12FeaturesofSustainableCommunity

Development:Social,Economicand
EnvironmentalBenefitsandTwoCaseStudies
StevenPeck,Peck&Associates
&GuyDauncey,SustainableCommunitiesConsultancy

Thisarticlecontainsadescriptionofaframeworkoftwelvemajorfeaturesof
sustainablecommunitydevelopment.Itprovidesexamplesofthequantitativeand
qualitativesocial,economicandenvironmentalbenefitsofimplementingthese
featuresandprovidesquestionsthatcanbeusedtohelpdeterminetowhatextent
theyarebeingincorporatedindevelopmentplans.Increasingly,themannerinwhich
wedevelopandredeveloplandisbeingviewedasakeydeterminantinthesocial
andenvironmentalhealthandeconomicwellbeingofCanadians.Theframeworkis
usedtodescribetwocasestudies,onefromDavis,Californiaandonefromthe
newlyplannedSoutheastFalseCreek,Vancouver,BritishColumbia.Thetwelve
featuresofsustainablecommunitydevelopmentwereusedduringresearchforan
upcomingCanadaMortgageandHousingreport,entitled,"SustainableCommunity
DevelopmentinCanada&Internationally:ChartingaRolefortheFederal
Governmentinthe21stCentury."

Thereisnouniversallyacceptabledefinitionofsustainablecommunitydevelopmentinlarge
measurebecauseeachdevelopmentsitehasitsowncharacteristicsthatresultinunique
opportunitiesandconstraints.Forexample,a2,000hectaregreenfieldsitesituatedbesidealake
clearlypresentsdifferentopportunitiesthana300acrebrownfieldredevelopmentintheindustrial
portlandareaofcity.Likewise,anecovillagelocatedfiftymilesfromanurbancentreoffers
differentopportunitiesforsustainabledevelopmentthanamajorcondominiumdevelopmentinthe
coreofacity.

Thereareundoubtedlymoreapproachestosustainablecommunitydevelopmentthanthereareterms
usedtodescribeitintheliterature,andtherearemanyterms.Sustainablecommunitydevelopmentis
oftenreferredtoasgreendevelopment,greenrealestatedevelopment,greencommunities,or
sustainablebuiltenvironments,sustainablecommunities,sustainablerealestatedevelopmentand
healthycommunities.

Aresearchprojectonbarrierstosustainablecommunitydevelopmentandthepotentialroleofthe
fedealgovernmentinovercomingthemwaspreparedforCanadaMortgageandHousing
Corporation(CMHC).ThecoreresearchteamconsistedofRayTomalty,Ph.D.,AnnaHercz,
Ph.D.,GuyDaunceyandmyself.Wedividedthemanydistinctcharacteristicsofsustainable
communitydevelopmentintoaframeworkoftwelvemajorfeatures.Ourreviewoftheliterature
andinterviewswithexpertsfromacrossCanadaalsohelpedusidentifythreemajorscales,or
levels,atwhichactionsinsupportofsustainablecommunitydevelopmentandbarriersto
implementationtakeplace:

Thebuildinglevel,whereimportantfeaturesincludeurbandesign,theuseofrenewables,
improvingenergyefficiency,facilitatingthe3Rs,andusinggreenmaterials.Thereisa
considerableamountofworkbeingundertakeninthisarea,thefocusofsignificant
governmentprogrammingdomesticallyandinternationallysincethe1970s.
Thedevelopmentsitelevelwhereimportantfeaturesincludetheintegrationofecological
protection,useofalternativesewageandstormwatermanagement,andencouraging
alternativestoautouse.Thislevelandthesubsequentlevelhaveonlymorerecently,in
 thelastdecade,becomethefocusoneffortstodevelopgovernmentprogramsthatsupport
sustainablecommunitydevelopment.
Theplanningandinfrastructurelevelwhichincludesfeaturessuchaspromotinghigher
density,supportingaffordability,supportinglivablecommunitieswithvibrantlocal
economiesandadequatecommunityservices,andimplementingregionalgrowth
managementandprotectionofwatershedsandothersignificantecologicalresources.

Successfulholisticsustainablecommunitydevelopmentincorporatesmultiplefeatures,described
below,toachievethemaximumsocial,economicandenvironmentalbenefit.Themannerinwhich
wedevelopandredevelopourcommunitiescanhavesignificantandlongrangingimpactsour
economiccompetitiveness,socialandenvironmentalhealth.

Table1liststhemajorfeaturesofsustainablecommunitydevelopment,eachofwhichis
describedinmoredetailbelow,alongwithexamplesofbenefitsandquestionsthatcanhelpinthe
planningandimplementationofsustainablecommunities.

TableI:MajorFeaturesofSustainableCommuntiyDevelopment

1.EcologicalProtection 7.AffordableHousing
2.Density&UrbanDesign 8.LivableCommunity
3.UrbanInfill 9.Sewage&Stormwater
4.VillageCentres 10..Water
5.LocalEconomy 11..Energy
6.SustainableTransport 12..The3'R's

Whileallofthefeaturesmaynotberelevanttoeverydevelopmentsite,theydoformaholistic
andintegratedframeworkthatcanhelpustounderstandthepotentialforsustainable
communitiesandwhatneedstobeconsideredindevelopmentandredevelopmenttoimplement
them.

