demonstrate that developments can achieve high levels of density without sacrificing the preservation or creation of accessible open spaces within the community.

Whether it is through the creation of pocket-parks, waterfront parks or large community spaces, the importance of accessible open space cannot be ignored.

Accessible open space benefits not only the members of the immediate community, but it contributes to the improvement of the global environmental community by discouraging the unchecked development of our natural lands.

Normative qualities can be associated to the successful design of pedestrian and open space systems that will ensure their sustainability.

Pedestrian and open space systems should be planned to provide for a connected, combined, contained, consistent and re-configurable system.

Paying careful attention to these qualities will allow designers to create viable pedestrian circulation systems that will reduce the dependence on the private automobile and result in an improvement of our global environmental community.

In addition to improving the environmental community, pedestrian circulation systems enhance the opportunities to engage in inter-personal communication that helps to improve our social community.

These systems should be clearly defined and should strive to integrate multiple uses into the system.

Finally, the systems should maintain a high level of flexibility so that they may be re-configured to respond to developmental challenges that they will face over time.

Our houses are such unwieldy property that we are often imprisoned rather than housed by them. -Henry David Thoreau

Examining New Urbanism...Diversity of Use

Within the context of our study, diversity of use refers to the overall land-use plan associated with the design of the development. Developments that embrace a diversity of use are often referred to as mixed-use developments or they have designated a portion of the development as mixed-use.

In order to measure a development’s level of diversity of use, empirical formulas don’t provide a clear methodology for determining the diversity of a development. Utilizing analytical methods helps to determine how diverse the use of land is and what level of sustainability the development can expect to achieve.

The normative qualities that can be applied to the study of the diversity of use of a development are whether or not the development has been planned to provide for a comprehensive and complimentary land-use plan.

A comprehensive land-use plan details the scope of the intended uses that will be located within a development. Addressing the needs of all the residents and users of the development in order to promote the community’s sustainability involves the mixing of uses in order to ensure that goods and services will be readily available to all portions of the development.

These uses should be sited in a manner that is complimentary to one another to help promote pedestrian movement within the development as well as providing a safer environment by ensuring that there will be “eyes on the street”. Sprawl discourages the implementation of land-use plans that promote a diversity of uses and results in a higher reliance on the use of the private automobile.

The sustainable development that utilizes a comprehensive and complimentary use of the land encourages a higher level of social interaction within the development. The mixing of residential and commercial uses ensures that users can interact with each other in close proximity to their residences.

Often times, the mixed-use portion of the developments become one of the primary landmarks in the community due to the fact that every resident and user of the development engage in social interaction on a face-to-face basis within this portion. This inter-personal communication can only be achieved by siting complimentary uses in close proximity one another.

The reduction of environmental impacts through the implementation of a comprehensive and complimentary land-use plan help to ensure that the development will be able to achieve a higher level of sustainability than a typical sprawl-inspired development. The amount of land consumed in order to provide commercial uses within the development is one of the most significant advantages associated with the implementation of a comprehensive and complimentary land-use plan. Providing accessible open-spaces in which residents may engage and interact with the natural environment is another benefit of a sustainable land-use plan.

The economic development of a design that successfully promotes sustainability through its land-use plan will not only benefit the development itself, but the larger economic community as well. Through the implementation of a comprehensive and complimentary plan that ensures a diversity of uses, business owners can reduce operating costs and maximize profits by providing goods and services that will be essential to the development as well as more affordable to the residents due to the reduction of the cost of transportation that the consumers incur when obtaining these products in a sprawl-driven neighborhood design.

In the long run, men hit only what they aim at. Therefore, they had better aim at something high. -Henry David Thoreau

Examining New Urbanism...Intensity of Use

Intensity of Use

Intensity of use refers to the overall density of the development, specifically as to how the development utilizes the land. The empirical measurement of density for housing developments is expressed as housing units per acre of land. While the use of the empirical measurement of density will be important to our study, there are design factors that will need to be addressed when determining the sustainable qualities of the density of the four developments.

The siting of uses and their proximity to one another is one of the qualities that we will explore when assessing the intensity of use within each development. For analytical purposes two qualities have been identified when determining density within developments. The normative qualities associated with the intensity of use within the developments are whether or not the developments have been planned to be compact and consolidated in order to promote sustainability.

A compact and consolidated development promotes sustainability on multiple levels while addressing the three factors discussed earlier. Providing a compact and consolidated development encourages a higher level of social interaction between the residents and users of the development. Suburban sprawl actually deters social interaction between residents by siting residences on larger plots of land and lowering the overall density of a neighborhood.

Sprawl promotes this lower density due to the fact that individualism is the over-riding principle behind typical suburban development. A high-density development encourages and embraces the notion of civic pride; in that the uses are located within close proximity to each other and the residents feel that they not only live in the development but they are an integral part of the neighborhood and the overall development.

From an environmental standpoint, a compact and consolidated development consumes less land for the overall development and therefore reduces the negative impacts associated with sprawling development. This reduction of negative impacts is attributed to the encouragement of pedestrian forms of transportation in order to access portions of the development.

