View
222
Download
0
Tags:
Embed Size (px)
DESCRIPTION
Sustainable Communities magazine Spring 2012 version 2.2
Citation preview
Sustainable Communities
6i-2
TM
Vol 2, No 2 • Spring 2012 • www.p4sc.org • $12
LA’s New Paradigm:The End of Sprawl?
IN THIS ISSUE
LA’s New Paradigm: The End of Sprawl? ................................ p. 12Glenn Becerra, Sustainability Leader ...................................... p. 16Seattle leads on green buildings ............................................ p. 18Christie bucks GOP in NJ ......................................................... p. 26
Investor Contact: Greg Judge | 617.488.3556| Developer Contact: Greg Voyentzie | 617.488.3203 Boston | San Francisco | Los Angeles
Commited to quality housing
Committed to
improving communities
1
Letter from the editor
When you add up all the money and effort being spent on the
new wave of regional planning across the country, it probably
has a total cost north of $1 billion. So it’s the perfect time to put
forth a simple list of “do’s” and “don’ts” to help make sure that our
communities receive a decent return on that investment.
As regular readers of this column know, I support the goals
of the Sustainable Communities Planning Grants handed out by
the Department of Housing and Urban Development (HUD) and
I think Congress should continue to fund the program. I also
strongly support efforts in California and other states to encour-
age localities to adopt land use and transportation plans that recognize the need to reduce
sprawl, low-occupancy car trips and carbon emissions.
But I know that planning is hard to do effectively, especially when it involves inter-govern-
mental cooperation and coordination.
There has always been opposition to land use planning, and it only seems to be getting stron-
ger. Today’s planners face a convergence of opposing forces:
• Opposition to the idea of climate change and the limits it implies are needed on where
and how we live.
• Resistance to even the suggestion that we make fewer low-occupancy car trips
• Strong lobbying by the fossil fuels industry
• Negative views of public transit, and
• Fear of higher density development and mixed income housing.
In California, opposition to state-mandated regional sustainable communities strategies
has come from two fronts: Tea party activists who hate ‘big’ government of all kinds and
ostensibly ‘liberal’ property owners in affluent communities that oppose increases in density,
and strongly dislike multifamily housing. Both groups hate the notion of increasing use of
public transportation, a key tenet of the current planning process.
Back in northeastern Ohio, where I grew up, officials engaged in a HUD-funded regional
planning effort face a different problem: Almost no one believes that this latest stab at re-
gional strategizing will yield any concrete results. Throughout the region’s 30-plus years of
economic decline, they have seen false start after false start on long-term, regional economic
cooperation. This time, there’s a greater focus on sustainability, but that means nothing to the
average voter. They want to know there’s a reasonable chance of it producing concrete ben-
efits in a reasonable time frame, and the only metric that matters is jobs.
Planners can’t change that context, but they can avoid some of the most common mis-
takes I have seen in recent planning efforts by following this simple list of Do’s and Don’ts:
n Do invest in the groundwork of explaining the benefits of planning for regular citizens.
n Do show that regional planning respects local autonomy and self-governance
n Do reassure people that encouraging density and transit does not mean they will have
to give up their cars or their lawns.
n Don’t lose sight of the trees for the forest (or, don’t ignore short-term results)
n Don’t ask for public input that you don’t really want.
n Don’t mention the United Nations or any of its pronouncements on climate change or
sustainability.
That’s just for starters. For more details, go to www.p4sc.org
Sustainable Communities Magazine
Editor and PublisherAndre Shashaty
Office & Member Services DirectorCarol Yee
Art DirectorKay Marshall
Advertising & Conference Sales ManagerWendy Chaney
Associate EditorChristopher Roche
Board of Directors Rev. Betty Pagett, Community
Acceptance Strategist
Patrick Sheridan, Senior Vice President for Housing Development,
Volunteers of America
Leadership Advisory Board Richard Baron, Chairman and CEO,
McCormack Baron Salazar
Doug Bibby, President, National Multi Housing Council
Christine CarrManager, Community Development Finance
Silicone Valley Bank
Henry Cisneros, Executive Chairman, CityView; former secretary, U.S. Dept of Housing and
Urban Development
F. Barton Harvey, Former chairman and CEO, Enterprise Community Partners
William C. Kelly, Jr., President, Stewards of Affordable Housing for the Future (SAHF)
Kerry Mazzoni, Public policy consultant, former state legislator and former
California Secretary of Education
Nicolas P. Retsinas, Director, Joint Center for Housing Studies, Harvard University
Caleb Roope, President/CEO, The Pacific Companies
Mitchell Silver, PP, AICPDirector
Department of City Planning for Raleigh, N.C.
Sustainable Communities Magazine is published by Partnership for Sustainable Communities (“PSC”) is a private nonprofit organization incorporated in Califor-nia. It is not affiliated with the United States federal in-teragency “Partnership for Sustainable Communities,” which is a venture between HUD, DOT and EPA. PSC is not supported by government funding. It depends entirely on membership dues and charitable donations to cover its costs. To make a donation, go to www.p4sc.org and click on the “donate now” button at the top of your screen in the green bar on the left. To join our cause, click on “become a member” also in the green bar.
914 Mission Ave, Suite 4A, San Rafael, CA 94901 415 453 2100 ext 302 www.P4SC.org
Sustainable Communities
6i-2
SCS
TM
By Andre Shashaty
Vol 2, No 2 • Spring 2012 • www.p4sc.org
Making our investment count
SuStainable CommunitieS • SPRING 20122
NeW direCt ioNS
Cities in the United States lag
behind those in the rest of the
world in planning how they will
adapt to climate change, according to
a new report from the Massachusetts
Institute of Technology (MIT).
The university summarized the re-
sults of a global survey of cities in the
report titled Progress and Challenges
in Urban Climate Adaptation Planning.
The survey was conducted in collabo-
ration with ICLEI-Local Governments
for Sustainability. The report provides
insight into how cities around the
world are preparing for the impact of
climate change.
Results of the survey of 468 cities
that are members of ICLEI showed that
nearly half of survey respondents re-
port impacts they attribute to changes
in temperature, precipitation, sea level,
or natural hazards that they attribute to
climate change.
Approximately 27% of cities in the
U.S. are conducting climate risk and
vulnerability assessments (or have
completed one) and 59% are engaged
in climate adaptation planning. Despite
these high rates overall, the U.S. has the
lowest percentage of cities engaged in
assessments and planning relative to
other regions, according to the report.
Those cities that report that they are
taking action are largely in the early
preparation stages. Overall, few cities
have engaged the federal government,
although many are coordinating with
other cities.
Sixty-eight percent of cities world-
wide report that they are pursuing ad-
aptation planning, with Latin American
and Canadian cities having the highest
rates of engagement (95% and 92%
respectively) and the U.S. having the
lowest (59%), the report said.
The impacts that most concern cit-
ies have to do with increases in storm
water runoff and how to manage it. Of
the respondents, 65% said they were
concerned about higher storm runoff.
Methodology:
A survey was sent to communities
that are members of ICLEI-Local Govern-
ments for Sustainability. A total of 468
cities (44%) completed the 40-question
survey, with the majority of respondents
being from the U.S since this is where
ICLEI has the largest membership.
The survey asked respondents
about changes in natural hazards, tem-
perature, precipitation, and sea level
rise they have noted or experienced
in the past five years, relative to his-
torical trends. A total of 372 survey
respondents, or 79%, report some
changes in these categories.
The most common observation,
reported by 81% of the cities, is an in-
crease in natural hazards. Within this
category, 41% report an increased inten-
sity in storms, followed by 31% noting
longer periods of drought. Flooding also
is a major concern, with 13% of the cit-
ies reporting coastal flooding and 30%
reporting inland flooding. ❧
U.S. cities lag behind in climate adaptation
Municipal leaders from across the world gathered in Bonn, Germany,
recently to attend the Third Global Forum on Urban Resilience and Adapta-
tion. Sponsored by ICLEI, the event covered a wide range of topics related
to preparing for and adapting to climate change.
In 2010, ICLEI introduced a process for climate adaptation planning,
similar to its process for climate change mitigation (ICLEI 2011). The five
milestones of ICLEI’s climate adaptation planning process, listed below,
illustrate the broad scope and comprehensive nature of city climate adap-
tation plans. They are as follows:
City leaders gather to discuss adaptation to climate change
1. Conduct a climate
resiliency study
2. Set preparedness goals
3. Develop a climate
preparedness plan
4. Publish and implement
the climate preparedness
plan
5. Monitor and reevaluate
resiliency
PH
OT
O: W
IKIM
ED
IA C
OM
MO
NS
At Silicon Valley Bank we pride ourselves on providing financial solutions to not only the businesses in the communities we serve but to the people of our communities too.
Silicon Valley Bank’s Community Development Finance Practice is committed to serving the needs of our communities’ housing and community development organizations. We provide a consistent and dependable source of financing for projects.
Christine Carr, Manager, Community Development Finance555 Mission Street, Suite 900, San Francisco, California 94105Phone 415. 764.3124 Email [email protected]
svb.com
©2012 SVB Financial Group. All rights reserved. Silicon Valley Bank is a member of FDIC and Federal Reserve System. SVB>, SVB>Find a way, SVB Financial Group, and Silicon Valley Bank are registered trademarks. B-12-12026. Rev. 02-24-12.
Specialists in Affordable Housing Lending
B_CDF_Partnership for Sustainable Communities_0212_1e.indd 1 2/27/12 9:09 AM
At Silicon Valley Bank we pride ourselves on providing financial solutions to not only the businesses in the communities we serve but to the people of our communities too.
Silicon Valley Bank’s Community Development Finance Practice is committed to serving the needs of our communities’ housing and community development organizations. We provide a consistent and dependable source of financing for projects.
Christine Carr, Manager, Community Development Finance555 Mission Street, Suite 900, San Francisco, California 94105Phone 415. 764.3124 Email [email protected]
svb.com
©2012 SVB Financial Group. All rights reserved. Silicon Valley Bank is a member of FDIC and Federal Reserve System. SVB>, SVB>Find a way, SVB Financial Group, and Silicon Valley Bank are registered trademarks. B-12-12026. Rev. 02-24-12.