1.ECOLOGICALPROTECTION

Ifthecurrentpatternofdevelopmentcontinues,onethirdofOntario'sremainingfarmlandwillbe
pavedoverbytheyear2020.Itisnotonlylossoffarmlandwhichworriespeopleitisalsolossof
habitat,forestcoverandrecreationalgreenspacewhichcanbeusedforparks,naturereserves
ortrails.InCharleston,Carolina,astudyshowedthatdependingonthewayitwasdesigned,for
thesamenumberofhousesaproposeddevelopmentcouldprovideeither30acresor400acres
ofgreenspace.Whengreenspaceisprotected,studiesshowthatnearbypropertyvaluescan
increasefrom5%50%,ashomeownersplacevalueontheamenity.

QuestionsforSustainableDevelopmentProposals
EcologicalProtection

Hasanecologicalandhabitatinventoryofthesitebeenconducted?

Areplansinplacethatprovideecologicalprotectionforcreeks,swamps,nesting
sitesandgrovesoftrees,onthesite?

Dotheplansproposeconservationcovenantsorotherprotectivemeasuresfor
ecologicallysensitiveareas?

Isthereamonitoringandenforcementstrategyinplaceforcovenants?

Isthereawatershedmanagementplanorregionalgreenspaceprotectionplan?

2.DENSITY&URBANDESIGN

Thetypicalpostwarsubdivisionhas47unitsofhousingperacre,consuminglargeareasofland,
makingithardfortheresidentstogetaroundonfoot,andeconomicallyunviabletorunatransit
servicetothehouses(becauseofthedistancesinvolved).Inlargepartbecauseofthedesignof
suburbansprawl,theaveragehouseholdtripinNorthAmericanincreasedfrom7.9to9miles
between1983and1990,whiletheaveragehouseholdcartripsperdayroseby29%.1Low
densitydevelopmentmakesitdifficultforsmallbusinessestooperatesuccessfullywithin
residentialareas,requiringinsteadthattheylocateonmajorroadwaysorinmallstoobtain
sufficientaccesstocustomerstoremainviable.Theresultingsegregationoflandusesreinforces
theneedforanduseofcarswithoutone,accesstoevenlocalservicesisseverelyconstrained.

Itisthissprawling,lowdensitystyleofdevelopmentwhichischieflyresponsibleforthelossof
farmland,theweakeningofthesenseofcommunity,andrisingC02emissionsfromlocaltravel.In
responsetotheseproblems,anewapproachhasbeendevelopedknownas'thenewurbanism',
or'traditionalneighbourhooddevelopment'(TND).TNDfeaturesagridpatternofnarrower
streets,sidewalks,smallersetbacks,frontporches,theclusteringofhomes(reducingtheneed
forexpensiveinfrastructure),greaterprotectionofgreenspace,theuseofurbandesigncodes,
townsquaresandvillagecentresplannedasattractivegatheringplaces,andstepstoencourage
pedestrianandbicycletravel,inadditiontocars.

InNewJersey,astudywhichlookedattheyears19902010comparinglowdensity'sprawl'
developmenttoplannedgreendevelopmentshowedthatthegreendevelopmentmodelwould
savetaxpayers$9.3billioninavoidedcapitalcosts,whilesaving175,000acresoffarmland.2A
recentreviewofNorthAmericanstudiesoninfrastructurecostsandurbanformfoundthaton
average,publiclybornecapitalcostsforroadsisreducedby25%and15%forwater/sewer
infrastructureincompactdevelopmentcomparedtocurrentdevelopmentpatterns.3

Sustainablecommunitydevelopmentsnotonlyimposefarlessdemandsonpublicfinancefor
infrastructurecapitalizationandmaintenancebutalsohelptoensurequalityoflifebypreserving
greenspacesandreducingpollution.Metropolitandevelopmentpatternsareincreasinglybeing
recognizedaskeyvariablesinunderstandingandcontrollingpollution.Someresearchhas
suggestedthattheindirectenvironmentalimpactsassociatedwiththespatialarrangementsof
businessesandrelatedtransportationimpactsoutweightheimpactsofdirectemissions
associatedwithindustrialprocessesandoperations.

Turningfarmlandintohousingisalsoanexpensiveoptionforlocaltaxpayers,becauseof
suburbansprawl'shighdevelopmentcosts.AstudyinVirginiashowedthatanacreoffarmland
generated$1intaxesforevery$0.21thatitcostinmunicipalservices,whilerurallowdensity
housingcost$1.20forevery$1thatitgeneratedintaxes.4Atthecurrentrateofurbangrowthin
Ontario,itisestimatedthatwithin25years,20%oftheremainingarablefarmlandintheprovince
willbelosttolowdensityurbandevelopments.5Thisdegreeoflossinfarmlandraisesconcerns
regardinglongtermfoodsecurityinOntario,whichmustincreasinglyrelyonimportedfoodas
localproductiondiminishes.IntheU.S.,from19967,atthelocalandcountylevel,morethan
100governmentssoughtvoterapprovalfortaxincreasesorbondreferendumstocurbsuburban
sprawlbybuyingundevelopedland.6

3.URBANINFILL

Greenfielddevelopmentsalwaysrequirenewland,whereasurbaninfillinitiativesareinherently
moresustainable,becausetheyreuselandthathasalreadybeenurbanized.Atitsbest,urban
infillisacelebrationofcitylife,bringingnewhousing,commerciallifeandneighbourhoodactivity
toaneglectedorabandonedarea.Urbaninfillcanmakeuseofexistinginfrastructureandhelpto
financiallysupportexistingpublictransitsystemsandcommercialactivities.Neighbourhood
designcharrettesareincreasinglybeingusedtoinvolvemanyplayersingatheringredesign
ideas,andbuildingthekindofpartnershipsnecessarytoovercomeoutmodedzoningpatternsor
theresistanceoflocallandowners.

