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Green Shelby 2020:

Environmentally Responsible Development and Renovation Plan

Charter Township of Shelby, Michigan

Prepared for the Planning CommissionCharter Township of Shelby, Michigan

University of Michigan, Taubman College

Urban and Regional Planning Team

Andrew Broderick

Anne Choike

Abby Eisen

Marcus Jones

Stephanie Simon

April 2010

[This page is intentionally left blank.]

3

Acknowledgements

With tremendous gratitude, our team wishes to thank the following for their time,

expertise, guidance, and inspiration throughout the development of this plan:

Glenn Wynn, Shelby Township Planning Director

Professor Larissa Larsen, University of Michigan

Professor Maria Arquero de Alarcon, University of Michigan

Megan Masson-Minock

Nick Rajkovich

Paul Coseo

Julie Steiff

Charter Township of Shelby Planning Commission:

Jerome Moffitt, Chairperson

Phil Frame, Vice Chairperson

Janet Elliot, Secretary

Doug Wozniak, Township Board Representative

Lisa Casali

Mike Ho

Raquel Moore

James Randlett

Diane Wessels

Focus Group Participants:

John Baas

Ron Current

Christine Dearlove

Janet Elliot

Dub Hearon

Anthony Lombardo

Dick Wright

Additional Sources:

Landon Bartley, Planner, City of Grand Rapids

Katherine Moore, AICP, Program Manager, Georgia Conservancy

Dave Dobromilsky, Planner, West Windsor Township, New Jersey

Elzbieta Mscichowska, Shelby Township Resident


5

Table of Contents

Executive Summary

Summary Matrix

Introduction

LEED 3.0 Explained

Part One: Vision and Overarching Goals

Vision and Definition of Green Development

Goal Overview

Goals and Objective Outline

Part Two: Recommendations

Promote Environmental Education and Stewardship

Optimize Land Use

Improve Efficiency

Conserve and Preserve Resources

Increase Environmental Quality

Part Three: Framework for Action

Implementation Strategy

Green Development and Renovation Incentives

Photo Credits

Appendix One: Counter Manual

Appendix Two: Township Maps

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10

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13

15

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47

59

71

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84

85

87

91


7

Executive Summary

Despite the effects of the global financial crisis, Shelby Township remains fortunate

in its continued enjoyment of a high quality of life in 2010. Residents and business

owners value ample land, abundant resources, and relative predictability in living

costs. However, Shelby Township, as well as the greater Detroit metropolitan region

and the United States as a whole, confronts evolving economic and environmental

realities. Consequently, in order to maintain the high quality of life upon which it

prides itself, Shelby Township must be poised for significant change in the coming

years.

Over the past half-century, the Township has expanded considerably in geographic

size and population. This growth occurred without environmental guidelines

to minimize impacts of development and renovation. To become a model green

community, Shelby Township will need to follow a carefully considered environmental

roadmap. The following plan outlines the mindset and practices the Township must

adopt in the short and long term to progress into a more environmentally responsible

municipality.

Current economic circumstances have slowed development in all of Southeast

Michigan. To help Shelby Township transition into a more progressive and

sustainable community when development activity resumes in coming years, our

team conducted extensive research in the township, including a field investigation

of current development patterns, a focus group with a diverse group of Township

stakeholders, and a thorough assessment of current Township planning standards

and procedures. Our team augmented this information with instructive case studies

of green strategies utilized in similar settings, interviews with green development

experts, and exploration of effective green tools making a difference in other

communities. Combining depth and breadth, the following action plan provides

Township leaders with creative, technical, and realistic guidelines for how to

approach development and renovation in the community going forward.

Five goals, derived from our research, organize Part Two:

- Promote Education and Environmental Stewardship

- Optimize Land Use

- Conserve and Preserve Resources

- Improve Efficiency

- Increase Environmental Quality

Each goal is broken down into objectives. Each objective includes a brief summary

of the issue, why it is relevant to green development in the township, examples of

the strategy’s success, and a recommendation for how to implement it. In Shelby

Township, individual objectives can serve as “tear sheets,” stand-alone educational

resources for residents, developers, and local officials.

Part Three outlines the implementation strategy for greening Shelby Township.

Divided into three phases, our implementation approach provides a framework for

action in the short and long term. The objectives described in Part Two align with one

or more specific phases in the implementation, with each sucessive phase including

more ambitious techniques. We believe that this incremental approach to raising

community awareness, promoting green development practices, and incentivizing

Green Shelby 2020

developer behavior over time will effectively integrate green development standards

into community norms and procedures in a manageable way.

In addition to the objective “tear sheets,” our team’s efforts equip the Township with

the additional helpful tools:

- Educational counter manual

- Green development and renovation checklist

- Implementation framework and timeline

Shelby Township can become a model green community in the region, state, and

nation. We believe this plan will catalyze new thinking, conversations, and behaviors

to update the township’s approach to development and renovation, and guide it in

a greener, more environmentally responsible direction.