Specialists in Affordable Housing Lending
B_CDF_Partnership for Sustainable Communities_0212_1e.indd 1 2/27/12 9:09 AM
SuStainable CommunitieS • SPRING 20124
1 Cincinnati Studying Form baSed
development Code
In an attempt to revitalize its
downtown, Cincinnati is studying the
implications of adopting a form-based
development code that will offer devel-
opers and businesses alike much more
flexibility as the City attempts to rede-
fine itself.
Form-based codes are exactly that,
a set of parameters and guidelines that
allow neighborhoods to create their
own form and design style based on
look rather than land use. Typical zon-
ing codes that are present in nearly
every municipality across the U.S.
outline a detailed set of criteria that
defines the use restrictions for certain
areas. This type of planning has cre-
ated great places, but form-based code
is by far the more aggressive approach
to reshaping neighborhoods as it aligns
incentives and mitigates risk by focus-
ing on compatible design rather than
land use.
Cincinnati’s proposed code, which
they hope to have approved by the end
of 2012, will have three aims: enhancing
walkability, strengthening economy and
reinforcing character. Aside from those
broad aims, the specifics of the code
are incredibly lenient and to be deter-
mined primarily by the stakeholders in
each neighborhood.
City officials and other prominent
community members have recently
taken trips to Nashville, TN to observe
what the adoption of a similar form-
based code has done for their City. In
meeting with City staff and members
of the public, the feedback has been
extremely positive and the results
speak for themselves. With such broad
aims and a great urban foundation to
build upon, if this code is passed later
this year keep an eye on Cincinnati.
For more information visit www.
cincinnati-oh.gov.
2 dallas City puSheS tranSit oriented
development
City Hall is committed to making
transit oriented development around
their DART system a reality. While the
intended investment near the City’s main
southerly serving transit service has not
occurred as planned, City officials are
not willing to count it out just yet and
they are reaching out to the public for a
little help.
By engaging the public and listening
to what they would like to see in terms of
improving their transit hubs, the City is
taking initiative in making development
in these areas more attractive. On top of
their proactive community engagement,
the City will using a Department of Hous-
ing and Urban Development Community
Challenge Grant to lure new residential
and commercial development.
The goal of this program, commonly
known as DallasTOD, is to create safe, at-
tractive and thriving community centers
that offer a range of affordable housing
options for current and future residents
and improved access to transit.
“Dallas TOD is an integral part of my
GrowSouth comprehensive strategy to
build a foundation for sustainable growth
in Southern Dallas” said Mayor Mike
Rawlings, “I believe that it will help jump-
start growth in these key areas within
the next three years.”
For more information on DallasTOD
and to learn how you can get involved,
visit www.dallastod.com.
3 new Jersey Creating SuStainable
CommunitieS one proJeCt
at a time
Sustainable Jersey, a certification
program for municipalities that want
to go green, has partnered with the
PSEG Foundation, the charitable arm of
the New Jersey utility, to provide grant
AroUNd the NAtioN
16 7
2
3
4
PHOTO: WIKIMEDIA COMMONS
5
SPRING 2012 • SuStainable CommunitieS 5
money for local projects that would oth-
erwise go unfunded.
The goal is to make New Jersey
towns, “more livable, environmentally
friendly and prosperous.”
Being the first state in the nation to
have a comprehensive sustainability pro-
gram, New Jersey’s progressive stance
on these issues is the driving force be-
hind this meaningful local investment ve-
hicle. Throughout 2012, the Sustainable
Jersey Small Grant Program will award 4
- $20,000 grants, 8 - $10,000 grants, and
20 - $2,000 grants which are intended to
support New Jersey municipalities par-
ticipating in their certification program
to institute greening and sustainability
initiatives within their communities
and better the quality of life for their
residents. This money will go towards
projects such as electric vehicle charging
stations, school food composting centers
and community gardens.
According to their website, these
sustainability projects will serve as prac-
tical models for the rest of State while
making measurable contributions toward
the long-term goal of a sustainable New
Jersey. Since its inception in 2009, the
grant program has awarded $595,000
towards the completion of such projects.
Grant applications for the current
cycle are due July 15, 2012. For more in-
formation regarding future grant cycles
and how to get involved, visit www.sus-
tainablejersey.com.
4 massachusetts aFFordable houSing
inveStment StrengthenS
Community
The state has awarded $105 million
in affordable housing resources and tax
credits to support the construction of
2,196 affordable units across the state.
The investment was made up of
more than $23 million in federal low-
income housing tax credits; $20 million
in state low-income housing tax credits;
and $61 million in state and federal
housing program subsidies.
In a recent press release, Gov. Deval
Patrick stated that, “Creating afford-
able housing helps to generate jobs,
grow local businesses and strengthen
our communities. Government’s role
is to help people help themselves, and
investing in affordable housing will build
a better Commonwealth for generations
to come.”
By fighting for this funding and
invigorating the local economies with
the creation of construction jobs and
the positive economic externalities as-
sociated with an increased affordable
housing supply, the Massachusetts ad-
ministration is setting a great example
for the rest of the country.
To see a complete list of the projects
that were awarded funding, visit www.
mass.gov.
5 new york CityCiti bike Share program to
launCh thiS Summer
Finding a way to interject a bike shar-
ing program as a partial solution to big
city transit woes has been all the rage
over the last several years. Citi Bike,
the looming NYC Bike Share program, is
scheduled to roll out this summer with
a phased expansion that will eventually
build a network of 10,000 bikes located at
600 docking stations throughout the city.
This audacious system was privately
financed by a $41 million, 5-year invest-
ment from Citi and a $6.5 million spon-
sorship from MasterCard, according
to Transportation Nation. Initially the
plan was to roll out the program in one
massive installation, seeing as users
will benefit the most when the entire
network is developed, but as roadblocks
occurred the new plan split the system
into 5 phases. The initial phase will in-
clude everything south of Central Park
in Manhattan and will eventually reach
into the Upper East & West Sides as well
as much of Brooklyn.
Perhaps the most amazing feat that
NYC has pulled off is that this transpor-
tation system was cost-free to the City’s
residents. “We’re getting an entirely
new transportation network without
spending any taxpayer money,” Michael
Bloomberg, the Mayor of NYC said at a
recent press conference. “Who thought
that could be done?”
The program will be maintained by
Alta, an international bike share compa-
ny based in Portland. The bikes them-
selves will be docked throughout the
City and riders can rent the bikes on a
one-time or monthly-subscription basis.
This system will revolutionize the way
New Yorkers get around and will hope-
fully set a positive precedent for other
large cities to adopt similar programs.
To learn more about the Citi Bike
program, visit Citi Bike program.
6 bouldertaking energy poliCy to
the people
Similar to many other municipalities
across the country, Boulder has been
working on a forward-looking energy
policy. Unlike many of those same mu-
nicipalities, Boulder is taking an aggres-
sive approach to reduce its dependence
on non-sustainable energy sources.
Late last year the City’s 97,000
residents rallied to vote against Xcel
Energy, their local utility provider, and
“condemn” their electrical business
within the City limits. In an attempt to
advance their 70% renewable energy
—continued on pAge 32
PH
OT
O: ©
TH
E C
ITY
OF
NE
W Y
OR
K
SuStainable CommunitieS • SPRING 20126
m ost cities have a valuable green
resource that is visible when
you drive down the street, but
invisible when public policy decisions are
made. Now more communities are as-
sessing their “green infrastructure” and
taking a hard look at its tangible values.
Trees, shrubs, and green spaces
form a natural system almost everyone
likes intuitively, but when it comes to
the growth and development tradeoff,
decision makers have a lot of engineer-
ing quality data describing the gray
infrastructure and very little data of
any kind about the green infrastructure.
Given these facts, it is not surprising
that cities have been slowly losing valu-
able green infrastructure for decades
and that changing this dynamic is fun-
damental in planning sustainable cities.
We all know that a city with a lot of
trees is a better place to live than one
without because trees do good things
like clean and cool the air and water, but
how does that abstract notion stack up
against the value of a convenient new
strip mall? The answer is that for most
cities, it doesn’t carry much weight
when land use decisions are made.
I believe that cities must consider
the facts about the value of the green
vs. the value of the gray infrastructure.
One of the biggest steps a community
can take in the direction of sustainabil-
ity is to officially acknowledge the po-
tential of their green infrastructure by
spatially mapping their tree canopy so
that the gray and green infrastructure
can interact as one in the cities Geo-
graphic Information System. Trees and
concrete are the yin and yang of city in-
frastructure, they interact in a way that
results in very tangible benefits for the
city, and this synergistic interaction is
central to the concept of sustainability.
An accurate and inexpensive digital
Green infrastructure for sustainable cities
CommUNity pLANNiNg
By Gary Moll
Who’S doing What With hud planning money
Over the last two years, HUD has awarded 152 sustainable communities planning grants, totaling $240 million that have in turn secured almost $253 million in private investment and commitments from local partners. Here is
a list of the winners of 2011 Sustainable Communities Planning Grants.
East Arkansas Planning and Development District AR $2,600,000 Metroplan AR $1,400,000 Metropolitan Transportation Commission CA $4,991,336 Denver Regional Council of Governments CO $4,500,000 East Central Florida Regional Planning Council FL $2,400,000 Fremont County Idaho ID $1,500,000 Flint Hills Regional Council, Inc. KS $1,980,000 Regional Economic Area Partnership KS $1,500,000 Baltimore Metropolitan Council MD $3,503,677 Tri-County Regional Planning Commission MI $3,000,000 Northwest Michigan Council of Governments MI $660,000 Opportunity Link, Inc. MT $1,500,000 Cape Fear Council of Governments NC $1,130,000 Centralina Council of Governments NC/SC $4,907,544 Omaha-Council Bluffs Metropolitan Area Planning Agency (MAPA) NE/IA $2,045,000 Nashua Regional Planning Commission NH $3,369,648 Rutgers, The State University of New Jersey NJ $5,000,000 Doña Ana County NM $2,000,000 City of Henderson on behalf of the SNRPC NV $3,488,000 Adirondack Gateway Council Inc NY $750,000 Niagara Frontier Transportation Authority NY $2,000,000 Rural Economic Area Partnership Investment Fund ND $1,500,000 County of Erie Pennsylvania PA $1,800,000 Lehigh Valley Economic Development Corporation PA $3,400,000 State of Rhode Island RI $1,934,961 Shelby County Government TN/MS/AR $2,619,999 Heart of Texas Council of Governments TX $660,000 Northwest Regional Planning Commission VT $480,000 Two Rivers-Ottauquechee Regional Commission VT $540,000
model the green resources in an ur-
ban area can be produced from aerial
photography. The process starts with
National Agricultural Imagery Program
(NAIP). This is high-resolution imagery,
with national coverage that is available
free of charge. The image can be con-
verted into land cover data by the Global
Ecosystem Center (GEC) that is ready for
use in a city’s GIS system. The cost to do
this has fallen dramatically in the past
few years.