AstudyconductedfortheGoldenTaskForceontheFutureoftheGreaterTorontoArea,found
thatsavingsofbetween2232%,dependingontheamountofinfillandcompactdevelopment
achieved,couldberealizedforhardservices(roads,sewers,waterandtransit).Thiswould
representsavingsof$700to$1billionannuallyfortheGTA.7
4.VILLAGECENTRES

Thestandardmodernsubdivisionisbuiltwithoutanythoughtofincludingasmallcommercial
centrewithinwalkingdistanceofmostofthehomes.Thislackofasocialgatheringplacehasa
subtlenegativeeffectonneighbourhoodlife,sincepeoplehavelessoccasiontomeeteachother
andbuildupthenetworkofrelationshipsthatcreatesatruecommunity.Thelackofacloseby
commercialcentreisanotherencouragementtoownandusecars:residentsmustdrive
somewhereelsetobuyapaperorabottleofmilk.

5.LOCALECONOMY

Conventionalsuburbandevelopmentespeciallyin"bedroomcommunities"payslittleattention
totheneedfor"complete"communities,i.e.,abalanceamongresidentialandemployment
development.Withoutalocaleconomy,theresidentsofanewdevelopmentareobligedtodrive
toworksomewhereelse,leavingtheneighbourhoodemptyoflifeinthedaytime,whilefillingup
theroadsandreleasingmorecarbondioxideemissions.

QuestionsforSustainableDevelopmentProposals

Dotheplansincludeapracticalstrategyforlocaleconomicdevelopment?
Arelocaleconomicplansinsyncwithlanduseandtransportation
planning?
Haslandbeenzonedforcommercialorindustrialuses?
Dotheyencouragehomebasedbusinesses?
Dotheyincludezoningforliveworkunits?
Dotheyencourageecoindustrialnetworkingandsharedresourceuse
betweenfacilities?

6.SUSTAINABLETRANSPORT

Ina1996USnationalhomebuyerssurvey,almostthreequartersoftherespondentsindicated
thattheywouldliketoliveinacommunity"whereIcanwalkorbicycleeverywhere."8In1995,a
LouisHarrispollfoundthat21millionAmericanswouldbewillingtorideabicycletowork"atleast
occasionally"iftheycoulddosoonasafebicyclelaneoroffroadpath,and13%ofallAmericans
saidthattheywouldbewillingtorideabicycletoworkon"aregularbasis"iftheyhadthefacilities
todoso.9Andyetintoday'srealestatemarket,thisoptionisveryrarelyavailable.Amixtureof
designstrategiesincludingtheprovisionofgreenways,trafficcalmingandattractivepedestrian
connectionscanencourageresidentstowalkorcyclearound,increasingtheirhealthand
enjoyment,whilereducingC02emissions.Narrowerroadsreducethepavedsurfaceareaand
lowerconstructioncosts,andbyenablingafamilytolivewithonecarinsteadoftwo(orwithouta
car),alargerpercentageoftheirincomecangotowardsahomemortgage.

QuestionsforSustainableDevelopmentProposals

Isthedevelopmentservedbypublictransitand/orlightrailtransit?
Doesithavenarrower,interconnectingstreetswithsidewalks,asopposed
tothetypicalwidersuburbanstreets?
Doesithavetrafficcalmingatpedestriancrossing&neighbourhood
centres?
Doesithavepedestriantrailsandcutthroughs,toencouragewalking?
Doesithavecyclelanesonthebusierroads?
Doesithavelocalgreenwaysconnections?
Doesithaveanycarfreeresidentialareas,whereyouparkyourcarand
walk?
DotheplansincludeanoverallTransportDemandStrategy,toreduce
overalltripsandparkingrequirements?

7.AFFORDABLEHOUSING
Asustainablecommunityinvolveshumandiversityandvarietybutthehighcostofhousingin
manymodernsubdivisionseffectivelyexcludespeopleofdifferentincomelevels.More
sustainablecommunitiesencourageamixofhousingtypesandincomelevelsbyadopting
housingpoliciessuchasdensitybonusing,inclusionaryzoningorbycreatinglandtrustsand
encouragingnonprofithousing.

QuestionsforSustainableDevelopmentProposals

Doesitincludearangeofhousingtypesandprices?
Doesitinclude20%ormoreofitsunitsforsaleatapricethatisaffordable
topeopleonlowerincomes?
Aresecondarysuitesencouraged?
Aregrannysuites,garageconversionsandliveabovegarages
encouraged?
Haveunitsbeensetasideforsweatequityconstructionbynonprofit
housinggroupssuchasHabitatforHumanity?
Iftherearenoaffordableunits,hasadevelopmentcostchargebeenpaidto
financetheconstructionofaffordableunitselsewhere?
Doesitblendaffordableunitsinwiththecommunityasawhole?

8.LIVABLECOMMUNITIES

Asustainablecommunityisonethatprovidesampleopportunityforsociability,personal
development,andcommunityparticipation.TheNewUrbanismmakesaconsciouseffortto
designforcommunityasawhole,includingthecommunityfacilitiesthatmakeaplacemorethan
asetofroadsflankedbyhouses.VillageHomes(Davis,CA,seebelow)isanexcellentexample
ofthewayinwhichsomethingassmallandinexpensiveasacommunitybarbecuepiton
commonlandcanbringpeopletogether,andaddlivability.

NewUrbanismdiffersfromconventionaldevelopmentinawidevarietyofways(atleastin
principleinpractice,manynewurbanistdevelopmentsarenotsodifferentfromconventional
developments.Ellis(1998,p.46)hasidentifiedfortyonedifferentdesignfeatures,groupedinto
fourdifferentcategories:aesthetics,connection,housingcost,andutility(seethetablebelow).