A truly sustainable higher-density development reduces the dependence on private automobile use thereby reducing the negative environmental impacts associated with automobile use. Suburban sprawl encourages the use of the private automobile through the implementation of low-density designs that separate uses and increase the distance required to travel in order to utilize different facilities.

This emphasis on individualism can be directly attributed to the ideals that capitalism was based upon, private ownership and individual freedoms. While these freedoms are essential for a capitalist economic system, it detracts from the democratic ideals of equality and civic pride.

Sustainable developments encourage economic diversity by providing a compact use of the land that reduces the cost of purchasing or renting a residence due to the fact that more residences may be located on a smaller amount of land.

The heart is the chief feature of a functioning mind. -Frank Lloyd Wright

Shades of gray...

So they question remains, how do we facilitate the necessary paradigm shift towards a more sustainable homebuilding model?

This task is much more difficult than one can imagine. In order to demonstrate just how murky the waters truly are, we need to examine one of the organizations whose entire purpose is to defend national builders and their hyper-capitalist ways. This is none other than the National Association of Home Builders (NAHB).

Just to give you an idea as to exactly what this organization is about, the "NAHB strives to create an environment in which...Housing and those who provide it are recognized as the strength of the nation." Unless you've been living in a cave for the past three years, we all know how this vision has panned out for our nation!

Regardless, the NAHB is making an effort to embrace and promote "Green Building Practices". However, if we take a closer look at this effort we will quickly discover yet another greenwashing smokescreen intended to distract us from the real issues.

(You didn't really think that I would simply point out the NAHB's efforts without immediately proceeding to systematically dissect its true intentions, did you?!?!)

Let us begin with the NAHB's "Green Home Building Guidelines", which is structured somewhat like the LEED rating system. The NAHB's system allocates points for green building "line items", resulting in a gold, silver or bronze rating.

Points for site selection, site design, building materials and so on comprise the overall strategies to achieve a "green" community. But, if we take a closer look at their overall "green" goals, we quickly discover how they truly feel about the movement;

It should be noted that although many green building programs have been in existence for 10 years of more, the concept and practice of green building is not clearly defined and straightforward. Many gray areas remain in identifying and quantifying the precise environmental impact for each particular line item. (NAHB, Model Green Home Building Guidelines.)

Huh, that's funny because as we have come to learn, everything is connected to everything else. That seems like a pretty straightforward concept, but then again it could be construed as a gray area. I mean, does everything include stuff that we haven't invented or produced yet? And does it include thoughts or electrical impulses?

I've changed my mind; it is pretty gray.

Let's look at it another way. How about the view that sustainable development is "development that meets the needs of the present without compromising the ability of future generations to meet their own needs.” (Brundtland, 1987.)

That doesn't help at all. For instance, what if scientists invent a way to solve all of the world's pollution problems in the future?!?! If that were to happen, then anything we do now won't really hinder the ability of future generations!

Yup, pretty gray.

How about if we look at the very first criteria for site selection; "Avoid environmentally sensitive areas". One could state with some certainty that this would include wetland areas.

Ahh, we remember wetlands don't we? Those diverse ecological communities which perform a variety of functions from cleaning water to providing protection from flooding.

But hold the phone, we may have discovered a gray area.

The NAHB, in all its infinite wisdom is quick to point out that "wetlands are a controversial issue for builders and federal agencies." Furthermore, they are quick to point out that wetland degradation and loss is a "common misconception". In fact, they feel that there has been "no net loss" of wetlands in our nation recently.

Well, those smoke-screening scientists over at the pesky EPA would probably like to step-up to the microphone to refute that statement by saying, "Huh?".

For instance, in Louisiana alone "every thirty minutes, an area of coastal land the size of a football field vanishes. Since the 1930s, more than 1.2 million acres (1,900 square miles), an area the size of Delaware, has disappeared from the Mississippi River Delta."

Yup, so very gray.

Perhaps the NAHB neglected to read the entire memo concerning the federal government's policies on wetlands. If they had read past the first two lines, they would have learned that both President Bushes wanted to implement a regulatory policy which accounted for no net loss of wetlands.

Oops. Missed that one.

A builder can still apply for a permit to "fill" a portion of a wetlands and either construct or "mitigate" their impact somewhere else on their site. Or they can even mitigate that impact to somewhere that is not even in the same area as their site!!!

In an effort to return to our original point, how do we expect the new homebuilding giant Pulex to embrace the concepts of sustainability and "green" building if the organization who supports them doesn't even wholeheartedly believe in these concepts?!?!

Well, in a democratic society operating under an capitalist economic system, We the People are the ones who possess the power to instigate change. That change must come from the consumer who demands nothing less than a truly "green" and sustainable product from organizations who are truly concerned with the impacts they are making on our society.

Remember, yes we can.

Are we not the whores of big business, selling our product for their commercial lust? -Arthur Erickson

Greenwashing the Site Plan...Enhancing the Enhanced

We are finally nearing the end of our discussion about the four requirements for developing and implementing a sustainable site plan. As we have found with nearly all of our discussions, everything is connected to everything else, and today's topic is no different. So let us consider the final requirement;

...the proposed project provides for enhanced human well being, enhanced cultural diversity and enhances the natural and social environment...

Once again, the common sense sign is most likely beginning to flash in your mind. But as we have found throughout our explorations, common sense rarely goes hand-in-hand with the ideals and goals of Hyper-Capitalism.