The process can generate savings
that will easily pay for the costs. For
example, an average city will identify
opportunities to save about $60,000
per square mile in storm water manage-
ment alone through this process.
To learn more about this sustainabil-
ity opportunity, go to www.systemecol-
ogy.org.
Gary Moll is President & System
Ecologist at the Global Ecosystem Cen-
ter in Washington, DC. ❧
SuStainable CommunitieS • SPRING 20128
developers of affordable apart-
ments using the federal hous-
ing tax credit have begged the
Federal Housing Administration to
offer reasonably timely and not-overly-
onerous underwriting for guaranteed
loans on their projects. Now the FHA is
testing a program that would provide
more insured 35-year fixed-rate financ-
ing for more projects.
FHA’s new Multifamily Low Income
Housing Tax Credit Pilot Program will
allow borrowers to benefit from ac-
celerated processing and low interest
rates. The rate was below 4% for 30-
35 year fixed rate money in May.
The Pilot will be conducted initially
in the Boston, Chicago, Detroit and
Los Angeles FHA Hubs. These offices
will process loan applications for all of
their associated program centers. The
first phase of the Pilot will apply to
the following three types of financing
transactions:
• Permanent financing for recently
constructed or substantially re-
habilitated projects processed
under a waiver of the 3-year rule
• Acquisition and/or refinance and
moderate rehabilitation of prop-
erties with at least 90% of the
units supported by project based
rental assistance
• Permanent financing and moder-
ate rehabilitation of stabilized tax
credit projects that are being re-
syndicated
Potential benefits of this program include:
• Targeted processing timeframes
of 60-90 days with closings in 90-
120 days (previously times could
stretch to 12 months or longer)
• Moderate rehabilitation of up to
$40,000/unit in hard costs, an
increase from $15,000 per unit.
• The legal requirement to pay
prevailing area wages for projects
(Davis Bacon) does not apply,
which is a divergence from the
FHA Sec. 221(d)(4) program.
The Pilot program will modify
elements of the existing FHA 223(f)
program for use specifically with af-
fordable projects, whose substantial
rehab costs previously had triggered
the requirement that loans be pro-
cessed pursuant to lengthier and more
cumbersome FHA 221(d)(4) program
guidelines, according to the Affordable
Housing Group or Red Mortgage Capi-
tal, LLC. The firm is one of the partici-
pating lenders.
Since many affordable projects must
AffordABLe hoUSiNg
Developers get new debt financing help for affordable housing tax credit projects
houSing taX Credit pilot program : SeleCted lenderS
AGM Financial Services, Inc.
Berkadia Commercial Mortgage, LLC
CBRE HMF, Inc.
CWCapital, LLC
Developers Mortgage Corporation
Draper and Kramer Commercial Mortgage Company
Enterprise Community Investment, Inc.
Forest City Capital Corporation
Gershman Mortgage
Lancaster Pollard Mortgage Company
Love Funding
Oak Grove Capital
Oppenheimer Multifamily Housing & Healthcare Finance Corporation
P/R Mortgage & Investment Corporation
PNC Real Estate
Prudential Huntoon Paige Associates, LLC
Red Mortgage Capital, LLC
Rockport Mortgage Corporation
StJames Capital, LLC
Wells Fargo Multifamily Capital
be completed within limited timeframes,
the FHA 221(d)(4) simply was not com-
patible as a viable option for a number
of projects, said Tracy W. Peters, Senior
Managing Director of the group.
Red is one of the country’s most
active FHA lenders, having extensive
market rate and affordable housing
experience. The firm has underwritten
and closed approximately 539 FHA
insured loans ($3.4 billion) since April
2002 and currently is the nation’s lead-
ing FHA MAP lender by closings ($640
million) based on HUD’s Fiscal Mid-Year
data reports.
“The HUD 223(f) program cur-
rently provides access to some of
the best and most efficient financing
terms available, including long term,
fixed rate loans at below 4.0%. This
pilot expands this attractive financing
to moderate rehabilitation tax credit
properties; a segment that can benefit
significantly from this program,” said
Nick Gesue, chief credit officer and
senior vice president with Lancaster
Pollard, one of the lenders selected to
participate in the program. ❧
©2012 JPMorgan Chase & Co. All rights reserved.
In the Lead with LEEDs Investing in homes that benefi t families and the environment
Photo by Sally Painter
JPMorgan Capital CorporationHousing Investments
+1 312 732 7900
new Jersey makes bold moves on siting projects
The state of New Jersey is taking on the very important but very contro-
versial issue of how sites for affordable housing are selected with some bold
new policy proposals.
The state is looking to increase the construction of affordable units in high
achieving school districts and limit further development in areas already con-
taining large amounts of federal and state financed low and moderate income
housing. That means putting more projects in the suburbs, an idea that is cer-
tain to meet with strong opposition from local property owners.
—continued on pAge 32
SPRING 2012 • SuStainable CommunitieS 9
Leaders in Sustainability
The Partnership for Sustainable Communities is a nonprofit educational and advocacy organization. We depend on members to advance our mission. For more information, go to www.p4sc.org, or call 415-453-2100 x 303
With offices throughout California and in Washington D.C., the law firm of Best Best & Krieger is a leader in sustainability related legal services. Founded 120 years ago, we know California, federal and state laws and the regulators and stakeholders who implement and influence them. Our multi-disciplinary “Green Team” attorneys have in-depth expertise in green building law, and land use planning, water law, environmental laws including NEPA and CEQA, gov-ernment relations and contracts for renewable energy and other sustain-able projects.
BB&K embraces the pressing need to enhance community sustainability by assisting public and private sector clients in creating and complying with regulatory standards and incentives.
BRIDGE Housing Corporation, the leading nonprofit developer of af-fordable housing in California, creates and manages a range of high-quality, affordable homes for working families and seniors. Since it was founded in 1983, BRIDGE has participated in the development of over 14,000 homes serving more than 37,000 Californians. For more information, visit www.bridgehousing.com.
Burbank Housing is a local non-profit organization dedicated to increas-ing the supply of housing in Sonoma County, so that low-income people of all ages, backgrounds and special needs will have a better opportunity to live in decent and affordable housing.
City Real Estate Advisors, Inc., (“CREA”) is a full service LIHTC Syndica-tor with tax credit equity financing in excess of $1 billion for 180+ transac-tions since inception. Formed in 2001, by Jeffrey A. Whiting, CREA is commit-ted to the clients we serve; developers, borrowers and investors alike. CREA was founded on the Real Estate First philosophy that behind every excep-tional real estate investment is funda-mentally sound real estate. Our team pledges to provide innovative real estate investment solutions by apply-ing our five corporate tenets of Trust, Respect, Integrity, Attitude and Com-mitment to every facet of our business.
We have expanded nationally, head-quartered in Indianapolis, IN with offices in Boston, MA, Austin, TX and Portland, OR.
Dominion Due Diligence Group (D3G), is headquartered in Richmond, Virginia. D3G, established in 1994 by
Robert E. Hazelton, provides full-ser-vice environmental and engineering real estate due diligence nationwide. D3G’s third party reporting is used for HUD-FHA, Fannie Mae, Freddie Mac, conventional lending and property transactions. D3G’s services focus on affordable housing, elderly care facili-ties and historical rehabilitations. D3G is currently the largest due-diligence consulting firm in the nation special-izing in HUD-insured commercial loans for multifamily and elderly care housing. Our services include: Capital Needs Assessments, Environmental Site Assessments, Energy Audits, as well as Architectural Review and Cost Estimations.
Forest City Enterprises, Inc. is an owner, developer and manager of a diverse portfolio of premier real es-tate property located throughout the United States. Forest City operates under three strategic business units:
• The Commercial Group is Forest City’s largest business unit - with 96 retail, office, arena, hotel and mixed-use properties.
• The Residential Group owns and/or manages rental units in urban and suburban apartment communities, adaptive re-use, supported living properties and military housing.
• The Land Development Group works with major corporations and individual landowners in developing master-planned communities and land for residential, commercial and industrial use.
The Partnership for Sustainable Communities welcomes the following new organizational members, and applauds them for making American communities more environmentally, socially and economically sustainable.
Organizations that support and work for healthy, successful communities
Gateway Planning provides town design, implementation and economic development services to both public- and private-sector clients. We work with communities, local governments, state agencies, universities and devel-opers to facilitate growth in mixed-use, pedestrian-friendly patterns. We focus on mixing of housing types, neighbor-hood retail, pocket parks, community schools, great civic spaces and trans-portation choice, integrated by streets designed for both cars and people.
Through master plans for downtowns, urban cores, neighborhoods, uni-versities and fast-growing suburban growth corridors, we bring plans to life with form-based urban codes that both elevate quality of life and harness the market’s ability to deliver profitable, sustainable neighborhoods.
Gubb & Barshay LLP, established by Natalie Gubb and Scott Barshay in 1993, is widely-known as one of the top law firms specializing in the field of affordable housing. Based in San Francisco, California, the firm is rec-ognized nationally for its expertise in the low income housing tax credit program and in other affordable housing finance programs.
The Lincoln Institute of Land Policy is a leading resource for key issues concerning the use, regulation, and taxation of land. Providing high-quality education and research, the Institute strives to improve public dialogue and decisions about land policy. As a private operating foun-dation whose origins date to 1946, the Institute seeks to inform decision making through education, research, policy evaluation, demonstration projects,and the dissemination of information, policy analysis, and data through our publications, Web site,
and other media. By bringing to-gether scholars,practitioners, public officials, policy makers, journalists, and involved citizens, the Lincoln In-stitute integrates theory and practice and provides a non partisan forum for multidisciplinary perspectives on public policy concerning land, both in the U.S.and internationally.