I.AESTHETICS II.CONNECTION

A.Architecture/UrbanDesign A.Bettertransit

1.Architecturalcode/controls
2.Betterlandscapedfrontlawns
3.Canals
4.Designedtowncentre(e.g.'MainStreet')
5.Heritagefeaturespreserved,e.g.houses,
trees
6.Older,formalparlayouts
7.Pavingstones/otherdesignedstreet
furniture
8.Uniquestreetpatternthatgivesa'sense
ofplace'
B.Technical
9.Dimmerstreetlights
10.Garagesatbackorrecessed/rearlanes
11.Hidden/shrunkencommercialparkinglots
12.Hollywood/limitedsizefrontdriveways D.IntegratedCommerce
13.Increasedstreettrees/treecanopy/tree
'pods'
14.Nosinglehomebuilder
15.Incorporated/increasedmasstransit
B.Designofparks
16.Interconnectedpark
system/walkways/biketrails
C.Designofstreets
17.Alternativeculsdesac
18.Manystreetsconnectstraighttotown
centre
19.Narrow/onewaystreetswithtightcorner
radii
20.Nocurb/nosidewalks
21.Plantingstripbetweensidewalkandroad
22.Trafficcalmingmeasures
23.Jobsclosetoresidences
24.Localcommercialfunctions
 III.HOUSINGCOST IV.UTILITY

25.Boradmixofdensityandhousingtypes A.Amenity

A.Density
26.Denselypackedhouses/reducedlot
size/frontage
27.Grannyflats/gardensuites
28.Residentialusesabovecommercialones
29.Sharedparkingcourts/driveways/garages
30.Shorterorzerolotlinesetbacks
B.MixofHousingTypes
31.Newhousingconcepts
32.Extraamenitiesinpublicspaces
33.Pedestrianpockets/passiveparks/totlots
B.Efficiency
34.Conservationareas
35.Ecologicalenergy/wateruse/waste
systems
36.Efficientlydesignedplayingfields
37.Onstreetparkinglanes
38.Reducedinfrastructure
39.WiredHouses,e.g.wtihfiberopticcable
C.Safety

40.Porchesonall/mosthouses
41.Specialemergencyvehicleaccess
designs

Table4.1(Ellis,1998,p.46)

NewurbanismbeganintheUS.Thefirstprojectidentifiedasnewurbanistwas
Seaside,anewcommunitybuiltona32hectarepieceofbeachfrontalongthe
FloridaPanhandlein1982.ThesecondprojectwasinKentlands,a352acre
communitylocatedoutsideofWashington,D.C.,Fromthere,newurbanistdesigns
spreadtomanyotherlocationsintheUSandinCanada,whereover40such
projectshavebeenorarebeingbuilt.

QuestionsforSustainableDevelopmentProposals

Dotheplansincludeparks,totlotsandopengreenspace,beyondthe
minimum5%thatissometimesrequired?
Dotheyincludecommunityallotmentgardens?
Dotheyincludeacommunityhall?
Dotheyincludespaceforachurch,orplaceofworship?
Dotheyincludethenecessaryschools?
Dotheyincludeaseniorscentre?
Dotheyincludefacilitiesforteens?
Dothedesignsandconstructionincludethearts?
Isthereastrategyinplacetofinanceandbuildthecommunityfacilities?

9.SEWAGEANDSTORMWATER

Thenormalapproacheshereare(a)topipethesewagetowhatevertreatmentplantexistslocally
ortoplananindividualsepticfieldforeveryhouse,and(b)tocollectthestormwaterrunoffinan
engineeredundergroundsystemandpipeittothenearestriverorocean.Fromanengineering
perspective,thisseemsefficient.

Fromnature'sperspective,however,thingslookalittledifferent.Thatsewagemayonlyreceive
primaryorsecondarytreatment,allowingallsortsofnutrientstobewasted,andallsortsof
chemicalpollutantstobeenteringtheecosystem.Thosesepticfieldstakeupalotofspace,and
makeithardtoclusterhousestogetherinordertoprotectgreenspace.Andthoseunderground
stormwaterdrainscarryawaytherainwaterthatusedtopermeategraduallyintosoil,allowingthe
rootsystemsoftreesandshrubstofeed.Withoutthemoisture,theybecomestressed,andmay
die.Thegreaterthepavedareawithinadevelopment,themorestormwateriscollected,andthe
lessisreturnedtotheground.
Whenatraditionalneighbourhooddevelopment(TND)wascomparedtoatypicallowdensity
suburbansubdivision,astudyfoundthatthevolumeofrunofffromthesubdivisionwas43%
higherthanfromtheTND,becauselesslandhadbeenhardtopped.Inaddition,thenitrogenand
phosphorusloadingsandthechemicaloxygendemandwereallhigherinthesubdivision.10

Thesustainableapproachtosewagelooksintwodirections,towards(a)individualcomposting
toiletscoupledwithminiatureconstructedwetlands,forgreywatertreatment,and(b)tertiary
sewagetreatmentsystemswithsourcecontrolprogrammes,orlargescaleconstructedwetlands
tocontrolstormwaterrunoff.Thesetechniquesoftenbringancillarybenefits.Forinstance,a
1995EPAreportfoundthataestheticallylandscapedrunoffcontrolssuchaspondsandwetlands
canincreasepropertyvaluesbyasmuchas50%byappealingtobuyerswhoareinterestedin
hikingaroundwetlandsandlakes,orbirdwatching.11

10.WATER

Watermanagementcutsacrossmanyfeaturesofsustainablecommunitydevelopment.Because
oftheirmorecompactnature,sustainabledevelopmentscanuseupto35%lesswaterforlawns
thanatypicallowdensitysubdivision,12anduptothreetimeslessherbicidesandpesticides.
Therearenumerousopportunitiestoimprovewateruseandmanagementusinggreenroof
technologyinbuildings,anddesigningparkinglotsandroadwaysinamannerthatallowsforthe
groundtoabsorbwaterratherthanremovingit.Thereestablishmentofwetlandsindegraded
riversandstreamsisanotherapproachtoimprovingwaterqualityandquantitymanagement
whilealsoprovidingopportunitiesforhabitatandamenityspace.