8

9

Phase 1 Phase 2 Phase 3

Pro

mote

Environm

enta

l

Ed

ucation a

nd

Ste

ward

ship

(E

S) ES 2: Host a Developer and Business

Owner Education Session (T)

ES 4: Launch an Annual Green Award (T)

ES 5: Renovate a Township Building with

a Significant Visual Green Element (T)*

ES 6: Introduce a Green Development

and Renovation Checklist (T)

ES 3: Initiate Green Events Campaign (T)

ES 1: Distribute a Counter Manual (T)

LU 2: Reduce the Area of Impervious

Surface (D, H)*

LU 4: Develop and Implement Efforts to

Protect and Expand Native Habitat (T)

LU 6: Create Chapter on Environmental

Sustainability in Township Master Plan (T)

LU 5: Encourage Redevelopment and

Reuse of Previously Developed Sites (T)

LU 1: Integrate and Increase Biodiversity

of Landscape Planting (D, H)*

EQ 1: Limit Harmful Emissions from

Building Materials and Fixtures (H,D,T)*

EQ 2: Implement Construction and Post-

Construction Pollutant Controls (T)

EQ 3: Improve Resilience to Natural,

Technological, and Man-made Hazards

(T)

EQ 4: Reduce Water Pollution Resulting

from Stormwater Runoff (H, D, T)

CR 5: Provide Large-scale Recycling

Facilities for all Residents and Businesses

(T)

CR 6: Design for Deconstruction and

Disassembly (D)

IE 1: Optimize Building Orientation and

Envelope Treatment (D, T)

IE 2: Improve Energy Efficiency for

Lighting, Appliances (H, D, T)*

IE 3: Improve Energy Efficiency for

Mechanical Systems (H, D, T)

IE 4: Improve Water Wfficiency and

Wastewater Management (H, D, T)

IE 5: Use On-site Renewable Energy

Sources (D, T)

IE 6: Reduce Heat Island Effect (D, T)

CR 1: Use Recycled Content and/or

Products that Reduce Environmental

Impact throughout the Life Cycle of a

Building (H, D)

CR 2: Use Locally Sourced Materials in

Construction (H, D)

CR 3: Recycle Construction Waste (D, T)

CR 4: Encourage Adaptive Reuse (T)*

LU 3: Develop and Implement Smart

Growth Strategies (D, T)

Gre

en

Sh

elb

y 2

020

Goal

Op

tim

ize L

and

Use (

LU

)Im

pro

ve E

ffic

iency (

IE)

Conserv

e a

nd

Pre

serv

e

Resourc

es (

CR

)

Incre

ase E

nvironm

enta

l

Qualit

y (

EQ

)

Legend Responsible Party: H = Homeowner, D = Developer, T = Township

* = Kickoff ObjectiveSummary Matrix

Green Shelby 2020

Context

Shelby Township is located in Macomb County and the greater Southeast Michigan

Detroit Metropolitan Statistical Area. Shelby Township experienced a rapid growth

of population over the past 50 years as a direct result of its position in the region

along a major highway corridor, Van Dyke (M-53). As the township experienced a

steady increase in residential population from 14,114 in 1960 to 72,559 in 2008,

Shelby Township developed within the framework of traditional Euclidian zoning

regulations, and is divided into the following land uses:

-Single Family Residential

-Multi Family Residential

-Mobile Home Park

-Commercial

-Office

-Industrial

-Public

-Semi-Public

-Private Recreation

-Vacant Land

Over the course of the past year, the recent slowdown of the economy has

significantly halted further development projects, allowing Glenn Wynn, Shelby

Township’s Planning Director, to creatively explore plans that will enhance the

quality of life for all Township citizens. Mr. Wynn has enlisted our team to create a

plan that implements green building and development practices in the township,

so that Shelby Township will be poised for environmentally friendly growth when

the economy revives. In addition, branding Shelby Township as a green place may

distinguish the township from similar surrounding communities and position it for

further growth.

Method, Process, Timeline

Our team completed Green Shelby 2020 over an eleven-week time frame. The work

plan was divided into the following stages:

1. Research and Assessment:

- Review codes and Township’s development history

- Understand and prioritize environmental issues

- Assess stakeholder interests

- Investigate site and building design best practices through case studies

and interviews

2. Vision, Goal and Objective Setting:

- Define “green development”

- Create five goals for realizing the vision, along with six objectives to help

meet each goal

3. Recommendation formulation and preparation of final products:

- Final Report

- Counter Manual

- Final Presentation

Introduction

10

Figure 1: Shelby Township park.

Figure 2: A multi family residential

development in Shelby Township.

Vision, Goals, Objectives33 hours (10%)

Administration33 hours (10%)

Research and Assessment132 hours (40%)

Recommendations and Strategies

132 hours (40%)

11

Focus Group Session

As part of our strategy to investigate community and stakeholder concerns, our

team held a community focus group on March 22, 2010. The focus group consisted

of eight participants, including two members of the Shelby Township beautification

committee, the deputy building director, a local developer, a civil engineer, one

former and one current planning commission member, and a representative of

the local chamber of commerce. The group discussed their ideas of what green

development practices entail and how Shelby Township should approach them.

Areas of focus included:

-The education of current and prospective Shelby Township homeowners about

environmentally sustainable building and renovation practices

-The role of the building department and its potential to influence development

through regulation

-The implementation of an awards program that would provide additional

incentives based on recognition of green development practices

-Site planning methods with a special focus on including more sustainable

landscaping requirements

Following the focus group, our team considered the implications of the discussion

and created the following plan based on major concerns addressed at the meeting.