McCormack Baron Salazar is the na-tion’s leading for-profit developer of economically integrated urban neigh-borhoods. The company’s communi-ties are known for offering quality, affordable housing and fostering eco-nomic opportunities for residents and neighborhoods. Since 1973, McCor-mack Baron Salazar has been a pioneer in community development and urban revitalization, with over $2.5 billion invested in 149 projects in 36 cities and more than 16,000 units of attractive, high quality housing in urban areas.
The Non-Profit Housing Association of Northern California (NPH) is the collec-tive voice of those who support, build and finance affordable housing. NPH promotes the proven methods of the non-profit sector and focuses gov-ernment policy on housing solutions for lower income people who suffer disproportionately from the housing crisis. Founded in 1979, the mission of NPH is to advance affordable housing as the foundation for thriving indi-viduals, families and neighborhoods. Through NPH, the affordable housing field amplifies its voice to promote in-novative housing solutions at the local, state, and federal level.
A healthy community begins at home. REACH’s mission is to provide quality, affordable housing for individuals, families and communities to thrive.
Since 1982, REACH has pioneered affordable housing and supportive programs that address complex chal-lenges facing communities. REACH has gained local, state and national acclaim for innovation and respon-siveness to difficult urban issues. Our portfolio of over 1,400 units includes new and renovated plexes, apartment buildings and mixed-use developments are across the Portland metropolitan area. REACH also offers a comprehen-sive Resident Services Program, as well as the Community Builders Program, a free home repair service available to senior and disabled homeowners, as well as families suffering from home environmental health hazards. More info at http://reachcdc.org
SARES•REGIS Group of Irvine, Ca-lif., is one of the leading developers and managers of commercial and residential real estate in the western United States. SARES•REGIS Group has a combined portfolio of property and fee-based assets under manage-ment valued at more than $4 billion, including 15 million square feet of commercial and industrial space and more than 13,000 rental apartments. Since its inception, the company has acquired or developed approximately 44 million square feet of commercial properties and 20,000 multifamily and residential housing units.
Since 1896, Volunteers of America has believed that a safe and afford-able home is the foundation for self-sufficiency. Our nationwide portfolio includes large urban complexes and small rural developments, ranging from emergency shelter and transi-tional housing to permanent housing for seniors, families and special needs individuals, many who are among our most vulnerable citizens.
Visit www.VolunteersofAmerica.org to learn more about our housing initiatives and expertise.
12
opponents of sustainable planning and reduced
dependence on private car trips must hate what’s
happening in Southern California. With a surpris-
ing degree of unanimity, the six counties, 191 cities, and
18 million residents in the region that invented jammed
freeways are charting a new course for growth intended
to end 60 years of sprawl.
The regional representatives on the Southern Cali-
fornia Associations of Governments (SCAG) unanimously
adopted the region’s first Sustainable Communities Strat-
egy, which is intended to bring land use planning into line
with the latest plan for spending local, state, and federal
transportation funding.
The 2012 – 2035 Regional Transportation Plan and Sus-
tainable Communities Strategy (RTP/SCS), which is pend-
ing final approval by the California Air Resources Board
and the federal government, will lead to a 9 percent per-
capita reduction in greenhouse gas emissions by 2020
and a 16 percent reduction by 2035, while also accom-
modating an anticipated 4 million additional Southern
California residents during that period.
The amazing part of the story is how SCAG arrived at
a plan that apparently is palatable to the region’s hugely
diverse political interests and politicians as well as its
business and environmental leaders. At press time, none
of the many interest groups in the region had filed a law-
suit to challenge the plan.
Billions to be invested
The plan identifies $525 billion in investments over
the next 23 years, including a connected network of ex-
press high-occupancy toll lanes, closures of critical gaps
in the region’s highway network, system wide Metrolink
improvements (including extensions in Riverside County),
and various strategies to improve and facilitate goods
movement.
In addition, the plan calls for expansion of “active
transportation,” including a regional bike route network
and more walking paths.
The plan reflects the fact that Southern California citi-
zens, businesses and governments know their economic
well being depends on overcoming sprawl and conges-
tion, said Hasan Ikhrata, executive director of the South-
ern California Association of Governments.
SCAG President Glen Becerra said the region was
New Paradigm Hits The Land of Sprawl
>>
SPRING 2012 • SuStainable CommunitieS 13
Southern California adopts sustainable communities plan;
leaders ask state, feds to resolve transportation funding
SuStainable CommunitieS • SPRING 201214
ready for the kind of planning reflect-
ed in the SCS. This country was built
on the mindset that we should be
able to drive anywhere at any time we
want, and Southern Californians have
been making longer and longer com-
mutes for years. But residents of the
region have had enough of conges-
tion, and hope the ongoing expansion
of subways, light rail and bus service
envisioned in the plan will help allevi-
ate it.
“Traffic congestion has followed
us out into the suburbs. The SCS is
about protecting quality of life as we
plan for the future. The plan is about easing congestion,” he
said.
The plan reflects changing demographics and market
demand for higher-density housing, shorter commute times
and more transit options, he added.
“Market forces in Southern California have a lot to do
with why this plan has been accepted by conservative board
members,” said Ikhrata. “In the last ten years, the kind of
housing the region is providing was 70% multi-family and
30% single family. Previously, it was the opposite,” he said.
Critics like to accuse planners who promote density and
transit as declaring “war on suburbia.” Ikhrata responds by
citing the increasing popularity of urban living, especially for
the young and elderly.▲ Los Angeles Metro light rail station
PH
OT
O: L
OS
AN
GE
LE
S C
OU
NT
Y M
ET
RO
PO
LIT
AN
TR
AN
SP
OR
TAT
ION
AU
TH
OR
ITY
hasan ikhrata, SCag executive director
land uSe StrategieS required by State laW
The Sustainable Communities Strategy just adopted
for Southern California is one of many such regional
plans being written by planning organizations throughout
California. The plans are required under Senate Bill 375,
which passed in October 2008. It is intended to help re-
duce greenhouse gas emissions by requiring that regions
plan for more compact growth and reduction of car and
truck trips. It requires that regional planning agencies as-
sign housing production targets that are consistent with
regional sustainability and transportation plans. It re-
quires that those sustainability and transportation plans
set specific targets for reducing greenhouse gas emis-
sions. All 18 California regions must prepare a Sustain-
able Communities Strategy through their Metropolitan
Planning Organizations. Each region must show how it
will reach emissions reductions targets by putting hous-
ing, stores, jobs, and transit closer together.
The first regional planning organization to produce
a Sustainable Communities Strategy was the The San
Diego Association of Governments. That plan has been
challenged in court by the Sierra Club and other envi-
ronmental groups who say it puts too much emphasis on
highways and not enough on public transportation.
Links:
http://www.sandag.org/
http://www.p4sc.org/san-diego-adopts-sustainable-com-
munities-strategy
In the San Francisco area, the Bay Area Association of
Governments has also run into serious headwinds with its
planning process. Most of the opposition comes from op-
ponents of high-density development and skeptics about
the feasibility of increasing public transit use.
Links:
Bay Area Association of Governments
>>
SPRING 2012 • SuStainable CommunitieS 15
“Those who write that this is war on suburbia have not
been to Southern California in the last ten years,” he said.
“Downtown Los Angeles has 75,000 residents. That did not
exist ten years ago. In Pasadena, he said. 17% of households
have no car, thanks largely to high-density residential devel-
opment around the light rail station.
Changing demographics explain the change in market de-
mand, he added. A growing number of senior citizens don’t
want to maintain houses and yards. Young people increas-
ingly reject suburban lifestyles, he added.
The RTP/SCS will incentivize builders and local govern-
ments to move quickly in the direction the market is point-
ing, Ikhrata said. It encourages them to expedite what’s hap-
pening and make sure it’s done well, he said.
The plan is the guiding document for the allocation of
billions of dollars in transportation funds. SCAG and the re-
gion’s transportation commissions will now direct the flow of
transportation funding to projects that are consistent with
the plan.
SCAG is emphasizing the economic benefits of the plan.
Ikhrata said the planned investment in transportation “will
yield a huge economic return.” It will facilitate creation of an
annual average of 174,500 jobs across the region, he said.
The land use portion of the plan sets the goal that over
half of new homes and jobs should be within walking dis-
tance of transit. In 2008, 40% of all housing was near high
quality transit. By 2035, 51% of all housing units will be near
transit.
In 2008, 49% of all jobs were near high quality transit.
By 2035, 62% of all jobs will be near transit
By 2020, 48% of all new housing units will be multi-
family (townhomes, condos and apartments). In 2035, that
percentage will increase to 68%.
The emphasis on density and proximity to transit is
▲ Los Angeles Metro light rail
expected to yield a decline of 7% in the number of “drive-
alone” car trips taken in 2035 in the region compared to
2005. The goals is to see a 15% increase in the number of
trips taken on public transit.
implementation requires funding
It took more than two years for SCAG to come up with the
plan. Now comes the hard part: Convincing state and national
politicians to provide sufficient financing to implement the
plan.
Ikhrata believes the key to attracting funding is a regional
approach. “The more we can show that a dollar spent in Riv-
erside County, for instance, will have a benefit elsewhere in
the region, the greater our chances will be to secure funding,”
he said.
The region has a good start on financing transit expansion
thanks to Los Angeles County voters, who approved
a sales tax measure to financing public transit expan-
sion several years ago. But even the best laid plans
for transportation depend on sustained and predict-
able state and federal funding, which Congress does
not seem inclined to provide in the politically chaotic
year.
Ikrhata notee that the Congressional Budget
Office projects that the federal highway trust fund
would be empty by the 2014 fiscal year. The fund
finances road and highway projects from federal gas
tax proceeds, and as people drive less and buy more
fuel-efficient cars, those proceeds have diminished.
The Regional Transportation Plan/Sustainable
Communities Strategy proposes a range of funding
options, including working with Congress and the
state legislature to replace the gas tax with a vehicle-
mileage user fee by 2025. ❧
3/21/2012
15
29
0
2
4
6
8
2008 2035
Tota
l Job
s (M
illio
ns)
49%
62%
Increasing share of jobs will be within high quality transit areas.
By 2035, there are fewer drive-alone trips and more trips taken by biking, walking, transit and HOV.