As we begin to dissect the meaning of this requirement, we find the ammunition Hyper-Capitalists use to claim their project meets the requirements for a sustainable site plan.

Magic Bullet #1:

enhance: 1. to raise to a higher degree 2. to raise the value or price of

Uh-oh, Hyper-Capitalists everywhere are rejoicing. Does their site plan destroy and disturb the soils on a site? Probably. Does their site plan make the water a little dirtier as it moves towards it destination? Most likely. Does their site plan rely on the practice of clear-cutting the existing vegetation? You bet.

Yet in this Hyper-Capitalist driven world, changing the use of a site from undeveloped to developed enhances the overall value of the property.

Magic Bullet #2:

well-being: the state of being healthy, happy or prosperous

Yikes. Prosperity, there's a Hyper-Capitalist ideological word if we've ever seen one. Sure, their site plan may call for the mass grading of a site, increase traffic in surrounding neighborhoods and promote architecture that looks as if a third-grader designed it, but are they providing opportunities for everyone to be prosperous?

A resounding YES is being shouted from an armada of Hyper-Capitalist gas-guzzling SUVs as they claim wonderful jobs are being created, tax dollars are flowing into the municipality like wine and humans need places to live, work and eat. But, in reality, they are the only people who are truly prospering from their destructive site planning practices.

Magic Bullet #3:

cultural diversity: the coexistence of different ethnic, gender, racial, and socioeconomic groups within one social unit

Do Hyper-Capitalists truly believe that when they create a site plan which develops a piece of land into a "luxury residential community", that simply because there is daily interaction between the wealthy homeowners and the labor force which trims their water-wasting lawns that they have created a culturally diverse project?

Or that because they are providing a use which will create a handful of minimum-wage jobs for people who can barely afford to travel to their workplace due to the lack of affordable housing in the area, they are providing an opportunity for the interaction between different socioeconomic groups?

Hyper-Capitalists will generally begin to talk about how they are filling a need for some sort of use when this subject is raised. We provide a diverse mix of housing types in our community...is a statement often uttered from the mouths of Hyper-Capitalists. There is a multi-family component to our project...that the average worker couldn't even dream of owning on a hourly wage of about $11 per hour.

Magic Bullet #4:

natural environment: or simply known as the environment; the collection of all living and non-living things in a given area

This subject is usually handled by a favorite phrase of Hyper-Capitalists; the highest and best use of a property.

Sure, we clear-cut and mass graded our site, but before we came along the property was just sitting there not doing anyone any good. It wasn't making any money for anyone!!

Don't worry about stormwater, we've got control devices that will remove the minimum amount of pollutants from the water as prescribed by law. And don't you worry about those ugly native tress we bull-dozed, we're going to plant some lovely landscaping (although it will most likely be the minimum required by the code or we may just pay some money into a fund so that the city can plant a tree on the other side of town).

Magic Bullet #5:

social environment: society as a whole, especially in its relation to the individual

Is our society a better place now that we have Wal-Mart, Lowe's, sprawl, endless miles of paved roads and have the ability to transform the natural environment into something that benefits humankind (even if it means the extinction of ten other species)?

"Without these things, our economy would collapse and we would all be communists", shout the Hyper-Capitalists.

Call me a cynic, but all I can say is that given the current state of the economy, environment and society as a whole, Hyper-Capitalists have been doing a stand-up job so far!

everything is connected to everything else

We can begin to see how the mask of greenwashing is being used to cloak some of the more unsustainable site planning practices employed by Hyper-Capitalists. Let us keep in mind that the developers are not the only one's to blame in this process, there are designers who are charged with producing these site plans and who are, in essence, failing our environment and our society.

As we move forward, we will take a look at some real life examples of site plans that have been greenwashed in the name of Hyper-Capitalism.

You cannot simply put something new into a place. You have to absorb what you see around you, what exists on the land, and then use that knowledge along with contemporary thinking to interpret what you see. -Tadao Ando

Still Greenwashing the Site Plan...Trees ARE the Answer...

As we continue our exploration of the requirements for developing and implementing a sustainable site plan, we now shift our focus to the use of the site's existing vegetation.

This portion of our discussion can be considered as one of the main factors as to why Landscape Architects must take a more prominent role in the development and implementation of sustainable and equitable site plans. So without further adieu, let us set the stage for today's discussion;

...the proposed project ensures that air will be able to flow through the site in an unobstructed manner and that as much existing vegetation is preserved as possible in order to reduce air pollution...

Of the four requirements for a sustainable site plan, we find that in the development and implementation of site plans, far too little importance is placed on the preservation of existing vegetation as well as the introduction of new vegetation.

A closer examination of this requirement reveals that there are a few more reasons for preserving the site's existing vegetation than simply reducing air pollution. Considering the fact that everything is connected to everything else, we discover that a site's existing vegetation contributes to the goals of some of the other factors we have discussed as well as making significant contributions to additional environmental and ecological issues that are not mentioned in the four requirements.