11.ENERGY

Ithasrecentlybecomeacceptedbyleadingscientiststhatglobalclimatechangeisprobablythe
mostseriousglobalenvironmentalproblemfacingtheworld.Theprimarycauseistheburningof
fossilfuelsinourhomes,carsandfactories,releasingcarbondioxideintotheatmosphere,which
trapsthesun'sheat.Theconsequencesofcontinuedclimatechangewillimpactcities,regions
andecosystemsallovertheworld,mostlyinanegativemanner,whetherthroughthedeathofthe
world'scoralreefsystems,thewarmingoftheoceanswhichiscausingthenorthwardmovement
ofthesalmon,ortheincreasedfrequencyandintensityoffloods,droughtsandhurricanes.

CanadahasmadeacommitmentundertheKyotoTreatytoreduceitsC02emissionsby6%
belowthe1990levelby2010.Inreality,thatmeansa25%reductioninthelevelthatemissions
willrisetounderourcurrentpatternsofenergyuse.TheaverageCanadianhouseholdproduces
45tonnesofC02emissionsfromtheirhomeenergyuse,andafurther35tonnesfromburning
fossilfuelswhiledriving.Bydesigningacommunitywithenergyefficienthomes,wherethe
residentscanwalkorcycletolocalshopsandjobs,thiscanbereducedbyupto45%13,a
challengewhichtheInternationalCouncilforLocalEnvironmentalInitiatives(ICLEI)andthe
FederationofCanadianMunicipalities(FCM)areencouragingmunicipalitiesaroundtheworldto
embrace.Overall,buildingsproduce35%ofthecarbondioxideemissionsintheUS.

Inregionsthatexperiencehotsummers,whereasphaltandconcretesurfacesabsorbheat,tree
plantingturnsouttobeoneofthemostcosteffectivewaysofreducingenergyuseand
emissions.AChicagostudyfoundthatinoneday,120acresofcanopycovercouldabsorbupto
5.5lbs.ofcarbonmonoxide,127lbs.ofsulfurdioxide,24lbs.ofnitrogendioxideand170lbs.of
particulates.14

QuestionsforSustainableDevelopmentProposals

Dotheplansencourageorrequirepassiveoractivesolardesign?
Dotheyrequireaminimumlevelofenergyefficiency?
Dotheyincludedistrictheating&coolingoragroundsourceheatsystem?

12.THE3'R's
Theenvironmentalimpactofbuildingsandrelatedsystemscannotbeeasilyoverstated,norcan
thecontributionthatmoresustainabledesign,constructionandreconstruction.Accordingtothe
AthenaInstitutetheconstructionandoperationofbuildingsaccountforapproximately40%ofthe
totalglobalenergyandresourceuseonearth.Forsustainablecommunitydesign,the3'R's
includeconstructionwastesrecycling,theuseofenvironmentallysoundbuildingmaterials,and
theprovisionofinhouserecyclingareas.Buildingstakeupsignificantamountsofland,modify
naturalhydrologicalcycle,affectbiodiversity,havemajorimpactsonwaterandairqualityandare
thefinalrestingplaceofover90percentofallextractedmaterialsfromtheearth.15Atypical
1700sq.ft.houserequirestheequivalentofanacreofclearcutforest,andproduces37tonsof
constructionwastes.Newhomeconstructionconsumes2/5thsofallthelumberandplywood
usedintheU.S.16

InTexas,theCityofAustinhasdevelopedaverysuccessfulGreenBuilderProgrammewhich
encouragesbuilderstoconstructandhomeownerstobuy"FourStar"homes,whichhavebeen
ratedforfactorsrangingfromnontoxicitytoenergyefficiencyandrecyclability.17Whengreen
designapproacheswereusedinaNewYorkCityofficeretrofit,theclientpaid27percentless
thanthe$52persq.ftnormallyincurredbythecity.18

Fewcommunitieshaveallofthesefeaturesfullyimplemented.MostprojectsinCanadahaveonly
onortwoofthesefeaturesinplace,andhavenotyetbeenabletorealizethemultipleand
reinforcingbenefitsthatnumerousfeaturescanprovide,suchashigherdensitieswhichsupport
activetransportationwhichsupportsthecompetitivenessoflocaleconomies.Foroneproject,the
mostvisiblegreenfeaturemightbeenergyperformanceforanother,restorationofprairie
ecosystemsforyetanother,thefosteringofcommunitycohesionandreduceddependenceon
theautomobile.Thefollowingtwocasestudiesdemonstratehowthetwelvefeaturesof
sustainablecommunitiescanberealizedandprovideinsightintosomeofthemanychallenges
relatedtoimplementation.

CaseStudy:
VillageHomes,Davis,California
WhenVillageHomeswasbuiltinthe1970s,thelocalrealtorsrefusedtoshowanyoneroundthe
70acre,240homedevelopmentbecausetheydidntthinkanyonewouldwanttolivethere.There
werenofrontroads,nostormdrains,andthehousesallfacedthesamewayforsolargain.
Today,itisoneofthemostsoughtaftersubdivisionsinDavis,andColdwellBankerResidential
identifiedVillageHomesas"Davissmostdesirablesubdivision".Thecrimerateis10ththatof
Davisaswhole,andin1995thehomessoldfor13%morethantheequivalentsizedhomesina
traditionalpostWWIIsubdivisionlocatedacrosstheroad.