30
-10%
-5%
0%
5%
10%
15%
20%
Drive Alone HOV Public Transit Bike/Walk
Chan
ge in
mod
e sh
are
rela
tive
to 2
005
PHOTO: LOS ANGELES COUNTY METROPOLITAN TRANSPORTATION AUTHORITY
SuStainable CommunitieS • SPRING 201216
glen Becerra may be the perfect man to usher in a new
era higher density, less car-dependent living in Southern
California. A Republican from the suburban community of
Simi Valley, Becerra does his share of commuting by car and
enjoys living in a low-density neighborhood of single-family
homes.
But the incoming president of the Southern California
Associations of Governments (SCAG) is also looking ahead
to the future of a region that needs to accommodate
population growth and changing demographics without
aggravating a serious problem with traffic congestion.
He takes over the leadership role of the regional planning
agency just as it starts implementing its newly adopted
Sustainable Communities Strategy. His task is to maintain
the consensus of the disparate groups that came together
to formulate the plan as local jurisdictions and agencies try
to find the resources and political resolve to implement it.
(He takes over the presidency from Pam O’Connor, a Santa
Monica City Council member, who oversaw the final stages
of drafting the plan.)
He says that the Sustainable Communities Strategy
shows that people of all political stripes can collaborate and
find agreement on policy. “There is no place more diverse
than Southern California, and for us to be able to come
together and put forward a plan is remarkable,” Becerra
said.
How did SCAG get the plan adopted in such a diverse
region? “We collaborated with all stakeholders and partners
-- environmental, business, and labor groups, and local
governments. We respected all stakeholders and took their
input seriously. We tried to craft a plan that showed we
respected their input.”
Governments throughout the region have been working
toward higher density and less sprawl for years, assisted by
SCAG through its Compass Blueprint program, he said. “Our
region has been talking about this for a long time.”
The business community fully embraced this plan,
including manufacturers and homebuilders, Becerra said.
He praised local governments for their ability to
cooperate. “We did it not through partisan alliances and
ideologies and ramming all or nothing solutions down
the opposition’s throats…,” he said. “We did it through
compromise and found out that we have much more in
common than we thought going in. We did it the way local
governments have always done it – by listening to opposing
viewpoints and putting into motion things that work.”
Becerra has kind words for environmentalist, business
leaders and local elected officials, all of whom collaborated
in getting the plan adopted. He even says nice things about
the Tea Party representatives who have spoken out against
planning of just about any kind -- and disrupted a few
regional planning meetings up and down the state. But don’t
get him started on the political leaders in California’s capital
or the U.S. Congress.
In his first speech as president, Becerra trashed the
California state legislature in Sacramento and noted that
local governments have to make up for the failures of
state government. He criticized both state and national
leaders for failing to give the region any clarity about
transportation funding in the future. (As background, the
federal government has not passed a six-year transportation
reauthorization bill for years. In Sacramento, budget politics
are a mess, resulting in gridlock and very short-term fixes to
get from year to year.)
Becerra blasted the feds for “putting more responsibility
on us at local level with fewer resources.” A federal
transportation bill is critical. “We at SCAG very much look
forward to the day Congress can pass a transportation
reauthorization bill. It’s critical that they do this. Nothing is
going to happen until that happens.”
Becerra is a member of the city council and has
previously served as Mayor Pro Tem for the City of Simi
Valley, which is located in Ventura County, 37 miles
northwest of downtown Los Angeles. He had been on SCAG’s
Regional Council for ten years. ❧
becerra takes charge of SoCal’s sustainability plan
“there is no place
more diverse than
Southern california,
and for us to be able
to come together
and put forward a plan
is remarkable.”
—Glenn BecerraSCAG incoming president
LeAderS for SuSTAiNAbiLiTy
SPRING 2012 • SuStainable CommunitieS 17
Indianapolis | Boston
Austin | Portland 855.279.CREA (2732)[email protected]
The CommonwealthEnglewood Community Development CorporationIndianapolis, IN 32 units $5,972,146 – Total Equity Invested
Marcis Pointe Wendover Housing Partners, LLC Jacksonville, FL 120 units $7,839,216 – Total Equity Invested
Invested in YouExperience • Financial strength • Delivering what we promise.
That’s our commitment to our clients. It’s the cornerstone of our existence.
Our list of clients includes investors and developers of the best projects, including challenging adaptive reuse projects.
Contact City Real Estate Advisors for full-service tax credit equity syndication.
The San Francisco Bay Area has settled on a key
component of its Sustainable Communities Strategy
or what it has given the rather bland title of “Plan
Bay Area.”
The Metropolitan Transportation Commission
(MTC) and the Association of Bay Area Governments
(ABAG) voted to adopt the Plan Bay Area Preferred
Land Use Scenario and Transportation Investment
Strategy this month.
Plan Bay Area will be the region’s 25-year guide
to jobs, population and housing distribution, as well
as transportation investments. California’s Sustain-
able Communities and Climate Protection Act (SB
375) requires that each of the state’s 18 Metropolitan
Planning Organizations – and in the Bay Area specifi-
cally MTC and ABAG – develop a long-range plan to
reduce per-capita greenhouse gas emissions from
cars and light trucks. The Bay Area is required to
reduce emissions by 7 percent by 2020 and by 15
percent by 2035. SB 375 also requires the plan to
house 100 percent of the region’s projected popula-
tion growth, without displacing current low-income
residents.
“We are making great strides toward adopting a
long-range plan that links local aspirations for com-
munity development with regional objectives, particu-
larly a strong regional economy,” said ABAG President
Mark Luce.
In December 2012, the agencies expect to release
the draft Plan Bay Area, which will be followed by pub-
lic hearings and workshops throughout the region in
January through March 2013. MTC and ABAG are due
to adopt the final Plan Bay Area and certify the final
EIR in April 2013. ❧
Sf bay Area moves forward on planning
SuStainable CommunitieS • SPRING 201218
green buildingsSeattle pioneers new tools to encourage efficient buildings
By Andre Shashaty
Seattle–Many cities are trying to encourage increased
efficiency of buildings, but if you are looking for fresh and
far-reaching policy ideas, come to the Emerald City.
The city is attacking the problem of inefficient buildings
on many fronts, Diane Sugimura told me recently. She heads
the Dept. of Planning and Development and works with the
city’s Office of Sustainability on green building policy and
programs.
The city is in the early stages of enforcing a law requir-
ing building owners to conduct annual energy performance
tracking. It is also working with the National Trust for Histor-
ic Preservation on an outcomes-based approach that is more
flexible for older buildings than a prescriptive code.
The Energy Benchmarking and Reporting program (Ordi-
nance 12322) requires commercial and multifamily building
owners in Seattle to conduct annual energy performance
tracking through the U.S. EPA’s ENERGY STAR® Portfolio
Manager, a free and secure online tool. The law applies to
buildings 10,000 square feet or greater (including multifam-
ily buildings of five or more units).
The city’s desired outcomes include lowering energy
costs to owners and tenants, reducing greenhouse gas im-
pacts, and creating job opportunities. Benchmarking is a first
step towards lowering energy costs and staying competitive,
Sugimura says.
The ordinance has three components: benchmarking the
building(s), annual reporting to the City of Seattle, and pro-
viding an energy disclosure report, upon request, to tenants,
buyers or other qualified parties.
Sugimura said some owners of large office buildings are
very supportive of the law but that smaller owners worry it
will end up costing them money. The city is taking a gradual
approach and working to help educate and assist smaller
owners about how to comply, she said.
▲ Supply Laundry building will undergo substantial rehabilitation
RE
ND
ER
ING
: CO
UR
TE
SY R
UN
BE
RG
AR
CH
ITE
CT
UR
E G
RO
UP
SPRING 2012 • SuStainable CommunitieS 19
Under a recently approved deadline extension, owners
have until at least October 1, 2012 to comply with the energy
benchmarking and reporting program. In response to public
input that more assistance and time is needed to comply,
the city is evaluating the program and considering staggered
reporting deadlines based on building size.
Seattle has had a stringent energy code for years. The
idea of benchmarking is to let the real estate market decide
how to value energy efficiency. Under this law, and similar
ones in New York and a few other cities, space users can
get objective data on efficiency and use that to help decide
where to rent space.
Measuring performance
Sugimura says the next frontier of efficiency is to find a
workable way to regulate buildings based on performance,
not how they are built or how closely they comply with a
proscriptive code. As Sugimura explained it, the best code
language cannot keep up with fast-changing technology in
the building sciences and energy efficiency. In addition, the
goal of the code is to get better performance, so it would
be more effective to look at performance rather than code
compliance, especially for existing buildings.
The city is working
with the National Trust for
Historic Preservation on
Preservation Green Lab,
which is intended to pio-
neer policy solutions that
make it easier to reuse
and improve the efficiency
of older and historic build-
ings. It seeks to minimize
carbon impacts from the built environment while encourag-
ing building reuse.
Through its Older Building Performance Program, the
Green Lab is undertaking three pilot projects that will en-
courage and facilitate reuse and retrofit of older buildings
– especially smaller commercial, mixed-use, and multifamily
buildings that are typically overlooked by the current retrofit
market, said Ric Cochrane, project manager, Preservation
Green Lab.
The lab is developing an Outcome-Based Energy Code
framework that would provide regulatory flexibility and en-
ables innovation in greening older buildings.
“What’s mandated by proscriptive codes can really de-
tract from the economic value of a historic building,” said
Patrice Frey, director of sustainability for the trust. For
diane Sugimura, Seattle department of planning and development director
▲ The rehab project is part of the redevelopment of the entire block
RE
ND
ER
ING
: CO
UR
TE
SY R
UN
BE
RG
AR
CH
ITE
CT
UR
E G
RO
UP
>>
SuStainable CommunitieS • SPRING 201220
example, a code will typically require that brick walls be
insulated, which eliminates the economic value of this his-
toric feature. What’s more, even after an owner has applied
insulation, there’s still no certainty that it will result in the
desired energy performance, she added.
“The Outcomes-Based Code program is intended to help
make sure that money is spent on measures that make the
most sense for purposes of energy efficiency as well as
maximizing the economic value of buildings,” she added.