INTRODUCTION

Figure 3: Focus group, March 22, 2010.

Figure 4: Posting focus group input on to

brainstorming board.

Green Shelby 2020

What is LEED 3.0?

Leadership in Energy and Environmental Design (LEED) is the standard,

internationally-recognized green building certification system administered by

the U.S. Green Building Council (USGBC). It is designed to certify that a building

or neighborhood includes a specified list of green building best practices.

LEED sets benchmarks for important design metrics including: energy savings,

water efficiency, CO2 emissions reduction, indoor environmental quality, and the

protection of natural resources and habitats. The LEED rating system applies to all

types of construction ranging from commercial interiors to entire neighborhoods

and can be applied to both new construction and retrofit projects.

LEED’s rating system is based on obtaining credits for certain criteria. If a project

obtains a base amount of credits, it can become certified. If a project earns

additional credits, it will be certified at one of several upper tiers: silver, gold,

or platinum. Understanding the LEED certification process helps builders and

other professionals in making design, construction, operations, and maintenance

decisions.

LEED assesses the green features included in a new construction (NC) project by

applying the following categories:

- Sustainable Sites (SS)

- Water Efficiency (WE)

- Energy & Atmosphere (EA)

- Materials & Resources (MR)

- Indoor Environmental Quality (IEQ)

- Innovation in Design (ID)

- Regional Priority (RP)

Other similar categories exist for neighborhood development (ND) and other types

of projects.

Advantages of LEED Accreditation for Shelby Township Staff

Having a LEED AP on staff will demonstrate Shelby Township’s dedication to

green building and renovation practices. Devoting the time and money to have

a staff member trained and accredited is a worthwhile Township investment: it

will add professional credibility the Township’s green development leadership,

and demonstrate a commitment to environmental stewardship for the community.

Anyone regardless of profession can become a LEED AP by passing two

comprehensive exams. For more information, visit the USGBC’s website at www.

usgbc.org.

LEED 3.0 Explained

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Figure 5: U.S. Green Building Council

oversees LEED

13

PART ONE: VISION AND OVERARCHING GOALS

Shelby Township will be a green development leader among its peer communities. This is a bold but realistic goal that will be achieved through

a series of targeted initiatives and strategies designed to promote environmental awareness, introduce new practices and ambitious

standards, and guide future development in a more environmentally sensitive and sustainable direction.


15Part One: Vision and Overarching Goals

Vision and Definition of Green Development

Vision

Shelby Township will be a leader in green development among its peer

communities.

Green Development Definition

In Shelby Township, green development is defined as encouraging a culture and

implementing standards that promote environmentally responsible behavior among

developers, contractors, homeowners, businesses, and Township leaders. Creating

a green community includes:

- Education on environmental stewardship

- Improving water and energy efficiency throughout the township

- Optimizing Township land use effectiveness

- Conserving and preserving resources

- Mitigating or eliminating harmful pollutants associated with development

projects

Green development in Shelby Township extends beyond the construction of earth-

friendly buildings. It means thinking about the environmental impacts of development

in a new way and embracing more efficient building construction and maintenance

practices that minimize harm to the natural environment. This will occur in small

steps over a realistic timeline determined with stakeholder input.

A greener Shelby Township will not be created overnight. Instead, it will be the

work of several initiatives over several years, and the community’s green goals

and benchmarks will continue to evolve according to community, reulatory, and

technological progress. Over time, Shelby Township will adopt new approaches

and environmentally sensitive priorities in planning for its growth and development,

resulting in an environmentally aware, engaged, and influential community of

citizens and professionals.

Our team believes that Shelby Township can be a model community in green

development for both the southeast Michigan region and the United States. By raising

environmental awareness, updating its land use policies, and introducing specific

and effective construction and redevelopment practices into the community, Shelby

Township can position itself as a progressive, innovative, and environmentally

responsible municipality, increasing its appeal as a highly desirable locale to live

and work. Becoming a leader in green development will distinguish the township

from similar suburban communities in the Metro Detroit area, enhancing its civic

reputation and strengthening its competitive advantage.

Figure 6: A vegetated buffer surrounds a

wetland. Using native planting along water

edges substantially reduces pollution from

stormwater run-off.

Green Shelby 2020

Goal Overview

Promote Environmental Education and Stewardship (ES)

Promoting environmental education and stewardship is essential in achieving

Shelby Township’s green development vision. Without the full support of the

community, which is unattainable without suitable education, Green Shelby 2020

will not succeed. The plan’s outreach strategy includes a community awareness

and education campaign, a Green Development and Renovation Checklist, and an

awards and inventives program.

Optimize Land Use (LU)

Understanding that the land we use is an exhaustible resource is an important

concept, and one that must be a priority if Shelby Township wants to move in a

more sustainable direction. The township can optimize its land use by utilizing

already developed land, and providing habitat and protection to natural resources,

which will create a balance allowing nature to replenish itself while accomodating

human needs.