Existing vegetation on a site;

• Helps reduce wind speeds on a site;
• Helps provide mature and effective visual buffers;
• Helps reduce soil erosion caused by wind on a site;
• Helps reduce erosion caused by rainfall on a site;
• Helps clean rainwater falling on a site;
• Helps distribute rainwater to the soil on a site;
• Helps the site's soil remain healthy and functional;
• Helps control the site's temperature;
• Helps create livable, functional, enjoyable and aesthetically pleasing spaces on a site;
• Helps foster a more sustainable ecological community by providing habitats for native animal species;
• Helps protects the overall ecological community from exotic species of plants, animals and diseases.

Phew, that list would make this requirement run about three pages as opposed to the simplified three lines that it now occupies. I would tend to agree with that statement, however what this list demonstrates is how underutilized existing vegetation truly is in the development and implementation of a majority of site plans.

On the other hand, the "simplified" sustainable site plan requirement helps illustrate one of the most underutilized ecological and environmental attributes of plants; the reduction of air pollution.

There are very few cities in this world which utilize trees as a major air pollution abatement device. One cannot dispute the scientific evidence that clearly shows the process in which airborne contaminants are removed from the atmosphere by trees. Everyone who has had an elementary school education should be familiar with the process called photosynthesis.

For those who don't recall the entire process, the only thing you need to concern yourself with is that trees absorb carbon dioxide and other dangerous gases and through photosynthesis, convert those gases into oxygen and release that oxygen back into the atmosphere.

At this point you may be saying to yourself; if preserving the existing vegetation on one site helps reduce air pollution, imagine how clean the air in my community would be if ten, twenty or thirty sites preserved as much existing vegetation as they could!!

Aha!! Remember, everything is connected to everything else!!!

Not only would the air be cleaner, but let us not forget that the soils would be functioning properly; vast areas of paved parking would be much cooler in the summer months from the shade provided; the visual impacts of such crowning architectural achievements as Lowe's, WalMart and any other "big-box" buildings would be greatly reduced; soil erosion resulting from gusting winds would be reduced; rainwater would be cleaner when it finally reached the ground; and our society and culture would be vastly improved through the creation of enjoyable, functional spaces.

Let us not forget who is best equipped to deal with these factors during the development and implementation of sustainable site plans; the Landscape Architect.

Hyper-Capitalists need not worry about the impact of retaining existing vegetation on a site, and here's why. If you plan properly, the site can be planned to avoid having to remove vegetation, redistribute the disturbed soil and then replace or "mitigate" the impact of the removed trees! All of this means less construction costs resulting from informed site planning!!

(Note: many municipalities require that developments either replace existing vegetation that has been removed through either planting new vegetation or contributing a formulated monetary payment to what is generally referred to as a "community beautification fund"; once again offering developers the opportunity to use money to offset their negative environmental impacts!!)

You may be asking yourself; Why don't we try to preserve as much as we can if there are so many positive attributes associated with existing vegetation?

Therein lies the issue; we need to move towards a more sustainable and equitable society and culture. This need goes beyond rewarding the few people who make buildings more efficient through LEEDs certification; beyond those extremists who chain themselves to old-growth trees in the Pacific-Northwest; beyond those who opt for a "green" home.

As a society and culture, we need to realize one thing: everything is connected to everything else.

When we finally accept and embrace this notion, only then will we be able to move towards a more equitable and sustainable society.

Study nature, love nature, stay close to nature. It will never fail you. -Frank Lloyd Wright

Greenwashing the Site Plan...Thou Shalt Not Pollute the Water

Having touched upon the choices which lead many developments to completely alter the existing soil matrix,we can now shift our focus to the second requirement of the sustainable site plan:

...the proposed project does not contaminate the overall water supply, which includes both surface sources and sub-surface sources...

This seems as if would be the one requirement that nearly everyone in the world could understand, but alas, we find this is usually not the case. As we delve into this issue a bit further, and of course jargon-free, try to keep in mind our short discussion regarding the site's soils.

Early in the planning stages of a development (keep in mind this refers to any type of building and development activity), the designer is always faced with the task of treating the stormwater which falls on the site.

In jargon-free terms, the designer needs to be sure that the rainwater that runs across pavement, concrete and other surfaces which it cannot pass through (jargon= impervious surfaces) is as clean or cleaner than when it left the cloud.

In order to really understand this concept, let's quickly talk about the hydrological cycle, or in jargon-free speak; how rain is born and reborn. Here's a quick visual aid:

The simple explanation for this graphic is that water evaporates up into the clouds from various water surfaces such as ponds, lakes and oceans. The clouds hold the moisture, move over the land and release the moisture in the form of rain, sleet or snow. When the rain hits the ground, it is absorbed through the soil (remember soils!!!), and is consumed by plants through their roots.

The rainwater that is not consumed by our plant friends moves through the soil and underground channels (jargon= aquifers), returning to the water supplies (ponds, lakes, rivers, oceans) to be used again in the cycle.

In addition to the underground movement of water back to the source, our plant friends contribute to the cycle by releasing moisture into the air through a process called transpiration. In jargon-free terms, the plants sweat and the sweat returns to the clouds to be reborn as new rain.

In other words, in the hydrological cycle; everything is connected to everything else.

As we can clearly see, altering a site's soils to accommodate a use that the site is most likely not suitable for has far-reaching consequences. This leads us back to our discussion about clean water.