Laundry test case
One of the buildings in the outcome-based energy code
demonstration is The Supply Laundry Building, a former
industrial warehouse in South Lake Union that is the center
of a full-block redevelopment plan. The project is a gut re-
hab, which triggers energy code for new construction.
The project team is seeking some departures from cur-
rent code while maintaining historic character and still pur-
suing an ambitious performance target. The code flexibility
allows the owner to invest in only those strategies most suited
to the combined objectives of preservation and performance.
Owned by Vulcan Real Estate and at the heart of Seattle’s
Cascade Neighborhood, the structure was built in multiple
phases from 1906 to 1952, and continuously operated as a
commercial laundry until 2000. The building has been vacant
for more than a decade. Supply Laundry was designated a
city landmark in 2005.
The Supply Laundry owner and design team have em-
braced the outcome-based energy code demonstration, set-
ting an energy target of 30 percent better than the stringent
Seattle Energy Code for new buildings, and 70 percent bet-
ter than an average US building for the given use type.
The design includes variances from the Seattle Energy
Code that allow the owner to tailor energy efficiency mea-
sures to the building’s unique context, while maintaining valu-
able historic character and optimizing investments. The build-
ing will rely on a passive, hybrid heating, ventilation and cool-
ing (HVAC) system – in short, relying on occupants to regulate
temperature and ventilation by opening and closing windows,
augmented by automated lighting, thermal controls, and air-
source heat pumps for supplemental heating and cooling.
About 80% of the exterior masonry walls will be insu-
lated, allowing preservation of some exposed brick in select
common areas and around the main entrance to retain some
of the historic character of the building.
The biggest challenge in using an outcome-based system
is the measurement and verification of actual performance
after the rehab work is done. To facilitate accurate measure-
ment and verification, Supply Laundry will include metering
equipment for all building energy systems, and the owner is
adopting lease provisions that guide tenant improvements,
require monitoring and automation, and allow access to data
for individual tenant spaces.
Frey says the trust will take what it learns in Seattle and use
it to encourage similar innovations in other cities. It is look-
ing for other communities that may want to participate by
staring similar pilot programs.
Members of the project team include:
• Owner City Investors XVIII L.L.C.
• Architect Runberg Architecture Group
• Owner’s Rep/Project Manager Vulcan Real Estate
• Mechanical Engineer/Energy Ecotope
• Structural Engineer CPL
• Environmental Consultant O’Brien & Company ❧
elements of programIn addition to the outcome-based code, other
key components of Project Green Lab’s Older Build-
ing Performance Program are
• District Energy: The lab is looking at the old
urban practice of sharing heat and power gen-
eration as a way to make it easier and more
affordable for older neighborhoods to move to
cleaner sources of energy.
• Valuing Building Reuse: New research ex-
plores the environmental value of reusing
buildings rather than demolishing them to
replace with new construction.
• being developed in partnership with the New
Buildings Institute will provide customized
guidance for retrofits of smaller commercial
structures to achieve energy savings of 50
percent or greater.
>>
greening the botanical gardens
Pittsburgh, Pa.–One of the greenest buildings in
town is also one of the most efficient. The Phipps
Conservatory and Botanical Gardens is about to open
the doors to the Center for Sustainable Landscapes
(CSL), which it says is designed to meet the world’s
highest sustainable building and landscape standards.
This new 24,350-square-foot education, research
and garden space is poised to revolutionize the way
that built and natural environments interact, inspiring
change for many generations to come, according to
the organization. It said the building is participating in
the Living Building Challenge of the International Liv-
ing Future Institute™.
RAISING EQUITY + SUPPORTING AFFORDABLE HOUSING = CREATING JOBS
NATIONAL EQUITY FUND, INC.120 South Riverside Plaza, 15Th Fl. Chicago, Illinois 60606-3908P 312.360.0400
WWW.NEFINC.ORG
SuStainable CommunitieS • SPRING 201222
Seattle – Platinum shmatinum. When
The Bullitt Center opens here later
this year, it will blow buildings receiving
the highest level of certification from the
US Green Building Council right out of
the recycled grey water.
The 6-story, 50,000 sq. ft. building
will not only house the Bullitt Foundation,
it will be its primary research project and
teaching tool on green building. The goal:
To show the world how to create a “living
building,” that is, a structure that has as
little negative impact on the natural envi-
ronment as a grove of fir trees.
The building is so cutting edge that
few commercial builders would try to
emulate it right now. But that doesn’t
bother Denis Hayes, president and CEO
of the Bullitt Foundation. His organiza-
tion is looking years and even decades
into the future, when the area’s hydro-
electric power and clean water won’t be
as inexpensive as they are now. That’s
why the foundation is spending big money on one of the
few solar PV arrays in the area and may be the only com-
mercial building owner to make their building “net zero
water,” meaning all its needs will be met with rainwater
harvesting and greywater recycling. And that’s just for
starters.
It is expected to use half the energy that a LEED Plati-
num Building would typically use, and less than one-third the
energy that would be required for a building in compliance
with the Seattle Energy Code.
teaching by building
From building design and the interactive resource center
to the new community green-space, the Bullitt Center will be
a place for people to gather and learn about green building
and urban sustainability. And it will serve as a highly visible
City encourages living buildingstoxic free, net zero building nears completion; owner plans for 250 years of use, education
By Andre Shashaty
example of what’s possible when a team of people come to-
gether to advance uncommon wisdom. Features shaping the
Bullitt Center include the following:
The lower floor of the building, fronting 15th Avenue and
McGilvra Place, will house the Center for Energy & Urban
Ecology. Programmed by nonprofit and public agency part-
ners, including the University of Washington’s College of
Built Environments, the Center will feature an open resource
library, classrooms, exhibition space and a research labora-
tory dedicated to the training of pioneers who will lead our
green economy.
Bullitt believes solar is going to become one of the prin-
cipal sources of power for the world and wanted to create
a prototype to show local builders and power suppliers how
to do it right. Working out the mechanics of selling surplus
power to the grid will be one challenge.
The building is one of several structures being developed
through Seattle’s Living Building Challenge.
As the first urban in-fill commercial building that is seek-
▲ rendering of bullitt Center
RE
ND
ER
ING
: CO
UR
TE
SY M
ILL
ER
HU
LL
PA
RT
NE
RS
HIP
SPRING 2012 • SuStainable CommunitieS 23
ing Living Building certification, the Bullitt Center is pushing
the leading edge of performance-based design. Net-zero
energy, net-zero water, onsite treatment of sewage and ex-
clusion of toxic materials are just some reasons the Bullitt
Center is innovative.
The Living Building Challenge consists of seven perfor-
mance areas (Site, Water, Energy, Health, Materials, Equity
and Beauty) that are subdivided into twenty “imperatives”.
In return for pushing the envelope on efficiency, building
owners selected for the program are given increased flexibil-
▲ rendering of bullitt Center
▲ South side of bullitt Center on e. Pike Street
RE
ND
ER
ING
: CO
UR
TE
SY M
ILL
ER
HU
LL
PA
RT
NE
RS
HIP
PH
OT
O: J
OH
N S
TAM
ET
SuStainable CommunitieS • SPRING 201224
ity in regard to code compliance, building height and other
design and land use issues.
The city of Seattle exempted the Bullitt project from
almost every requirement except safety and fire provisions.
The building was allowed to exceed the local height limits
by 10 feet. It did not use that allowance for another floor
but to make floors deeper and windows taller to let in more
daylight.
Hayes said another big benefit was being allowed to put
in whatever windows the foundation chose, as long as they
had an energy use model that showed they were more effi-
cient than code required. Seattle has one of the most strin-
gent energy codes in the U.S.
The building boasts net-zero energy use with 100% on-
site renewable energy generation from the latest photovol-
taic technology. It has onsite waste management. It offers a
safe, naturally day-lit and ventilated work environment.
It will use native plant restoration, bio-swales and pervi-
ous pavement. Plus, stormwater runoff will be retained on-
site, reducing pollutants that endanger the health of Puget
Sound.
It uses ground source heat exchangers, radiant heating/
cooling and a heat recovery air system. It uses night flush
and operable windows for natural ventilation.
One of the biggest challenges was to avoid using any
building material that contain toxins, or that are manu-
factured in a way that creates toxic waste, Hayes said.
It will not use any materials or components that contain
PVC, cadmium, lead, mercury and hormone-mimicking
substances.
The main roadblock to making buildings last longer and
consume less is not technical but financial. Very few banks,
if any, will lend the extra money it takes to make a building
more efficient or durable. This project cost $30 million or
about $265 per square foot.
US Bank provided a loan for 50% of the project cost. It
also received a New Markets Tax Credit and an alternative
energy tax credit.
The foundation is not overly concerned about the short-
term economic performance of the property. It is doing a
different cost benefit analysis over a much longer useful
building life than any other building owner – 250 years.
“We don’t have any doubt that climate change is real and
that there should be cost on carbon, and if the government
does not set one, we think there should be a shadow price”
Hayes said. “We see a time when there will be no new res-
ervoirs, and new buildings will have to rely on cisterns and
rainwater harvest.”
Bullitt Foundation makes grants throughout the Pacific
Northwest for groups that are trying to change land devel-
opment and architecture to make the built environment
function more like the natural environment, Hayes said. “Our
vision is that mankind’s buildings should be no more delete-
rious than Douglas fir forest,” Hayes said. “We believe that
human beings are bound by same principals of ecology as all
other beings.”
The design team included The Miller Hull Partnership,
Point32, Schuchart Construction & PAE Consulting
Engineers. ❧
PH
OT
O: C
OU
RT
ESY
MIL
LE
R H
UL
L P
AR
TN
ER
SH
IP
▲ bullitt Center Madison Street entrance
Commercial developer tries ‘living building’
Stone34 is the first-market rate project to par-
ticipate in the City of Seattle’s Living Building Pilot
Program. The five-story, 120,000-square-foot build-
ing at 3400 Stone Way North will be the new head-
quarters for Brooks Sports’.
Skanska USA Commercial Development is the
developer. LMN is the architect, Swift & Co. is the
landscape architect and Skanska USA Building is
the general contractor. The project is scheduled for
completion in the fall of 2013.
Stone34 is expected to use 75 percent less en-
ergy than a typical building, and capture and treat
nearly all of the water it will use. Details are on the
project website: stonethirtyfour.com
It will have ground-floor retail and four levels of
office. Underground parking will hold 216 vehicles,
with some charging stations for electric vehicles.
