This document discusses barriers to implementing sustainable development practices and low impact development (LID) across a region. Some of the key barriers mentioned include developers, policy makers, designers, and decision makers not wanting to adopt new ways of doing business. Other barriers include a lack of understanding of the benefits of LID, a perception that LID costs more than conventional development, and the need to change perceptions and thinking around water as a resource rather than a waste. The document advocates for viewing all development and land uses in the context of their impacts on watersheds and considering runoff as a resource rather than solely as a waste product.
1. LID and Policy:
Sustainable
Development Practices
What is Stopping Us?
Jon Barsanti Jr
Masters in City and Regional Planning
BA Interdisciplinary Study in Biology and Chemistry
jbarsanti@alumni.unc.edu
919.943.1915.
3. Competitive Advantage
(Others are not Doing it)
It is good for the
economy, Others are
good for the
community,
and good for the
Why Doing It; Can
do It Better
environment
Others are doing it and if
I/We don’t adopt/adapt I/We
will lose out to other
communities/developers
4. Don’t want to learn new way
of doing business
Want to do it;
Have designers to
do it;
Have planners on
Why Want to do it;
Don’t have a
board;
Meeting resistance
from elected
Not designer to
show how
officials
Want to do it;
Have a designer who knows how to do it;
Having a difficult time getting approved
5. All Development Occurs in a
Watershed
All Land Uses have a Water
Profile
LID can improve Water Quality
and Quantity
Need to view Run-off as a
Resource
6. All Development Occurs
in a Watershed
Three Parts of a Watershed
Watershed Critical Areas
Watershed Protected Areas
Remainder of the Watershed
Barriers:
• “Highest and Best Use of the Land;”
• One person’s/community’s out-flow is another’s
intake
7. All Development Occurs
in a Watershed
Wetlands are nature’s filtration
system
Wetlands manage volume and
sediment load
Wetlands are key to wildlife
habitat preservation
Barrier: Wetland is undevelopable; Can fill and replace,
although manufactured is not as good as natural
8. All Development Occurs
in a Watershed
Stream Buffers protect
encroachment on ecosystem by
development
Stream Buffers Protect
development from
encroachment by ecosystem
(e.g. floods.)
Barriers: Inconsistent setbacks between communities; Vertical versus
Horizontal Setbacks
9. All Land Uses have a
Water Profile
Volume of water flow
Nutrients (Nitrogen, Phosphorus,
Suspended Solids)
Temperature of water flowing off the land
Toxins (Oil, antifreeze, other chemicals)
Bacteria (Pet Waste, etc.)
From Kimberly Brewer’s Presentation to the TJCOG Smart Growth Committee
ftp://ftp.tjcog.org/pub/tjcog/regplan/smrtgrow/devwq.pdf
10. All Land Uses have a
Water Profile
Sources Land-Use Contribution Contribution
to N Load to P Load
Residential (SF) 14%
29% 12%
Residential (MF) 1%
Agriculture 20% 36% 51%
Forest 56% 19% 15%
Commercial/ 3% 9% 6%
Industrial
Other 6% 7% 16%
Data from A Nutrient Credit Trading Framework for the Jordan Lake Watershed: Using Market-Based Mechanisms to Make Watershed Restoration
More Cost-Effective
http://www.cfra-nc.org/documents/FinalReport-FullReport_000.pdf
11. All BMPs have a
Volume/Pollutant Profile
Volume of water flow
Suspended Solids
Nitrogen
Phosphorus
STORMWATER FLOW AND QUALITY, AND THE EFFECTIVENESS OF NON-PROPRIETARY STORMWATER TREATMENT MEASURES — A REVIEW
AND GAP ANALYSIS (2004) Monash University (Australia) http://www.catchment.crc.org.au/pdfs/technical200408.pdf
12. Table 1: Comparison of Bulk Density for undisturbed
Soils and Common Urban Conditions (Compiled from
various sources)
Undisturbed Soil Type or Urban Surface Bulk
Condition Density (g/cc)
Peat 0.2 to 0.3
Compost 1.0
Sandy Soil 1.1 to 1.3
Silty sands 1.4
Silt 1.3 to 1.4
Silt Loams 1.2 to 1.5
Organic Silts/Clays 1.0 to 1.2
Glacial Till 1.6 to 2.0
Urban Lawns 1.5 to 1.9
Crushed Rock Parking Lot 1.5 to 2.0
Urban Fill Soils 1.8 to 2.0
Athletic Fields 1.8 to 2.0
ROW and Building Pads 1.5 to 1.8
(85% Compaction)
ROW and Building Pads 1.6 to 2.1
(95% Compaction)
Concrete Pavement 2.2
Quartzite 2.65 http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP36.pdf
13. Reversing of Compacted
Soils
• Soil Amendments
• Compost Amendments
• Reforestation
http://www.cwp.org/Resource_Library/Center_Docs/PWP/ELC_PWP37.pdf
• Time
14. Benefits and Consequences
of Compost Amendments
Compost Amendments Can:
• Increase Porosity
• Reduce Peak Flows
• Produce Thicker lawns
• Reduce Fertilizer Applications
and Watering Needs
• Create better lawns, faster
http://www.epa.gov/ednnrmrl/publications/reports/epa600r00016/epa600r00016.pdf EPA/600/R-00/016
15. Benefits and Consequences
of Compost Amendments
Compost Amendments May:
• Increase Concentrations of N and P
(Decrease Total Amounts)
• May lose benefits over time
• Amendments can be tilled or applied
directly and reseeded.