When rain falls on pavement (especially asphalt), some of the water moves across the pavement while a small amount of water is absorbed into the asphalt. Herein lies a major issue; asphalt is made with oil.

Automobiles also need oil to operate their internal combustion engines and quite often these autos tend to leak oil; especially when they are parked. If rain is falling on the asphalt and moving across that surface accumulating various chemicals on its journey, one could presume that there is a lot of oil in that water.

Here's something else to consider; most drinking water supplies originate from surface runoff. In jargon-free speak, when the rain falls and moves across a parking lot; chances are you are going to end up drinking that water.

If your municipality does not get its drinking water from surface runoff, but through an aquifer (look at the diagram), then guess what; not only are you drinking some of the oil and chemicals on the surface of the pavement, but when the water moves through the asphalt (which it does even though asphalt is considered to be impervious) picking up more contaminants on its journey; because the soils on many sites have been drastically altered, that water is not exactly the cleanest.

So what!?! may be your initial response, but if we take a closer look at the hydrological cycle diagram we notice that the water which moves through the soil not only returns to its source (e.g. a reservoir), but the dirty water is returning to the clouds to be reborn into rain; or as we have come to know it: acid rain.

Now that you are thoroughly scared to drink water, we need to return to the requirement for the sustainable site plan:

...the proposed project does not contaminate the overall water supply, which includes both surface sources and sub-surface sources...

A truly sustainable site plan provides measures for treating the water which falls on the site and eventually ends-up coming out of your tap. Logically, the next question that is on the tip of your tongue is most likely; If that's the case, then what are you going on about?!

Well, as we all know by now, measures taken by Hyper-Capitalists are usually driven by one principle; how does it affect my bottom line. Developers will always choose the method which costs them the least amount of money but satisfies the minimum requirements for approval.

In fact, many municipalities offer developers the opportunity to "bank" or "mitigate" their impacts on stormwater runoff. In other words, they can use money in place of clean water!!!

All hope is not lost, Frodo.

The rules governing stormwater treatment are becoming more and more restrictive. This has caused the development community to rely on Hyper-Capitalist scare tactics in their responses to governmental agencies. Their usual response sounds something like this: "If we are more restricted with how much of the land we can develop because of stricter stormwater rules, then the city/county/town is going to lose tax revenues and will be restricting its own growth."

Once a government entity hears that tax dollars will be lost, all hell breaks loose.

What the developers are not saying is that for a few dollars more in the planning phases of a project, a creative landscape architect or civil engineer could utilize sustainable stormwater management techniques that will allow growth to continue in addition to not polluting the water supply!

In fact, many of the sustainable stormwater treatment techniques are far more aesthetically pleasing than the standard practices!! Imagine, not only will they be providing clean water, but their development will be more attractive!!! More attractive means more profits!!!!

Hyper-Capitalists Rejoice!!!!!

So as we can clearly see, the need for strict adherence to the second requirement of the sustainable site plan not only ensures that our children will not be born with deformities due to our drinking water having alarming levels of contaminants, but it will produce a more aesthetically pleasing landscape.

Not only does this improve the environment, but it improves our culture and our society as a whole. And only then can we begin to move towards sustainable and equitable existence.

Beauty: the adjustment of all parts proportionately so that one cannot add or subtract or change without impairing the harmony of the whole. -Leon Battista Alberti

Continuing to Greenwash the site plan...

Looking back on our initial discussion regarding the greenwashing of site plans, I believe that perhaps a further examination of the elements, concepts, theories and ideals of developing a sustainable site plan is required.

In our continuing discussion, we need to focus on the goals of a sustainable site plan in terms that everyone will understand and appreciate. Often times, designers (myself included) become so entrenched and zealous about their overall concept that we tend to spew large amounts of jargon, which usually results in the general public simply "tuning us out".

If we simplify the aims of a sustainable site plan, we discover that designers are charged with the task of developing site plans that meet their client's development needs while ensuring that these four essential requirements are met;

1. the site's soils are preserved or developed in a manner that does not degrade either the fertility of the existing soils or increase the potential for soil erosion;
2. the proposed project does not contaminate the overall water supply, which includes both surface sources and sub-surface sources;
3. the proposed project ensures that air will be able to flow through the site in an unobstructed manner and that as much existing vegetation is preserved as possible in order to reduce air pollution;
4. the proposed project provides for enhanced human well being, enhanced cultural diversity and enhances the natural and social environment.

Provided that these elements are met and/or preserved, then we can truly label a site plan sustainable and equitable for a proposed development or project.

(Note: the word development can be used to describe any project which changes the use of a site; many people simply equate the concept of development with residential neighborhood construction, however it applies to commercial projects, industrial projects, parks and recreation projects and so on.)

Let us examine each requirement on its own merits and keep the discussion jargon-free.

...the site's soils are preserved or developed in a manner that does not degrade either the fertility of the existing soils or increase the potential for soil erosion...

Most of us would consider this requirement as common sense, but as we all know what is right and responsible is rarely considered common sense among Hyper-Capitalists (oops, jargon-alert!!).

Consider this; if you wanted to build a house and someone explained to you that there is a 99.9% chance that your house will collapse in less than a year because of erosion, would you build the house?