>>
www.EnterpriseCommunity.org
Sustainabilityn. 1. The incorporation of integrative design into all affordable
housing to protect the environment while promoting long-term
affordability and healthier lives
2. The delivery of health, economic and environmental benefits to
low- to moderate-income communities (e.g., Enterprise is a leader in
promoting sustainability in communities across the nation and is committed
to making all affordable housing green by 2020.)
3. Enterprise Green Communities
When you need a leader of sustainability in the affordable housing industry, look up Enterprise.
(sus tain a bil it )
© 2
012
Ente
rpris
e C
omm
unity
Par
nter
s, In
c. A
ll rig
hts
rese
rved
.
Learn more about Enterprise:Scan the QR code with your smartphone.
Green Initiatives | LIHTC & New Markets Tax Credit Equity | Multifamily Mortgage Finance | Predevelopment & Acquisition Loans Public Policy | Technical Assistance | Asset Management | Housing Development | Capital Markets
Proud partner of the inaugural National Affordable Green Homes and Sustainable Communities Conference at GreenBuild.www.greenbuildexpo.org
SuStainable CommunitieS • SPRING 201226
New Jersey pushes solar, wind powerRepublican governor bucks party’s Washington leaders,Makes big bet on development of green energy sources
in most states, developing solar and other alternative en-
ergy sources makes economic and environmental sense.
But in New Jersey, it takes on a much more political aspect.
If Gov. Chris Christie succeeds in his ambitious plans to make
his state a national leader in renewables, it could usher in a
new era of Republican leadership on energy.
The governor draws fire from environmentalists for cut-
ting back the state’s renewable energy portfolio standard and
ending his state’s participation in a regional greenhouse gas
emission management scheme. But Christie will tell you he’s
just being pragmatic. And the fact is, that may be exactly
what he needs to do to succeed as a national political leader
at time when progressive policies on energy are just not pop-
ular in Washington, D.C.
Christie could have been a top contender for the GOP presi-
dential nomination this year, and is likely to come up again on
any short list of candidates for the party’s future presidential
bids. So it’s all the more striking that he is betting so much of
his political capital on renewable energy as both an economic
development initiative and an environmental solution.
The governor has until 2014, when his term ends, to show
New Jersey voters that renewable energy makes sense in
today’s rough economic times. He also has the opportunity to
show his fellow Republicans and other skeptics that a proac-
tive policy on these issues is a political winner.
While few Republican leaders in Congress will acknowl-
edge that climate change is a real concern and that human
activity is part of the problem, Christie does. While none of
the Congressional leadership will say a word against fossil
fuels, Christie is reducing the use of coal and the production
of oil and gas in his state.
taking ‘realistic’ approach
The state has a renewable energy portfolio standard of
22.5% of energy from renewable sources by 2021, which is
down from the previous level, but still among the highest
renewable energy standards in the country, according to the
governor’s office. Gov. Christie’s final 2011 Energy Master Plan
PH
OT
O: W
IKIM
ED
IA C
OM
MO
NS
, AN
DY
DIN
GL
EY
SPRING 2012 • SuStainable CommunitieS 27
(EMP) puts a strong emphasis on natural gas
as well as renewables.
“This governor has taken these issues
seriously. He recognizes that climate change
is real and is a problem that needs to be ad-
dressed,” said Bob Martin, the state’s commis-
sioner of environmental protection.
Martin was a policy advisor to Christie dur-
ing his 2009 campaign and helped shape his
energy and environmental policies. A former
partner at Accenture LLP, the world’s largest
business and technology consulting firm, he
is implementing an ambitious program of en-
ergy development that is turning landfills into
“renewable energy parks” and is working to
put the state at the forefront in offshore wind
energy generation.
State policies to encourage solar energy
have already brought results, Martin told
Susstainable Communities magazine. “We
are second on residential installations after
California. On the commercial side, we are
number one in solar installations,” he said.
The state is turning lemons into lemonade by redeveloping
old landfills as energy generation facilities, calling them “renew-
able energy parks.” There are hundreds of old landfills in NJ,
and the state is working with local authorities to make them
available to build solar farms. At some locations, energy is also
being generated from the methane gas generated by the landfills
themselves.
Make good use of brownfields
In the case of older landfills that were not subject to stringent
environmental regulations, the state is getting both new solar
power as well as bringing the facilities up to today’s’ environmen-
tal standards.
There are six operating Solar Farms on landfills with 18 mega-
watts of installed capacity. There are 24 more proposed on land-
fills or brownfields with potential capacity of 73 megawatts.
The Pennsauken Renewable Energy Park generates power
for the adjacent Aluminum Shapes, a manufacturing firm that
proudly brags about its use of clean energy. The energy park was
built by PPL Renewable Energy on a landfill, and is owned by the
Pollution Control Financing Authority of Camden County.
“The sun doesn’t shine any brighter here than in any other
state. What drives it is a strong commitment from the state to
makes things happen. That is what NJ is demonstrating. Any
state can do it, but NJ has made commitment to make it hap-
pen,” Martin said.
New Jersey’s Clean Energy Program was established in 2001.
▲ bob Martin, New Jersey Commissioner of environmental protection
▲ Pennsauken renewable energy Park generates power for
the adjacent Aluminum Shapes, a manufacturing firm.
▲ The energy park was built by PPL renewable energy on
a landfill, and is owned by the Pollution Control financing
Authority of Camden County
PHOTO: THOMAS SHANAHAN, NEW JERSEY DEPARTMENT OF ENVIRONMENTAL PROTECTION
PH
OT
OS
: PP
L R
EN
EW
AB
LE
EN
ER
GY
>>
SuStainable CommunitieS • SPRING 201228
That year there were only six solar installations in the state.
Since that time, New Jersey has established a model program
and an integrated approach to solar development that in-
cludes:
• A strong Renewable Portfolio Standard (RPS) with a
dedicated carve-out for solar generated electricity that
has helped create sustainable demand and investor con-
fidence in the market.
• Excellent interconnection and net metering standards
that have made it easier for projects to connect to the
distribution system and be compensated for their con-
tribution.
• A financing model that provides Solar Renewable En-
ergy Credits (SRECs) and additional long term financing
for those who invest in solar.
For approved new solar projects, SRECs are generated
New Jersey may not be the first state to build an off-
shore wind turbine, but what it may lack in speed it
makes up for with the scope of its vision.
New Jersey wants to lead the nation in production
of energy from offshore wind turbines, but it isn’t stop-
ping there. It also wants to be the primary supplier
and servicer for wind energy production throughout
the Northeast.
“We want to do everything – offering the full supply
chain of building turbines, to putting them together,
and ultimately, ships and crews to install and maintain
them. We have the necessary port facilities, a highly
skilled workforce and a central location,” said Bob Mar-
tin, the state’s commissioner of environmental protec-
tion.
It plans to create a comprehensive infrastructure
for construction and shipping of the components for
wind farms 13 to 20 miles off the cost. With other
states close behind, and at least one claiming to be
ahead in this new energy frontier, New Jersey is hop-
ing to start construction on its first offshore wind farm
in 2014.
The state is encouraging development of a new
port facility in Paulsboro. The new Paulsboro marine
terminal on the Delaware River is directly across from
Philadelphia International Airport.
Eleven private offshore wind developers have
expressed interest in developing wind farms totaling
more than 12,000 megawatts off New Jersey’s coast-
line, said Department of Environmental Protection
spokesman Larry Ragonese.
But who will generate the first power from wind on
the high seas? New Jersey is probably the longshot
there.
Cape Wind near Cape Cod is widely reported to be
at the front of the pack. But more recently, news re-
ports say Spain’s Gamesa Corp may beat it with a 479
foot-high prototype wind turbine three miles off the
Virginia coast in the lower Chesapeake Bay. There is
also a report that Texas, a nationwide leader in land-
based wind generation, is moving to install a turbine in
the Gulf of Mexico off Galveston.
Offshore wind turbines are a common sight in Eu-
rope. The United Kingdom claims to be number one in
the world for offshore wind power generation having
overtaken Denmark in 2008.
beTTiNg oN THe wiNd
Races is on to build first uS offshore turbines
>>“the future for new Jersey is in green energy and al-
ready we’ve put in place policies to broaden our access
to renewable sources of energy, cleaner natural gas
generation and ending our reliance on coal (for electrical
power) generation.”
—Governor Chris Christie
SPRING 2012 • SuStainable CommunitieS 29
opposing view
Gov. Christie’s new energy
plan came in for criticism from
the Democratic chair of the
State Assembly Environment
Committee. Chairman John
F. McKeon (D-Essex) said “The
previous Energy Master Plan
which included New Jersey as a
member of the Regional Green-
house Gas Initiative created
thousands of good paying jobs as it moved us to-
ward a renewable energy future. The current plan
is regressive, shortsighted and will promulgate our
reliance on fossil fuels.”
John F. mckeon
once the solar project has been authorized to be energized
by the Electric Distribution Company (EDC). Each time a
solar installation generates 1,000 kilowatt-hours (kWh) of
electricity, an SREC is earned. Solar project owners report
the energy production to the SREC Tracking System. This
reporting allows SREC’s to be placed in the customer’s elec-
tronic account. SRECs can then be sold on the SREC Track-
ing System, providing revenue for the first 15 years of the
project’s life.
Electricity suppliers, the primary purchasers of SRECs,
are required to pay a Solar Alternative Compliance Payment
(SACP) if they do not meet the requirements of New Jersey’s
Solar RPS. One way they can meet the RPS requirements is by
purchasing SRECs. As SRECs are traded in a competitive mar-
ket, the price may vary significantly. The actual price of an
SREC during a trading period can and will fluctuate depending
on supply and demand.
One of the biggest challenges is the drop in the market
price of solar renewable energy certificates (SRECs), the main
financial incentive for solar installations.
The 2011 Energy Master Plan includes a number of propos-
als to the incentives to encourage continued growth of the
solar industry, including giving priority for approval to solar
Delivering solutions for the unique challenges facing today’s real estate industry
makes us one of the nation’s top accounting and advisory firms. Having the experience to not only help you see
the big picture, but also the industry know-how to keep you one step ahead is what sets us apart. With refreshing candor and clear industry insight, our affordable housing and renewable energy specialists have the expertise necessary to guide you through the entire
development process, from funding applications to disposition or recapitalization.