DesignFeatures

ECOLOGICALPROTECTION:12acresofgreenbelt&openspace12acresofcommon
agriculturalland.
DENSITY&URBANDESIGN:Awholesystemsapproachtodesign.Thehousesare
clusteredintogroupsof8andaresurroundedbycommonspace.Theearlyresidentswere
responsibleforthelandscapinganddesignofthegreenspaceinfrontoftheirhousing
clusters.25%oftheacreageisopenspace(agriculturalandrecreational).
LOCALECONOMY:4000squarefeetofcommercialofficespace.Thankstothe
agriculturalspace,by1989,muchoftheVillageHomesresidentsfoodwasbeinggrownin
theneighbourhood.Theagriculturalareasincludecommercialfruitandnutorchards,a
commercialorganicproducefarm,homescalegardenplotsandediblelandscapingalong
pathwaysandroads.
TRANSPORTATION:Vehicleaccessisbythebacklanesonly,withpedestrianlanesfor
walkingandcycling.The"frontstreets"aredesignedbytheresidentsasgrassyareas,
gardenswithshrubs,etc.Pedestrianpathsandtrafficcalmingdesignswithnarrowstreets
encourageastrongsenseofcommunityandhighpropertyvalues.Thecompactdesign
 encouragesresidentstowalkratherthandrivefortheirdailyneeds.Thegrocerystoreis
10walkaway,andthelargestemployertheuniversityisnearby.
AFFORDABLEHOUSING:Asweatequityprogrammeallowedseverallowincome
constructionworkerstobuyhomes,andsomeapartmentunitsarepartofthedevelopment
projectaswell.
LIVABLECOMMUNITIES:ThelocalHomeownersAssociationownsandmanagesthe
householdcommons,greenbeltcommons,agriculturallandsandthecommunitycenter,
andhandlestherevenuesfromofficespaceandsomerentalunits.Therearefrequent
communityevents,and80%oftheresidentsparticipateincommunityactivities.
Communitybarbecuepitsencouragespontaneouseveninggatherings.Theturnoverrateis
verylow,withmostresidentspreferringtoremodelandaddon,ratherthanmovetoa
largerhome.
SEWAGE&STORMWATER:Thenarrowerstreetsproducelessstormwaterrunoff,which
ishandledbysimpleinfiltrationswalesandonsitedetentionbasinsinsteadofstorm
drains,savingnearly$200,000(1980dollars).Thesesavingswereinvestedintopublic
parks,walkways,gardensandotheramenities.
ENERGY:Allthehousesarepassivesolardesigned,withnaturalcoolingandsolarhot
water.Theoveralldesign,withreducedpavementandmorespacefortrees,lowers
ambientairtemperatureandreducestheneedforairconditioning.Annualhouseholdbills
are1/2to1/3rdlessthanthoseofsurroundingneighbourhoods,becauseofthelocally
grownfoodandtheenergysavings.

Barriers/Successes:WhenVillageHomeswentthroughtheplanningprocessinthe1970s,the
planswereopposedbytheplanningstaff,thepublicworksdepartmentandtheFederalHousing
Authority(FHA).Thepolicehadconcernsaboutpatrollingthenarrowerstreets,andthefire
officialsworriedaboutmaneuveringtheirfiretrucks.TheFHAquestionedtheinclusionof
agriculturaluses,fearingthatitwouldreducepropertyvalues.Theengineersopposedthenatural
drainagesystem,sayingthatitwouldntwork,andwouldharbor"vermin".Inordertogetapproval,
MichaelCorbett,thedeveloper,hadtoputupabondtopayforretrofittingwithstormsewersin
casethesystemfailed.Soonafter,Daviswashitwitha100yearstorm,whentheVillageHomes
systemworkedfine,andalsohandledsomeoftherunofffromtheneighbouringsubdivisions,
whosestormsewersfailed.

Innormalcircumstances,theoppositionfrommultipleorganizationswouldhavekilledtheproject,
andVillageHomeswouldneverhavebeenbuilt.Atthetime,however,threeofDavissCity
CouncilMemberswereenvironmentalactivistswhowerewillingtoreadCorbettspointbypoint
rebuttaloftheobjections,madeuptheirownmindsandapprovedtheprojectagainsttheadvice
oftheirstaff.Obtainingthefinancingwasalsoaproblem.Thebanksturnedhimdownbecausehe
hadnotrackrecordasadeveloper,andtheydidntapproveoftheprojectsmanyinnovative
features.Corbetteventuallyobtainedinfrastructurefinancingforthefirst10acres,wasableto
buythelandovera5yearperiod,andraised$120,000from13investors,whorealizeda30%
returnontheirmoney.19

CaseStudy:
SoutheastFalseCreek,
Vancouver,BritishColumbia
ProjectHistory

Inthemid1990s,inresponsetoregionalconcernsofairqualityandgoalsofdensificationand
familyhousinginthedowntown,VancouverCityCouncilgaveinstructionstoitsPlanning
DepartmentandRealEstateServicestobeginplanningamodelsustainableurban
neighbourhoodwithafocusonhousingforfamiliesforan80acresiteinthedowntown,along
FalseCreek.(betweenCambieandMainStreets,northofWest2ndAvenue.)TheCityownsover
half(45acres)ofthissite.20
Theplanningbeganwitheconomicfeasibilitystudiesin1996.Developmentplanningbeganin
1997,usingathreestepprocess:DevelopingaPolicyStatement,creatinganOfficial
DevelopmentPlan,andRezoningthedevelopmentparcels.Followingthesestages,development
canbeginasthemarketallows