Or that the spot were you are planting a vegetable garden was once a toxic waste dump and there is a 99.9% chance that the vegetables you grow will give your family terminal illnesses in less that one year, would you plant that garden?

Common sense would say that you would try to avoid these types of situations. Alas, such is not the case for a multitude of developments in this country.

Simply stated, if you pass by a new development project and there happens to be a ridiculously large pile of dirt on one part of the site, this tells you that the soils conditions on that site are not suited for development!!!

Soils on a site exist in a form similar to a layer cake; throughout history these layers have been built-up through a variety of environmental processes. These layers all serve a specific purpose, but are composed of different materials due to past uses of the site, the types of vegetation that have lived on the site and where the site is located in the overall geography of the area (e.g. on the coast, at the base of a mountain, etc...).

When a development must alter the make-up of the soils, or strip off the chocolate layer of the cake and add an asparagus layer, this alters the ability of the soils to perform functions that have been occurring on the site for thousands of years. And as we surmise from our chocolate-asparagus layer cake, they don't exactly mesh.

At this point, you are undoubtedly asking yourself, Why do we develop on sites with unsuitable soils?

The answer to that question is found in the real estate industry's favorite mantra, location, location, location.

Believe it or not, developers and Hyper-Capitalists are more than willing to risk the safety of the people who will be using the development in addition to risking the safety of their neighbors in an effort to make some money.

The impact that each individual development has on the soils is varied and often site-specific, which helps illustrate the dire need for the development of sustainable site planning practices. Whether a proposed project threatens to increase the likelihood of causing a landslide or polluting a local stream because the soils have been drastically altered; landscape architects are equipped with the knowledge and skills to address these issues.

As we move through our exploration of each of these points, we will once again discover that everything is connected to everything else.

“The nation that destroys its soil, destroys itself.” - Franklin Delano Roosevelt

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

Greenwashing and Sprawl...Part One

Sprawl.

Remember sprawl? It seems as if the concept and practice of creating/perpetuating sprawl has fallen from the nation's conscious. Is this an indication that we have successfully lobbied against the agents of sprawl and defeated them through the creation of interconnected, pedestrian-friendly, integrated and environmentally-friendly communities?

I am fairly certain we all know the answer to that question.

Why is it then, that the prototypical form of suburban development, adopted shortly after the end of the World War II, has faded into the back of everyone's mind? The answer is simple; most people consider the economic and environmental impacts of sprawl to be insignificant in their daily lives.

Many Americans, especially in these trying economic times, are thankful to even own their own home and have the ability to make the mortgage payment, provide food for their family and own their own private automobile. As former President George W. Bush once said, "I believe part of a hopeful society is one in which somebody owns something." (Source: Third Presidential Debate, Tempe, Arizona, Oct. 13, 2004)

(Granted, home-ownership is a more sustainable form of housing, but I am not exactly sure that's what Dubya meant. And I understand that he's only been the "former-President" for about 24 hours, but it's been a long 8 years.)

Americans, at least a large portion of Americans, for some reason have yet to associate any intangible (or tangible for that matter) costs with the practice of sprawl. Why is that? The answer is simple; greenwashing.

While the national builders and their associated trade organizations will be the first to tell you that they are concerned with developing "communities" and building homes to address our housing needs, in reality they exist for one reason; to make a profit.

The most profitable way for a national builder to develop a community is to acquire "raw land" which in most cases is located away from city centers. The reason for this is simple, volume + low development cost = enormous profits.

It doesn't take a genius to understand that developing a parcel of land that used to be a farm is far less expensive than rehabilitating or adapting an urban structure for housing. More importantly, these builders are mainly concerned with how many homes they can build in the shortest period of time. (As an example, Pulte's Del Webb division requires a minimum potential of 3,000 units plus adequate acreage for a golf course in order to even consider purchasing a tract of land.)

But this is not the point of our exploration today. Admittedly, the effects of sprawl are widespread, numerous and often exhausting to contemplate; which is probably the major factor which has contributed to why we have seemingly "moved on" from being concerned with sprawl.

To simplify our discussion, we need to understand the hidden or intangible costs of sprawl. The most important of which are the added degradation of our overall health, the added expense associated with our transportation choices and the negative environmental impact that suburban developments in rural areas inflict upon the ecosystem.

Consider our national health.

The Centers for Disease Control (CDC) reports that 12.4% of children age 2-5, 17% of children age 6-11 and 17.6% of children age 12-19 are obese. While the integration of high-fructose corn syrup into nearly every food product in our society has contributed to this alarming trend, the pervasion of suburban sprawl can be considered one of, if not the largest, contributing factor. Why you may ask? One of the Hyper-Capitalist driven strategies for developing profitable communities is to avoid building sidewalks.

Seems like a silly or insignificant element. But take a tour of any of the new developments in your immediate area and pay close attention to the design of many of the homes. You will notice that the most significant element of the facade is the garage. Simply think back to our discussion of our national transportation choices and we understand why the garage has become so significant in the design and construction of new homes.

In addition to our transportation choices, if we look at the national builder strategy of maximizing the number of potential units,we find that neighborhood parks take away the opportunity to build one more unit. Besides, Americans drive everywhere anyway, so there is no need for spaces that cost money to design, build and maintain without the Hyper-Capitalist benefit of profitability.