Improve Efficiency (IE)

Efficiency in supplying water and energy to buildings is a key part of

environmental sustainability because water and energy are finite natural

resourcese. Buildings should respond to their environment and sit lightly on their

ecological footprint. The latest technology in green building promotes water and

energy efficiency by reducing the need for these resources in buildings and on the

land. Whenever possible, resources should be conserved and replenished.

Conserve and Preserve Resources (CR)

Throughout a building’s life-cycle — design, construction, operation, and

demolition — all efforts should be taken to decrease waste and maximize

the efficient use of materials. Developers, township officials, businesses, and

homeowners all play critical roles in conserving and preserving natural and

manmade resources in the township, and the success of this goal depends on

each constituency assuming responsibility for its role in the creation, maintenance,

and disassembly of all kinds of buildings in the community.

Increase Environmental Quality (EQ)

Construction, development and renovation projects often generate harmful

byproducts, such as toxic emissions and stormwater runoff, that pollute Shelby

Township’s indoor and outdoor environment. The goal of improving environmental

quality is to practice strategies that limit these harmful contaminants to mitigate

or even eliminate the negative impact they have on Shelby Township’s population

and environment. The recommendations outlined under this goal educate

developers, homeowners or businesses about the potentially detrimental impacts

of their construction and renovation activities upon the environment, and offer

ways to lessen harm to the environment during development or renovation

processes. This goal also suggests that the township evaluate and prepare for

present and future risks to its natural environment.

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17Part One: Vision and Overarching Goals

Goals and Objectives Outline

GOAL: Promote Environmental Education and Stewardship (ES)

Objective ES 1: Distribute a Counter Manual

Objective ES 2: Host a Developer and Business Owner Education Session

Objective ES 3: Initiate Green Events Campaign

Objective ES 4: Launch an Annual Green Award

Objective ES 5: Renovate a Township Building with a Significant Visual Green Element

Objective ES 6: Introduce a Green Development and Renovation Checklist

GOAL: Optimize Land Use (LU)

Objective LU 1: Integrate and Increase Biodiversity of Landscape Planting

Objective LU 2: Reduce the Area of Impervious Surface

Objective LU 3: Develop and Implement Smart Growth Strategies

Objective LU 4: Develop and Implement Efforts to Protect and Expand Native Habitat

Objective LU 5: Encourage Redevelopment and Reuse of Previously Developed Sites

Objective LU 6: Create Chapter on Environmental Sustainability in Township Master Plan

GOAL: Improve Efficiency (IE)

Objective IE 1: Optimize Building Orientation and Envelope Treatment

Objective IE 2: Improve Energy Efficiency for Lighting and Appliances

Objective IE 3: Improve Energy Efficiency for Mechanical Systems

Objective IE 4: Improve Water Efficiency and Wastewater Management

Objective IE 5: Use On-site Renewable Energy Sources

Objective IE 6: Reduce Heat Island Effect

GOAL: Conserve and Preserve Resources (CR)

Objective CR 1: Use Recycled Content and/or Products that Reduce Environmental Impact

Objective CR 2: Use Locally Sourced Materials in Construction

Objective CR 3: Recycle Construction Waste

Objective CR 4: Encourage Adaptive Reuse

Objective CR 5: Provide Large Scale Recycling Facilities

Objective RC 6: Design for Deconstruction and Disassembly

GOAL: Increase Environmental Quality (EQ)

Objective EQ 1: Limit Harmful Emissions from Building Materials and Fixtures

Objective EQ 2: Implement Construction and Post-Construction Pollutant Controls

Objective EQ 3: Improve Resilience to Natural, Technological, and Man-made Hazards

Objective EQ 4: Reduce Water Pollution Resulting from Stormwater Runoff


19

PART TWO: RECOMMENDATIONS

The following pages describe specific actions the Township can take to become a leader in green development among its peer communities.


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PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP

21Part Two: Recommendations

ES 1:

DISTRIBUTE A COUNTER MANUAL

Summary

Issue: One of Shelby Township’s challenges in becoming a leader in green

development is a lack of awareness about environmentally responsible building

practices among developers, business owners, and the general public. City

leaders must educate residents about Green Shelby 2020 and its benefits for the

greater community.

Recommendation: The Counter Manual will be the first step in ensuring that

anyone involved with real-estate development or renovation in Shelby Township

understands what green building means in the township and how Green Shelby 2020 will impact their project.

The Counter Manual can be distributed by the Shelby Township Planning

Director and other Shelby Township officials at the township municipal building,

homeowners’ association meetings, and other relevant places and events

throughout the township. The Counter Manual concisely describes Green Shelby 2020’s goals and implementation, and serves as a public relations and marketing

tool to build consensus and momentum for the plan.

Supporting Information

Precedent: The US Green Building Council’s LEED Certification “Awareness and

Education” credits “encourage home builders and real estate professionals to

provide homeowners, tenants and building managers with the education and tools

they need to understand what makes their home green and how to make the most

of those features.”1

Relevance to Goal: The Counter Manual promotes a key component

environmental education and stewardship. It is a straight-forward document that

provides basic infromation about Green Shelby 2020, encourages developers,

businesses owners, and residents to take pride in the possibility of green

development throughout the township.