• 2:1 ratio soil to compost tilled to at
least 12 inches
• Construction compaction can reach
24 inches
http://www.epa.gov/ednnrmrl/publications/reports/epa600r00016/epa600r00016.pdf EPA/600/R-00/016
16. All Land Uses have a
Water Profile
Barriers: It takes time and money to
measure predevelopment conditions and
post-development conditions
Cost to amend soil decreases, per lot, as
area amended increases
17. LID Can Improve Water
Quality & Water Quantity
How we develop
Where we develop
(and where we do not)
What we do with the Run-off
(Pipe or Percolate)
18. LID Can Improve Water
Quality & Water Quantity
http://www.epa.gov/smartgrowth/water_resource.htm http://www.epa.gov/smartgrowth/water_density.htm
19. LID Can Improve Water
Quality & Water Quantity
• Impacts on Land Start At the
Grading Stage
• Fertilizers can have an impact
on water quality, even in LID
Neighborhoods
• Volume and Peak Flows were
kept at predevelopment levels.
• Need to Control Compaction,
Minimize Soil Disturbance, and
have on-site supervision.
http://www.jordancove.uconn.edu/jordan_cove/publications/final_report.pdf
20. LID Can Improve Water
Quality & Water Quantity
Development Impacts Water Quality
• Alters Stormwater and Wastewater Flows
• Negatively Impacts water-related
ecosystems
• Impacts water Quality through
• Creation of Impervious Surfaces
• Spatial Position of Development
relative to natural features
• Introduction of Contaminants
• Impacts Wastewater through consumption
of water and the Stormwater it generates
http://www.nahb.org/fileUpload_details.aspx?contentID=112936
21. LID Can Improve Water
Quality & Water Quantity
National Association of Home-Builders has
a large amount of information regarding
costs and benefits of Low Impact
Development
Perceived Barrier: It costs more and
does not provide a benefit to the builder
Actual Barrier: Educating the entire
community to the value versus costs of
LID (Lower Stormwater Costs, more land
can be developed; cost savings to the
community, etc.)
http://www.nahb.org/fileUpload_details.aspx?contentID=112936
22. LID Can Improve Water
Quality & Water Quantity
… (In) the vast majority of cases,
significant savings were realized due to:
• reduced costs for site grading and
preparation,
• stormwater infrastructure, site paving, and
landscaping.
• Total capital cost savings ranged from 15
to 80 percent when LID methods were
used...
http://www.epa.gov/owow/nps/lid/costs07/documents/reducingstormwatercosts.pdf
23. LID Can Improve Water
Quality & Water Quantity
http://www.epa.gov/owow/nps/lid/costs07/documents/reducingstormwatercosts.pdf
24. LID Can Improve Water
Quality & Water Quantity
http://www.epa.gov/owow/nps/lid/costs07/documents/reducingstormwatercosts.pdf
25. LID Can Improve Water
Quality & Water Quantity
• Site Design was 103 Lots on 24 Acres
• Conventional Site Design required 270,000 Cu Ft of
Stormwater Facilities
• LID Required 55,000 cu ft of stormwater facilities
• 62% of land was saved as open space
• Cost Savings of 20% to the Developer
• 10% More units were able to be built than
conventional design would have allowed.
Managing stormwater in Pierce County: Kensington Estates case study sheds light on low impact development
http://www.djc.com/news/en/11135654.html
26. LID Can Improve Water
Quality & Water Quantity
Type of Residential Disturbed Open Space Conserved Space
Development Space
Low Density Could be entire Yes – may be No
(e.g. 1 unit/2a) site yard
Cluster Could Be entire Fragmented No
site
Open Space 50% or less 50% or More Open Space can
be undevelopable
Conservation Less than 50% More than 50% Undevelopable
area excluded
Barrier(s): How each is defined varies by community/county
27. Need to change thinking from
stormwater as waste to
stormwater as resource.
Barrier: Need
to change the
way we think
about water
http://waterparadigm.org/indexen.php?web=./home/homeen.html http://www.onthecommons.org/media/pdf/original/OurWaterC
omonsOctober2008English.pdf
28. Need to Change thinking from
stormwater as waste to
stormwater as resource.
Barrier: We cannot
solve our problems
at the same level of
thinking that
created them
We need a new
way of looking at
our water quality
and water quantity
problems
http://www.clemson.edu/restoration/events/past_events/sc_water_re http://www.coe.neu.edu/environment/DOCUM
sources/t4_proceedings_presentations/t4_zip/zimmer.pdf ENTS/Wingspread%20Final%20Report.pdf
29. Need to Change thinking from
stormwater as waste to
stormwater as resource.