Our previous discussions of our national transportation choices eludes to the additional costs associated creating developments which are, in essence, disconnected from basic goods and services. In addition to these costs, increased automobile trips cost us something more important than money; time.

The time Americans spend commuting, obtaining goods and services from sources that are agents of sprawl themselves and working to maintain their primary mode of transportation leads to a disconnect with the landscape, the environment as a whole and with other members of our society. Consider this simple fact: Americans spend more time commuting to and from work (around 100 hours) than they do vacationing (around 80 hours). To further compound the issue, the average American forfeits 3 whole days of vacation per year!

The final cost, the added impact to the ecosystem and environment which sprawling developments exert on previously undeveloped land, contributes to a myriad of costs for our society.

The introduction of petroleum-based products into ecosystems that previously protected themselves naturally from a minimum amount of these products and by-products has had a widespread economic impact on our daily lives. Environmental clean-up programs, the degradation of our clean water supplies and the nitrification and destruction of our soils have led to costs that are increasing daily and will have a long-term impact that has yet to be realized.

Perhaps the main reason that the issue of sprawl has fallen to the wayside is that it can be exhausting. Our discussion today has barely scratched the surface of the overall effect that this practice has exerted on our culture and society.

It seems as if this discussion has also strayed from the original topic; greenwashing. Admittedly it has, only in the sense that we have yet to discuss how greenwashing is utilized in the continued pervasion of sprawl.

Considering the somewhat overwhelming evidence that we have presented today, we shall continue our exploration of the use of greenwashing in our next post.

Our settlement of land is without regard to the best use of land. -Arthur Erickson

Greenwashing...

Hope.

If you haven't already heard that word expressed a thousand times since November, you're about to experience an unprecedented use of the word.

Yes we can.

A catchy little phrase coined by the first minority elected to the highest office of our nation; ironically also a phrase used by advertisers during one of the NFL Championship games on January 18th (and regardless of which hyper-capitalist entity used this phrase, it's disturbing just the same).

This week will certainly become one of the definitive milestones of America's cultural and social history, but there is a deep seeded problem that can derail progress. Americans expect too much and are unwilling to change their fundamental beliefs in order to facilitate progress and change. All the hope in the world will not change the decisions which are made that are based upon Hyper-Capitalist ideals.

In the Mississippi Delta region, such blindsided hope is preventing our nation from actually correcting many of the planning and development choices made prior to Katrina. President-elect Obama provides hope, but he can not fix everything on his own.

Along the same lines, a riverfront re-development project is beginning to take shape in New Orleans; but as we mentioned previously, the city has no comprehensive plan to adequately address the issues that led to the social, cultural, environmental and economic destruction left in the wake of Katrina.

"Stop raining on the parade!"

"Stop being such a Pollyanna!"

These may be the cries coming from the back of the auditorium, but if we are to hope I ask this question; why not hope for a leader who motivates people to develop equitable and sustainable goals and then implement those goals?

Now, this is not to say that there are not people and groups out there contributing to our equitable and sustainable future (fighting the "good fight", so to speak), but as we have mentioned, our future as a society, culture and community requires a systematic paradigm shift. And the only way to facilitate that shift is to include our national community's consumption habits in that shift.

Hope.

Yes we can.

As the title of this post suggests, I was originally going to simply discuss greenwashing and its lasting effect on our culture and society. However, we will begin that discussion another day and we will see how yet again, everything is connected to everything else.

"It is not despair, for despair is only for those who see the end beyond all doubt. We do not. It is wisdom to recognize necessity, when all other courses have been weighed, though as folly it may appear to those who cling to false hope. Well, let our folly be our cloak, a veil before the eyes of the Enemy!" -The Fellowship of the Ring, J.R.R. Tolkien

Laying the foundations...

Designers, planners, academics and writers are often accused of and fall victim to the phenomenon of analysis paralysis. In short, we continue to collect data on a quest to make the best decision we can regarding an issue; but then we become overwhelmed with data and fail to take action.

As designers, this comes in the form of site analysis. Simply stated, "...the site is analyzed for its fitness for the purpose of the plan..."(Site Planning, Lynch/Hack. 1984.).

In retrospect, our discussion of the auto industry bail-out and our national transportation planning problem has been a broad-stroke, preliminary site analysis. We have identified some core issues, behavioral patterns, social and cultural preferences, environmental impacts and are now prepared to offer a preliminary planning structure that will benefit our nation and our society.

So without heading into a analysis paralysis, let us begin our national recovery.

As we have mentioned, there is a dire need for a systematic paradigm shift with regards to our national transportation planning goals. This will require participation from a variety of stakeholders; resulting in the implementation of a plan which will ensure an equitable and sustainable national transportation strategy. So without further adieu, let us begin.

1. Impose a higher tariff on foreign automotive imports.

Proponents of NAFTA, G8 nations and a host of economists are already beginning to boil-over with reasons we should avoid this avenue. However, if we plan to resuscitate our domestic automotive manufacturing industry, we must give consumers a reason to purchase domestic products. These tariffs not only encourage consumption of domestic products but they will provide a revenue source for our nation that does not come from the pockets of our own citizens.