Costs and Savings: The manual will cost little to print and will save township

officials a tremendous amount of time in in explaining Green Shelby 2020 to

interested parties throughout the community.

Focus Group: Participants expressed a general lack of knowledge about how

to “green” an existing home or business. The Counter Manual stems from these

concerns and addresses several concerns raised at the meeting.

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Green Shelby 202022

Sources

1. United States Green Building Council. “Intro—what LEED measures.”

(2010). www.usgbc.org/displaypage.aspx

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ES 2:

HOST DEVELOPER AND BUSINESS OWNER

EDUCATION SESSION

Summary

Issue: Local business owners and real estate developers may be interested

in incorporating green development features into their projects, but are worried

about covering costs. Developers are not often aware how and when building

green can provide cost savings.

Recommendation: Shelby Township can host a series of educational

sessions for business owners and developers. These sessions will help these

constituencies to understand the importance of utilizing green development

practices, as well as to provide information on how to take advantage of the

rewards associated with the phase two.


Relevance to Goal: Education sessions for business owners and developers

directly address the goal of promoting environmental stewardship. These

sessions will address important issues such as lighting, energy management,

pollution prevention, waste management, and process efficiency in order to help

developers and business owners understand the benefits of green development.

Costs and Savings: There are no direct cost savings associated with hosting

a developer and business owner education, but a session can benefit key

stakeholders indirectly by providing information for free.

LEED 3.0: Education sessions contribute to LEED’s requirement for an

Awareness and Education Component. At these sessions, township officials

should use educational materials available on the USGBC website.

Focus Group: The developer and business owner expressed concern that

without a thorough understanding of green building themselves, they will be ill-

equipped to explain the benefits of such practices to customers.

Sources

1. United States Green Building Council “Intro—what LEED measures.” (2010).

www.usgbc.org/displaypage.aspx

2. “Green Development and Construction Program.” The Illinois Sustainable

Technology Center. Institute of Natural Resource Sustainability. University

of Illinois at Urbana-Champagne. Champaign, IL: the University of Illinois

Green Shelby 202024

Board of Trustees. (2010). http://www.istc.illinois.edu/tech/green_

development.cfm

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ES 3:

INITIATE GREEN EVENTS CAMPAIGN

Summary

Issue: Although Green Shelby 2020 does not directly affect existing Shelby

Township homeowners and business owners, without a community awareness

campaign they might feel overwhelmed or alienated once the community has

reached the long-term implementation stage.

Recommendation: Shelby Township should host a series of educational green

events throughout each calendar year that culminate in a “Green Expo.” In the

short term, Township officials such as the Planning and Zoning Department and

the Building Department Director should focus on creating these educational

opportunities. As time passes and Green Shelby 2020 thrives, Shelby Township

can consider creating its own green building forum.


Precedent: The Green Events Campaign can be modeled after the Columbus

Green Building Forum’s sustainable development educational campaign in Ohio.

The Columbus Green Building Forum hosts a variety of informational events

and workshops, including a Life Cycle Costing workshop, an eight-week Green

Building School, a Energy Modeling Workshop Series, a Green Home Fair, and a

Green Building Expo. These events expose people from all sectors in the greater

Central Ohio Region to the LEED Certification Process and the positive effects

that sustainable development have on local schools and businesses. They also

help stimulate excitement about future green building initiatives taking place in the

community.

Relevance to Goal: The Green Events Campaign directly addresses the goal

to promote environmental education and stewardship. It helps to raise awareness

and generate enthusiasm for Green Shelby 2020.

Costs and Savings: Homeowners, developers and residents benefit in direct

and indirect cost savings because they don’t have to spend their own resources to

educate themselves.

LEED 3.0: This objective contributes to, but does not quality for, LEED’s

requirement for an Awareness and Education Component. Township officials

can use educational materials available on the USGBC website in organizing

educational programming.

Focus Group: This objective ties into the focus group’s concern that current and

potential Shelby Township homeowners do not understand the costs and benefits

associated with the adoption of green building and development practices in their

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Green Shelby 202026

homes. The events support Green Shelby 2020’s mission of encompassing both

new construction and renovation of existing homes and businesses.

Sources

1. Columbus Green Building Forum. www.cgbf.org

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ES 4:

LAUNCH AN ANNUAL GREEN AWARD

Summary

Issue: Township officials need to stimulate enthusiasm in order for Green Shelby 2020 to succeed.

Recommendation: Shelby Township can create three distinct awards to

recognize compliance with objectives on the Green Development and Renovation

Checklist. The three award categories are a homeowners’ Green Award, a Green

Business Award, and a Green Developer Award.

The three award programs can work as follows:

Homeowner’s Green Award: Targeted at long-time homeowners, this award

focuses solely on renovations to existing homes. Homeowners’ associations will

nominate homeowners who have implemented green strategies in their homes

using Energy Star appliances, native landscaping, and recycled building materials

for renovations. Each spring, the winner will be awarded the “Homeowner’s Green

Award” at a township-wide event and will be presented with a native tree to plant

on his or her property.

Green Business Award: Local business owners will compete in one of two

categories: the new construction category and the existing building category.