TheSEFCPolicyStatementwasadoptedbyCityCouncilinOctober1999,followingovertwo
yearsofplanningwork,includingthewidestpublicinvolvementprocesseverundertakenforthe
PolicyStatementstageofanysingledevelopmentinthecity.TheOfficialDevelopmentPlan
(ODP),whichwilllocatebuildings,streets,parks,etc...andensuretheintentandtargetssetin
thePolicyStatementwillbemet,willtakeabout1yearstocomplete,andwillultimatelybe
adoptedbyCityCouncilasabylaw,givingitlegalstatus.Thethirdandfinalstepintheplanning
processistherezoningofthesite,intodevelopmentparcels,withlegalrightsandresponsibilities,
permittedlanduses,densities,andformofdevelopmentguidelinesattachedtoeachparcel.
Theseparcelscanbethensoldfordevelopment.Thezoningandassociatedguidelineswill
ensureitisbuiltasplanned.

Followingconsultantstudiesandmuchpublicconsultation,thecitysettledonanapproachto
sustainabilitywhichnotedthattobeclassifiedas"sustainable",attheneighbourhoodscale,
SEFCneededtomakeasignificantcontributiontothelargergoalsofglobalsustainability,as
summarizedbelow.

Promotehealthysocialcommunity
Promoteastable,diversesite&contexteconomy,whichassistsallinmeetingtheirneeds
Reducetheconsumptionofnonrenewableenergyandresources
Reducetheproductionofwasteandpollutionand
Enhancethehealthoftheenvironment,bothlocallyandglobally.

Bringingtheseessentialgoalstothetableforeverydecision,helpedgivetheplanningteam,
stakeholdersandthepublic,clarityonhowtoproceedinpolicyanddesign.Thesegoals,in
additiontomanyothermoreconventionalcitybuildingobjectives,formedthebasisforthe
creationofthePolicyStatement.

ThePolicyStatementoutlinesavisionanddetailedpoliciestoachieveoneofthefirstcomplete,
"highdensity",sustainable,urbanneighbourhoodseverplanned.

DesignFeatures

ECOLOGICALPROTECTION:Highdensitywillhelppreservefarmlandandnaturalareasinthe
region.Waterfrontandparksareaswillhavedesignedhabitatareas.Surfacewatermanagement
willincreasebiodiversityandlivability.Contaminatedsoilswillbeentombedand/ortreatedover
timetohelpcleangroundwater.Nativeplantsandnonnativeplantsusedinlandscapewhich
supportnativespeciesofinsects,birdsandotherwildlife.

DENSITY&URBANDESIGN:Highdensitydesign,celebratingmagnificentviews,providingfor
extensiveopenspaceareas.Streetwallpodiumswithahighdegreeofpedestrianpermeability
willmakeiturbanbutlivable.Somesmalldevelopmentparcelswillallowsmallerdevelopment
groupstotryinnovativehousingforms,suchascohousing.Live/workpromoted.Solaraccess
preservedthroughout.

URBANINFILL:Reuseandrehabilitationofderelictandcontaminatedindustriallandinthe
downtown,toprovideadiversityofhighdensityhousingclosetothedowntownjobbase.Existing
cleanindustrywillbeencouragedtostay.

TOWN/VILLAGECENTRE:Commercialareaswillbeprovided,allowingretail,commercial,office
andcleanindustry(hightech)throughouttheneighbourhood,providingsome"centres"aswellas
linearlinkstothesurroundingneighbourhoods.Allsuchuseswillbelinkedcloselywithtransit.

LOCALECONOMY:Awiderangeofcommercialandemploymentopportunitieswillbeoffered,
includinglow,mediumandhighincomejobs,toreflectthehousingmix.Mixedusezoningwillbe
employedthroughout.Jobs/housingmixanalysisincludesemploymentbaseofferedindowntown
aspartoflargerstrategy.Environmentallyandsociallyresponsiblebusinesspracticespromoted.
Fullcostaccountingmethodologytobecreatedtounderstandlongtermeconomicanalysisof
development.

TRANSPORTATION:Finegrainednetworkofpedestrianandbicyclepathsthroughout,
connectingtonearbyneighbourhoodsandshopping/employmentareas,particularlythe
downtown.Publictransitincludesbus,streetcarandelevatedrapidtransitallprovidedonor
immediatelyadjacentthesite.Allresidenceswithina400mdistanceofatransitstop,mostmuch
closer.Narrowstreets,withextensivetrafficcalmingmeasures.Areducedparkingrequirement.
Extensivelive/workdevelopmentpromoted.

AFFORDABLEHOUSING:Housingwillbeprovidedforbetween4,5007,500people.20%of
totalhousingcapacityreservedfor(publiclyfunded)socialhousing.Somesmalldevelopment
parcelstoallowsmallerdevelopers/coopstobuild.35%ofthemarkethousingtomeet
guidelinesforhousingfamiliesathighdensity.Aginginplaceorienteddesignencouraged.

LIVABLECOMMUNITIES:Fullcommunityfacilitiesplanned,includingcommunitycentre,public
art,outdoorrecreationandperformanceareas,aneighbourhoodoffice,ademonstrationgarden,
waterfrontboatingfacilities,andprobablyaschool.Heritageconservationofmanybuildingson
site,andheritagequalitiestobeenhancedthroughpublicartandlandscapedesignthroughout.A
majorpark(over26acres)willbeprovidedtoofferafullrangeofrecreationalopportunities.The
parkwillalsoofferareasofurbanforest,nativespecieshabitat,surfacewatermanagement
systems,andasignificantcomponentofcommunitygardens.