2. Streamline the domestic manufacturing process.

If we look back to the factors which lead to the creation of the Hyper-Capitalist system, we can argue that its founder was a simple man named Henry Ford. When that name is mentioned, many people conjure images of the now famous "assembly-line process". The Hyper-Capitalist system has distorted the original intention of this process which has lead to a disparity among the compensation workers receive for such work. Consider this fact; an auto worker in the United States averaged a salary equivalent to $70-per-hour while teachers in this nation averaged only $33-per-hour (for a 9-month position). Is manufacturing an automobile truly more challenging and important than educating our nation?

3. Establish more stringent standards for fuel efficiency and tax manufacturers whose products fail to meet or exceed those standards.

The average fuel economy for American autos (2007 model year) is 34-mpg, while the average for Japanese imports is 40.6-mpg. Furthermore, the Chevrolet Aveo tops the list at 37-mpg while the Toyota Prius achieves 51-mpg (both averages shown are for highway miles).

4. Impose regulations which match users with the type and size of vehicle they require as opposed to what their Hyper-Capitalist fueled consumption habits desire.

This will probably be considered the most unattractive element of the plan, but this is essential to the systematic paradigm shift that we must achieve. In simple terms, if you are not employed in the construction trade or don't own a farm, you do not need a truck capable of hauling tons of materials. If you are a homemaker, you do not require a Cadillac Escalade to perform daily short-trips errands. This restriction allows the automotive manufacturers to focus on more fuel efficient autos while also reducing the cost of manufacturing (less steel, etc...); allows designers to destroy less of the landscape to accommodate oversize passenger vehicles and reduces the consumer's expenditures on automobiles.

5. Impose a car-pool tax on single-driver commuters, impose a higher tax on gasoline, offer higher tax credits for the manufacturing of smaller and efficient automobiles and offer tax credits for car-poolers and transit riders.

All of these elements are simple revenue generators that will encourage and facilitate the systematic paradigm shift.

6. Utilize our existing Interstate System for the implementation of alternative forms of viable transit systems; specifically Bus Rapid Transit (BRTs).

Our friends at AASHTO (The American Association of State Highway and Transportation Officials) have been requiring transportation planners and engineers to design highways with ample amounts of "extra space" (e.g. recovery areas, over sized shoulder widths, wide median widths, etc..). With a retrofit that utilizes these spaces, we can definitely re-design our Interstates to accommodate BRTs. This action will also result in development patterns which encourage and foster more compact, compatible and cohesive designs that can combat the adverse effects of sprawl.

7. Utilize alternative energy uses in the development of BRTs, specifically fuel-cells.

While fuel-cell technology was once a hopeful aspect of passenger automobile development, the amount of cells required to efficiently power passenger cars was found to be unachievable. However, buses are a perfect match for the utilization of fuel-cells and many are currently being developed and deployed in various areas of the nation.

8. Utilize our national rail network for commuter and light-rail systems.

Encouraging automotive manufacturers to explore other technologies (especially trains) is not a unrealistic proposition. (In fact, I must give credit to Car Talk for helping to foster this particular part of the planning strategy). Our friends at Car Talk raise a very valid point, Ford CEO Alan Mulally was once CEO of Boeing!!! So a establishing operations for the development of alternative forms of transportation should not be a stretch for Ford.

What we have outlined here are the basic elements of a national transportation strategy which will foster a systematic paradigm shift towards an equitable and sustainable society. Many of these elements impose taxes on various users, manufacturers and limit the need to create over sized swaths of paved areas throughout our nation.

In the Hyper-Capitalist system, the most effective of way of encouraging a systematic paradigm shift is by relating every aspect of every element to the almighty dollar.

People should think things out fresh and not just accept conventional terms and the conventional way of doing things. -R. Buckminster Fuller

For every action...

Just as we have concluded our brief discussion of the influence which hyper-capitalism wields over the comprehensive planning process, we are reminded of the dedication needed to facilitate actual change. Disrupting hyper-capitalist driven federal land auctions has caused a bit of a stir in the profit-driven world, while environmentalists, conservationists, the stewards of the land, the National Geographic Society and Teddy Roosevelt are all applauding one activist's efforts.

The fact that it has taken two-years of litigation between the BLM and various other governmental agencies, environmental protection groups and conservation groups to even hold a federal land and drilling-rights auction, demonstrates the obvious need for a closer look oat our nation's energy consumption and ultimately our overall transportation planning efforts.

We could isolate and analyze these two topics, however that would prove to be counter-productive and violates Barry Commoner's main law of ecology that we have discussed in previous posts; that everything is connected to everything else.

This national dilemma is inclusive of more than the ecological issue; our actions and decisions (which, in this case, seem to be based solely on hyper-capitalist ideals) are most certainly causing long-term, residual effects on what remains of the undeveloped "natural" landscape of the United States.

These actions, which begin with the policy set forth by our elected officials, sets the tone for how our state and local governments (and ultimately us as consumers) plan and develop our nation; which for the past half-century, has been based upon our love of the automobile and our hyper-capitalist driven need to use our automobiles to consume everything from fossil fuels to the aesthetic qualities of our nation's natural beauty.

"We need an energy plan that encourages consumption." -George W. Bush

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.