Businesses that fall under the New Construction Category must complete eight of

the ten suggested criteria on the Green Development and Renovation Checklist in

order to qualify for a Green Building Award. Participants in the Existing Building

Category must complete a total of five of the ten criteria in order to be considered

for an award. Once a business has proved it has met all the necessary

benchmarks, it will receive a “Best of Shelby Township Green Businesses” emblem

to place on its property and in advertisements. Each of the compliant businesses

will be announced at the annual green event.

Green Developer Award: Developers must meet eight of the ten requirements

in order to be considered for nomination. Once nominated, the developers will

then be judged on the number of requirements they meet and how many new

buildings they have constructed that have these requirements. The winner will be

announced at the annual awards banquet and will receive his or her name on a

Green Award plaque.


Precedent: The township is very proud of the beautification awards program and

the Green Awards Program can function similarly.

Figure 7: A rendering of the proposed Green

Development Award, which will hang in

Township Hall.

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Green Shelby 202028

Relevance to Goal: The Green Awards Program directly addresses the

“Promote Environmental Education and Stewardship” goal because it instills a

sense of pride about the green development process in the community. The

ultimate goal for the program is to make it a fun and competitive process that

residents and business owners will strive to win every year, thus allowing them to

showcase how they have embrace green development and renovation.

Costs and Savings: The township would incur low costs associated with the

creation and continued operation of an annual Green Awards Program.

LEED 3.0: This objective contributes to LEED’s requirement for an Awareness

and Education Component.

Focus Group: The awards program was born out of the focus group

conversation.

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ES 5:

RENOVATE A TOWNSHIP BUILDING WITH A

SIGNIFICANT VISUAL GREEN ELEMENT

Summary

Issue: While the leadership of Shelby Township might embrace Green Shelby 2020, without implementing its own visual green element to a city-owned building,

the program will not enjoy the maximum level of support from the community.

Recommendation: Shelby Township can create a “Comparative Garden

Project” by planting examples of native and conventional, non-native gardens on

the municipal building grounds. A sign with information should be nearby, and

address the differences in the amount of water usage and yard waste, as well as

the decreased cost of maintenance over the course of a year. Other visual green

element ideas include a green roof, porous pavement, and rainwater systems.


Precedent: The Comparative Garden Project is inspired by a similar project

called “Garden/Garden,” which is conducted by the Office of Sustainability and

the Environment in Santa Monica, California. The two gardens have been planted

at adjacent houses providing a visual comparison of the costs and benefits

associated with native gardens and traditional gardens. Each garden includes the

following elements:

Native Garden: California native plants, water-efficient drip irrigation system,

and an underground rainwater filtering system.

Traditional Garden: Exotic plants native to the eastern portion of the United

States that require significant amounts of water, fertilizers, and pesticides

not necessary for the native plants in the neighboring garden.

The township should provide short fact sheets that show the significant cost

savings associated with each garden, as well as on-site plaques that show each

plant’s purchase price, maintenance cost, waste consumption, trash generation,

and time commitment required for sufficient upkeep

Relevance to Goal: The Comparative Garden project is an educational project

geared toward promoting green site design, making it relevant to the goal of

promoting environmental education and stewardship in the township. Introducing

a green element at the municipal office site will show a commitment to green

development on the part of the city staff.

Costs and Savings: The initial landscaping costs of this project will be

approximately $36,000 (projected based on the construction costs for the Garden/

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Green Shelby 202030

Garden Project). However, it will eventually lead to cost savings for the native

garden of $2,200 in annual maintenance fees.

LEED 3.0: The Comparative Garden Project addresses several of the LEED

Certification measurements, including Sustainable Sites, Materials and Resources,

and Awareness and Education.

Focus Group: During the focus group conversation, participants repeatedly

mentioned that without visual support from the township, the green development

as a concept would not necessarily “catch fire” immediately. Constructing a green

element would be the township’s first step in creating community support.

Sources

1. Jett, Susanne. Garden/Garden (2004)

http://www.smgov.net/Departments/OSE/Categories/Landscape/

Demonstration_Gardens.aspx

Figure 8, 9: A single family home with

conventional turf grass (above) and a home

with native planting (below).

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ES 6:

INTRODUCE A GREEN DEVELOPMENT AND

RENOVATION CHECKLIST

Summary

Issue: As Shelby Township moves towards promoting green development

practices, it will need a set of guiding principles upon which to evaluate future

development projects and renovations.

Recommendation: Shelby Township can implement a Green Building Checklist

that covers a number of suggested practices necessary for innovative and

progressive green renovation and development. The checklist will be used as a

basis for determining whether or not a project qualifies for the “Green Track” in

Phase 1, and eventually meets upgraded township standards required in Phase 3.


Precedent: The Green Development and Renovation Checklist will incorporate

green development practices listed in categories consistent with the Green Shelby 2020 objectives:

- Optimize Land Use

- Improve Efficiency

- Conserve Resources

- Increase Environmental Quality

Our plan recommends that Shelby Township initially adopt ten of these

requirements during the kickoff period.

Beginning with Phase 1, the Planning and Building Departments will evaluate each

renovation and development proposal based on the Green Development and

Renovation Checklist. It is suggested that in order to qualify for the “Green Track,”

each project must meet five out of ten objectives. Over time, Township staff will

add additional suggested green practices, gradually increasing the number of

criteria that must be met in order to qualify for the “Green Track” and its incentives.