Connect with us: bakertilly.com800 362 7301
Do the bright thing.
> Audit and tax services
> Cost certification
> Market studies
> Transaction consulting
> Tax credits and incentives
> Renewable energy development services
© 2012 Baker Tilly Virchow Krause, LLP. Baker Tilly refers to Baker Tilly Virchow Krause, LLP, an independently owned and managed member of Baker Tilly International.
—continued on pAge 31
SuStainable CommunitieS • SPRING 201230
a new community that promises to be a model for sustain-
ability has unveiled a miniature electrical distribution sys-
tem which it describes as the first “smart” grid in the nation.
Mesa del Sol is a master planned community in the south-
ern part of Albuquerque. Plans call for a 12,900-acre mixed-
use district that combines job creation and sustainable urban
community planning. The project began selling homes recent-
ly. In years to come, Forest City Covington, the developer, says
the community will feature over 37,500 homes.
“We have three great builders and 17 unique floor plans
for a range of budgets and lifestyles. Our homes are the most
energy and water efficient, and we have developed a com-
munity, a neighborhood, and a lifestyle for our residents, said
Chris Anderson, Vice President of Development for Mesa del
Sol. The three homebuilders are Pulte Homes, Rachel Mat-
thew Homes and RayLee Homes
The project boasts high efficiency buildings but is also
working to solve the problems of renewable power generation,
storage and distribution. It recently unveiled a new “Smart
Grid System” that will work with a solar storage facility to
“overcome the challenges presented by the intermittency as-
sociated with renewable energy sources.”
The newly installed microgrid uses on-site solar, fuel cell,
natural gas and back-up battery storage to power the 78,000
square foot Aperture Center, an office and retail complex that
links the commercial and residential portions of the community.
The Aperture Center requires 400 kilowatts of electric-
ity during its peak times. The smart grid will manage energy
generation sources, the electrical grid and energy storage
sources in a sustainable way. To meet the Aperture Cen-
ter’s needs, NEDO installed a 50 kilowatt solar photovoltaic
system, an 80 kilowatt fuel cell, a 240 kilowatt natural gas
powered generator and a 160 kilowatt/hour battery storage
system as well as a state-of-the-art building energy manage-
ment system and sensors for controlling energy use inside
the building.
“The new smart grid has a building management system
that is automated and manages the electric supply and distri-
bution between our on-site generation sources, energy stor-
age and PNM’s power grid,” explained Manny Barerra, Mesa
del Sol’s Director of Engineering.
Integration of renewable energy sources such as solar and
wind energy into the power grid pose challenges to the power
grid as it is today, due to their intermittent nature (i.e. when
the sun goes down, there is no solar power; when the wind
stops blowing there is no wind energy). Controlling demand
in response to availability of energy, presents one possible
way to integrate more renewable energy into the grid while
maintaining reliability, according to the developer.
project objective
With the objective of increasing renewables and enhanc-
ing energy efficiency, the project plans to demonstrate (1) a
smart building with the ability to provide demand response
(absorption of fluctuation of solar power and islanding ca-
pability in the case of emergencies), (2) control of a distribu-
tion feeder with high solar penetration using batteries and
demand response, and (3) a smart house as a constituting
master planned development employs “smart grid” to power homes, businesses
SPRING 2012 • SuStainable CommunitieS 31
projects that offer a “dual benefit” of reduced energy costs
for businesses and local governments, providing revenue for
job creation and tax reduction.
While it encourages renewable energy, New Jersey is dis-
couraging use of fossil fuels. “We will no longer accept coal as
a new source of power in the state and we will work to shut
down older plants that emit high greenhouse gases,” Christie
said. “We need to commit in New Jersey to making coal a
part of our past.”
The number of coal-fired plans is shrinking, with encour-
agement from the state. Several plants will be converted to
burn natural gas, Martin said.
Does Gov. Christie worry that he is out of step with Re-
publicans in the US Congress, who disparage Obama Adminis-
tration attempts to encourage renewable energy development
and continue to support the oil and coal industries? Not ac-
cording to Martin.
“This is a governor who looks at facts, science and data,
and wants to do right thing based on that. He makes deci-
sions based on facts and science not on politics. ‘Do the right
thing.’ Those are the instructions I got from him.”
While Christie has acknowledged his concern about global
warming, he is even more focused on the economic benefits
of solar and wind power development. Martin and Christie
have high hopes that alternative energy generation will cre-
ate thousands of jobs in coming decades. The solar jobs are
already starting to appear in large numbers, and wind power
could eventually match the solar job creation.
“Gov. Christie has always said we can protect the environ-
ment and grow the economy at the same time. He puts a high
value on quality of life and sees clean water, air and land as a
key part of that,” Martin said. “Sustainability and quality of life
are woven throughout the state strategic plan.”
In a state where tourism is a major industry, thanks largely
to miles of beautiful beaches, the state doesn’t want anything
other than clean wind energy offshore. Christie has banned
offshore drilling for oil. He will not allow any liquid natural gas
facilities to be built. ❧
—FRoM pAge 29, neW JeRSey
element of a smart community (solar generation forecast and
demand response using demand response signals).
Mesa del Sol is a 12,900-acre mixed-use district located
on Albuquerque’s south mesa. By combining job creation
and sustainable urban community planning, Mesa del Sol will
reflect a balance of environmental resources, economic ob-
jectives and social amenities in a community that is forward-
looking with a highly defined sense of place. Mesa del Sol is
a model sustainable community with plans to incorporate 18
million square feet of office, industrial, and retail space with
4,400 acres for residential development of 37,000 homes
and supporting retail use. Mesa Del Sol incentivizes builders
to exceed sustainability goals, and the master-plan includes
the development of a solar-ready strategy for both residential
and commercial elements and all commercial buildings are
expected to be LEED Certified.
Forest City Covington is collaboration between Forest City
Enterprises, Inc., an NYSE-listed national real estate company
and Covington Capital, which own more than 9 million square
feet of commercial/industrial space and is actively developing
more than 17,000 acres of land in the Western United States.
Partnering with Mesa del Sol on the Smart Grid is Japan’s
New Energy and Industrial Technology Development Orga-
nization (NEDO), PNM, Sandia National Laboratories, The
University of New Mexico and 9 Major Japanese companies
including Shimizu Corporation.
NEDO is investing $22 million in the smart grid. In addi-
tion to funding to construct the system, NEDO will monitor
and test the system for the next two years. Once complete,
the entire project will be turned over to the University of New
Mexico’s Center for Emerging Energy Technologies for contin-
ued research and smart grid development. ❧
NeW jerSey pUSheS SoLAr, WiNd poWer
SuStainable CommunitieS • SPRING 201232
AffordABLe hoUSiNg
—FRoM pAge 9
—FRoM pAge 5
AroUNd the NAtioN
It also is moving to encourage the development of mixed
income properties and inclusion of housing units for homeless
families in new developments.
“My administration is committed to expanding housing
options for our most vulnerable citizens as part of our long-
term, comprehensive plan to combat homelessness,” said
Governor Chris Christie. “I’m particularly pleased that the
New Jersey Housing and Mortgage Finance Agency has been
able to identify and implement changes that will address the
issue of chronic homelessness and provide incentives to build
mixed income housing developments.”
New Jersey Housing and Mortgage Finance Agency (HMFA)
has put forth new allocation criteria for the Low Income Hous-
ing Tax Credit Program to implement these priorities.
Executive Director Anthony Marchetta said the details
include:
• Setting a cap to ensure wider geographic distribution
of housing available to low-income families throughout
New Jersey;
• Discouraging a concentration of poverty in any one
area or region of the state by limiting the number of
low and moderate income units in communities where
there are already a high number of affordable housing
units; and
• Direct 40 percent of all awards to urban target areas to
guarantee urban project development.
The rule also proposes incentives to locate developments
proximate to areas of high job growth and excellent schools.
“The changes will create opportunities for children to
flourish in high achieving schools while greatly expanding par-
ents’ ability to find employment proximate to their residence”
explained Acting DCA Commissioner Richard E. Constable,
III, who is Chair of the HMFA Board and Co-chair of the Inter-
agency Council on Homelessness. ❧
agenda (they currently run on 11% renewables), the City is at-
tempting to assume control of the investor-owned utility.
According to a recent Forbes article, there are several
roadblocks still preventing Boulder from gaining control of
the utility company, and any one of them could be fatal to the
deal. From an undervalued offering price to being able to of-
fer the same rates for the electrical service, Boulder and its
residents certainly have their work cut out for them.
All this considered, the City also rejected an offer from
Xcel to buy into a new wind project that would have allowed
the City to achieve their 70% renewable goal in 2013, so they
can pursue their own agenda. By bringing all of the informa-
tion to the public through a series of community brainstorm-
ing sessions that will go on throughout the remainder of this
year, the municipality hopes they can lay the foundation for
a landmark takeover of Xcel and push forward to meet their
admirable policy goals.
For more information on Boulder’s Energy Future plan,
visit www.boulderenergyfuture.com.
7 rhode islandadvanCing Commuter rail patronage
As new urbanism begins to penetrate the sprawling sub-
urban era subdivisions, commuter trains are making a come-
back. In Rhode Island, the Massachusetts Bay Transportation
Authority recently extended its Providence/Stoughton com-
muter line south from Providence. It serves local commuters to
Providence and Boston, Massachusetts. The new station has a
park and ride garage and is part of a $336 million project that
includes the new T. F. Green Airport station
Traveling by rail will take travelers from Wickford Junction
to Providence in about 35 minutes and to Boston in less than
two hours. Driving these routes at peak travel times often takes
considerably longer.
Meanwhile, the Rhode Island Public Transit Authority
(RIPTA) has been quite progressive in its attempts to incentiv-
ize people to ditch their cars altogether for rail and bus com-
muting. By producing a new schedule with rail and bus services
running contiguously, patrons now have more flexibility and
access. RIPTA is also working on a Transportation Improvement
Program that could expand the system significantly with new
stations and service lines over the next several years.
To get more information regarding RIPTA plans for expan-
sion, visit www.ripta.com. ❧