SEWAGE&STORMWATER:Surfacewatermanagementsystemtobeemployed,including
cleaningroadrunoff.Alternativesewagemanagementsystemspromoted,includingcomposting
toilets.

WATER:Lowflowfixturesrequiredthroughout.Rainwaterharvestingfrombuildingroofsusedfor
irrigation.No/lowirrigationlandscapedesign.Surfacewatermanagementlandscapeplan.
Educationforresidents.Possiblywatermeteringattheunit.Goalisupto50%reductioninper
capitawateruse.

ENERGY:80%ofenergytobefromrenewablesources(includinghydroelectric).Alternative,
renewableanddistrictenergysystemspromoted,includinggroundsourceandsolar.Green
buildingstrategytobecreatedandimplemented.Lowenergymaintenancelandscapedesign.
Goalof40%percapitareductioningreenhousegasemissions.Airqualitystrategycreatedand
implementedforneighbourhood.

THE3'R'S:Fullrecyclingsystemsineveryresidentialandcommercialunit.Industrialecology
wasterecyclingsystempromoted.Goalof80%ofdemolitionwastedivertedfromlandfillsto
recyclingdepots.Landscapewastecompostedonornearsite.Residentialcompostingsystems
andeducation.Greenbuildingstrategy,includingrecycledmaterials.

BARRIERS:Existinggovernmentregulationsandpolicies,includingtheBuildingCode,that
prohibitinnovativework.Addedlegalliabilityforinnovativeonsitesystemsisabarrier.Financing
greenbuildingshasproventobedifficult.Controversyoverlanduseissuesandthedensityfor
thesitehasbeenachallenge.Financialresourcestoeducateallstakeholdersandcomplete
neededresearchandstrategicplansarerequiredandhardtocomebyinaneraoflocal
governmentfiscalconstraint.Therearealsoveryreallimitsofwhatcanbeaccomplishedwith
currenttechnology.

CommittedstakeholdersandenthusiasticCouncilandstaffarekeytosuccess.Vancouvershigh
landvaluesandadesirablelocationcombinedwithstrongtechnicalanddesignresourcesin
nearbyacademicinstitutionsshouldhelptopropelSoutheastFalseCreekthroughthe
implementationphase.

Conclusion
 Sustainablecommunitydevelopmentrequiresnewwaysofthinkingabouttheinterrelationship
betweeneconomy,environmentandcommunityandnewwaysofexaminingthefullcostsand
benefitsofalternativestoconventionalapproachestodevelopment.Therearemanybarriersto
theimplementationofsustainablecommunitiesthatcutacrossthetwelvemajorfeatures
describedabove.Thesewillbediscussedinasubsequentarticle.

Thebenefitsofimplementingsustainablecommunitiescanbesignificantinboththeshortand
longtermfordevelopers,residentsandsocietyingeneral.Thisframeworkshouldhelpthose
whoareworkingtoimplementsustainablecommunitydevelopmentprojectsbybringingamore
holistic,ratherthanthecurrentpiecemealapproachtothesedevelopmentsinCanada.

StevenPeck,istheprincipalofPeck&Associates,aTorontobasedconsultingfirm
specializinginurbansustainabilityandsustainabletechnologydevelopment.
speck@peck.ca

GuyDaunceyistheprincipalofSustainableCommunitiesConsultancy,basedin
VictoriaB.C.anddevelopmentconsultant.gdauncey@islandnet.com

Notes:

1.'TheBenefitsofGreenDevelopment',SmartGrowthNetwork,USA
2.RutgersUniversity,Gersh,1996
3."FiscalImpactsofAlternativeLandDevelopmentsinMichigan:Thecostsofcurrentdevelopmentversus
compactgrowth,FinalReport."June1997.P.123.SouthEastMichiganCouncilofGovernmentsin
"EconomicCompetitiveness,UrbanFormandEnvironmentalSustainability:TowardaGreenEconomyPlanfor
theCityofToronto"DraftReport.Sept.1999.MetropoleConsultants.
4.'TwoPossibleFutures',AmericanFarmlandTrust,1992
5.See1998OntarioEnvironmentCommissionersReport".
6.NewYorkTimes,9,June'98.
7."TheEconomicsofUrbanForm".PreparedfortheGTATaskForcebyP.Blais.January1996.
8.Harney
9.GettingSmart,NewsletterofSmartGrowthNetwork,July1999
10.DrE.Blood,JonesEcologicalResearchCenter,Newton,Georgia.
11."EconomicBenefitsofRunoffControls"U.S.,EPA,1995
12.RealEstateResearchCorp,1974,quotedbySmartGrowthNetwork
13.Ibid
14.U.S.EPA,1995
15."ListenToYourMother:ApplyingInsightsfromnatureisonewaytogreentheconstructionindustry"C.Kibert
etal.,inAlternativesJournal,Winter2000.
16.USDepartmentofEnvironment,CenterofExcellenceforSustainableCommunities
17.USDoECenterofExcellenceforSustainableCommunities,AustinGreenBuilderCaseStudy,
http://www.sustainable.doe.gov/success.gdp.htm
18.BuildingDesign,1995
19.GreenDevelopment:IntegratingEcologyandRealEstate,bytheRockyMountainInstitute.(JohnWiley&
Sons,1988)
20.ThiscasestudywaspreparedbyMarkHolland,Planner,CityofVancouver.

ReturntotheAddressingInadequatePlanningtopicpage
orgobacktotheNewUrbanAgendahomepage.