By Phase 3, a single green development track will be established and all

proposals must address checklist requirements for project approval.

Relevance to Goal: The Green Development and Renovation Checklist provides

a complete understanding of the Environmental Education and Stewardship goal.

It creates a tangible means for conceptualizing green development practices on a

case-by-case level, thereby promoting environmental education and stewardship.

Costs and Savings: During Phase 2, homeowners and developers who

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Green Shelby 202032

choose to follow the required number of guidelines on the Green Development

and Renovation Checklist will be rewarded with “fast track” permitting, resulting

in significant time and indirect monetary savings (see Part Three: Framework for

Action for further description).

LEED 3.0: Each suggested green development or renovation practice item on

the checklist corresponds with a separate LEED credit. Please see the referenced

objective in the checklist on the next page.

Sources

1. West Windsor Township, NJ Green Development Practices Checklist. (2009)

CRIE EQLUES



Green Development andRenovation Checklist

� OBJECTIVE YES NO EXPLANATION

OPTIMIZE LAND

USE

� � � �

Does the project use diverse and native plant species in its landscaping plan?

LU 1 � � �

Does the project use pervious pavement?

LU 2 � � �

Does the project comply with the physical design guidelines for its character area in the township master plan?

LU 3 � � �

Does the project protect preserve a natural habitat for native species?

LU 4 � � �

Does the project reuse an existing site?

LU 5 � � �

IMPROVE

EFFICIENCY

� � �

Does the project utilize the benefits of solar orientation?

IE 1 � � �

Does the project utilize natural light where possible?

IE 1 � � �

Does the project utilize natural ventilation?

IE 1 � � �

Does the project include energy efficient lighting systems?

IE 2 � � �

Does the project include energy efficient mechanical systems?

IE 3 � � �

Does the project use low-flow water fixtures?

IE 4 � � �

Does the project use advanced water efficient systems?

IE 4 � � �

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��

Does the project use on-site renewable energy sources?

IE 5 � � �

Does the project use strategies to reduce the heat island effect?

IE 6 � � �

CONSERVE AND

PRESERVE

RESOURCES

� � � �

Does the project use recycled materials?

CR 1 � � �

Does the project use locally sourced materials in construction?

CR 2 � � �

Does the project recycle construction waste?

CR 3 � � �

Does the project reuse an existing building?

CR 4 � � �

Is the project designed for disassembly and deconstruction?

CR 6 � � �

INCREASE

ENVIRONMENTAL

QUALITY

� � � �

Does the project use materials and fixtures that limit harmful emissions?

EQ 1 � � �

Does the project have construction and post-construction pollutant controls?

EQ 2 � � �

Does the project minimize storm water runoff?

EQ 4 � � �

Green Shelby 202034

Green Development andRenovation Checklist

CRIE EQLUES

OPTIMIZE LAND USE


Summary

Issue: Conventional development methods rely heavily upon foreign species and

monocultures in landscaping, to the detriment of the urban ecology. Conversely,

native and diverse plants species tend to be hardy, require little water and

fertilizer, and provide habitats for birds and other native animals.

Recommendation: Promote diverse and native plant species by adopting

standards for their use on all properties, including buildings, parks and sidewalks.


Precedent: Woodlands, Texas pioneered methods of low-impact development on

a large-scale.2 The community replaced curbs with cultivated native vegetation in

swales; this technique controlled stormwater at the same time that it purified runoff

absorbed to the water table. Elsewhere in the community, planting native vegeta-

tion preserved biodiversity beneficial to forest and woodlands, and decreased

stormwater runoff generated. Use of native vegetation in Woodlands, Texas

also minimized development impacts on local hydrological systems, specifically

nearby streams.

Relevance to Goal: Integrating and increasing biodiverse landscape plantings

in the urban and suburban setting optimizes land use in several ways. Landscape

plantings generally reduce the amount of stormwater runoff generated by impervi-

ous surfaces. Native landscape plantings in particular allow for increased vegeta-

tion biodiversity and prevent the spread of non-native invasive plant species.1

Costs and Savings: This recommendation is not expected to have any sig-

nificant impact on capital costs. To the contrary, limiting cultivation of invasive,

non-native species cuts labor costs associated with grounds maintenance and

reduces the cost of replanting often incurred after intended species have been

overrun by invasive, non-native species.

LEED 3.0: Depending on the requirements adopted for any given type of build-

ing materials or fixtures, the following LEED standards may be met:

- LEED-NC SS credit 5.1 Site Development: Protect or Restore Habitat

- LEED-ND GCT credit 7: Minimize Site Disturbance During Construction

Focus Group: The focus group stressed the importance of planting trees and

vegetation.

LU 1:

INTEGRATE AND INCREASE BIODIVERSITY OF

LANDSCAPE PLANTING

Figure 10: Native plantings bloom in the front

yard of the Ann Arbor Great Oak co-housing

building. Native plantings are drought

tolerant, provide habitat for native species,

and discourage the spread the invasive

species.