“An urban area is an ecological system
wherein humans, habitat,
transportation and water infrastructure,
and terrestrial and aquatic flora and
fauna exist in symbiosis and
interdependence. Urban fresh waters
are the lifeline for ecological and
economical sustainability, yet the fresh
water resources are being impaired to
a point that the integrity of urban
waters has been damaged by excessive
development and overuse….”
http://www.coe.neu.edu/environment/DOCUM
ENTS/Wingspread%20Final%20Report.pdf
30. Need to Change thinking from
stormwater as waste to
stormwater as resource.
The concept of the Cities of the Future,
the fifth paradigm of urbanization… is a
paradigm of integration
• Future, and existing, urban
developments will accommodate
landscape, drainage, transportation
and habitat infrastructure systems
• Cities will be resilient to extreme
hydrological events and pollution
• There will be adequate amounts of
clean water for sustaining healthy
human, terrestrial and aquatic lives
• There will be an optimal balance
between recreation, navigation and
other economic uses of water.
http://www.coe.neu.edu/environment/DOCUM
ENTS/Wingspread%20Final%20Report.pdf
31. Need to Change thinking from
stormwater as waste to
stormwater as resource.
SESSION LAW 2009-243
HOUSE BILL 749
“The Code may include rules pertaining to the construction or renovation of
residential or commercial buildings and structures that permit the use of
cisterns to provide water for flushing toilets and for outdoor irrigation. No
State, county, or local building code or regulation shall prohibit the use of
cisterns to provide water for flushing toilets and for outdoor irrigation. As
used in this subsection, 'cistern' means a storage tank that is watertight; has
smooth interior surfaces and enclosed lids; is fabricated from nonreactive
materials such as reinforced concrete, galvanized steel, or plastic; is designed
to collect rainfall from a catchment area; may be installed indoors or outdoors;
and is located underground, at ground level, or on elevated stands.”
32. Barriers to Implementing
LID Across the Region
• All Development Impacts Water Quality (Discharge,
Consumption, Compaction of Soil) (Includes 10%
Impervious Surface and above – as well as 10%
Compacted Surfaces and above.
• Highest Use of the land versus the Best Use of the land
• Need to Change the way we think (Paradigm Shift)
• Water is Water
• Wetlands and streams are undervalued
• One Community’s Outflow is another Community’s
Intake
33. Barriers to Implementing
LEED Across the Region
•
“Everybody
knows….” it
costs more.
http://www.usgbc.org/ShowFile.aspx?DocumentID=2908
34. Barriers to Implementing
LEED Across the Region
•
Sometimes,
its is not
about the
costs (price,)
rather it is
really playing
up the
benefits
http://www.usgbc.org/ShowFile.aspx?DocumentID=2908
35. Barriers to Implementing
LEED Across the Region
Cost premiums
ranging from ZERO%
to 6.27%
Energy Savings from
23% to 50%
Water Savings from
Zero to 78%
http://www.usgbc.org/ShowFile.aspx?DocumentID=2908
36. Case Study: Residential
Development
• 73 Projects
• Range Under 5 Acres to Over
100 Acres
• Utilization of LEED techniques
depend on points awarded and
cost to develop
• Gold and Platinum Certified
Utilize Green Technologies and
Green Construction
• Platinum tend to include
affordable housing and
http://pdfserve.informaworld.com/316990__914017852.pdf
Habitat/wetland restoration
37. Halted construction fills
N.C. waterways with silt
BY PAGE IVEY - The Associated Press
Photograph: Chuck Burton AP May 5, 2010 News and Observer
38. Our Floating Future?
• Research by NC State
University and Bill Hunt
• Being Tested in City of
Durham – Hillendale Golf
Course and Museum of Life
and Science
• Originated in Montana
(2000)
• Costs: $30/sq ft
"When all the plants have grown up, you
don't actually see any of the green plastic. • Benefit: “natural”
It's just a lush green environment on top of removal of Phosphorus and
the pond, so in theory there's a habitat for Nitrogen using
fish, frogs, wildlife as well." Ryan Winston wetland/bog plants
News and Observer – 4/14/2010
39. Barriers to Implementing
LID Across the Region
• Need to look at Decentralized solution for a Decentralized
problem
• Our ordinances hold us back (e.g. State law now requires
communities to allow the use of cisterns and to not prohibit
their use; Definitions of Conservation Subdivisions; Transfer
of Development Rights)
• “Everybody knows….”
40. Post Construction
Maintenance
• Fertilizer
• Animal Waste
• Drought Tolerant Plants
• Native Plants
• Over-watering
41. Conclusion
We have a new resource
We can ‘sing from the same
songbook.’
We can customize our solutions
to meet the requirements of our
communities and our region.
We can have a Win-Win-Win for
the consumer, the developer,
and the community.
If we ‘only’ apply to new
construction, existing conditions
will ‘only’ not get worse.