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OPTIMIZE LAND USE

Green Shelby 202036

Sources

1. NYC Green Codes Task Force: Full Proposals (UE 1)

2. NYC Green Codes Task Force: Full Proposals (UE 2)

3. Press Release, US Dept. of Agriculture, President Clinton Expands Federal

Effort to Combat Invasive Species (Feb. 3, 1999), available at http://www.

ladwpnews.com/go/doc/1475/182533/.http://www.nps.gov/plants/alien/pubs/

eopress.htm.

4. Dep’t of Transp., Fed Highway Admin., Memorandum on Environmen-

tally Beneficial Landscaping (Apr. 26, 1994) http://www.fhwa.dot.gov/

environment/042694em.htm.

5. http://www.extension.umn.edu/pesticides/ipm/pubnplant.htm

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OPTIMIZE LAND USE


Summary

Issue: Covering the majority of the built environment’s surface area with

impervious materials – such as pavement, buildings, and even turf grass – strains

the natural habitat and stormwater systems. Impervious cover prevents water

from reaching the subsoil below and percolating to the water table, disabling

aquifer recharge and causing excess stormwater to be released directly into the

natural environment.

Recommendation: Adopt site plan review standards that encourage

permeability, through use of pervious pavement, for at least one-third of the lot

area that is not covered by buildings or structures.


Precedent: Several North American cities and states require new and redevel-

oped sites to reduce impervious areas and limit driveway paving. The City of

Philadelphia now requires new developments and redevelopments over 10,000

square feet to reduce impervious surfaces areas that are connected to sewers by

twenty percent as compared to preexisting conditions. Philadelphia’s standards for

reducing the volume of peak stormwater flows may also be met by decreasing a

given lot’s impervious area.1 The City of Chicago requires redeveloped sites larger

than 7,500 square feet that discharge to combined sewers to reduce impervious

cover by fifteen percent from previous conditions.1 Chicago’s stormwater manage-

ment manual recommends landscaping and permeable pavement as a way to

meet their regulations. Berkeley, California limits the amount of paved off-street

parking allowed in a yard and requires that permeable surfaces and landscape

strips surround paved parking.2 Toronto, Ontario provides a maximum front yard

driveway width and requires 50-60% of front yards to be landscaped.3 The State

of North Carolina prohibits more than eighty percent of a “vehicular surface area”

from being an impervious material if the vehicular surface area exceeds one acre.4

Relevance to Goal: Promoting surface permeability will reduce stormwater

runoff, local flooding, combined sewer overflows, and allow for groundwater re-

charge.

Costs and Savings: This proposal is not expected to have any significant im-

pact on capital costs. However, prohibiting the use of invasive, non-native species

reduces labor cost associated with grounds maintenance and reduces the cost of

replanting after intended species have been overrun by invasive, non-native spe-

cies.

LU 2:

REDUCE THE AREA OF IMPERVIOUS SURFACE

Figure 11: Ecostone porous pavement is

used for the parking bays in this North

Carolina parking lot. Impervious asphalt is

still used for the driving lane - a compromise

that minimizes maintenance costs and

increases the area of porous surfaces.

Figure 12: An asphalt parking lot in Shelby

Township. Impervious asphalt pavement

covers the entire lot, and contributes to

increase stormwater runoff..

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OPTIMIZE LAND USE

Green Shelby 202038

LEED 3.0: Depending on the requirements adopted for any given type of build-

ing materials or fixtures, the following LEED standards may be met:

-LEED-NC SS credit 7.1: Heat Island Effect, Non-Roof

-LEED-ND GCT credit 10: Heat Island Reduction

Focus Group: The large amount of impervious surfaces in Shelby Township con-

cerned focus group participants.

Sources

1. NYC Green Codes Task Force: Full Proposals (SW 1)

2. BERKELEY MUN. CODE § 23D.12.080 (2006). http://www.ci.berkeley.ca.us/

citycouncil/2006citycouncil/packet/072506/2006-07-25%20Item%2003%20

Ord%20-%20Off%20Street%20Parking%20Yards.pdf.

3. City of Toronto, Front Yard Parking, http://www.toronto.ca/zoning/frontyard.

htm (last visited Oct.14, 2009).

4. North Carolina, Impervious Parking Legislation, S. Res. 845 S.L. 2008-198

(2008).

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OPTIMIZE LAND USE


Summary

Issue: Conventional, Euclidean development patterns are limited in functionality

and lack connectivity. Consequently, usage patterns underutilize structures and

sites, and mobility depends heavily upon the automobile and excludes other

modes of transit.

Recommendation: Adopt standards that use zoning and incentives to

encourage pedestrian-scale, mixed-use, higher density development and

redevelopment. During site selection, the township can give preference to sites

that offer pedestrian access to a variety of services, locating them within a half

mile radius of services and mass transit.1 Township zoning ordinances can

establish and maintain growth measures such as growth boundaries to avoid the

depletion of agricultural land and protected areas.


Precedent: The Belmont Dairy is a mixed-use, urban infill project in the Portland,

Oregon neighborhood of Sunnyside. Located approximately 1.5 miles southeast of

downtown, Belmont Dairy has expanded housing and retail choices for Sunnyside

residents, spurred reinvestment, and created a vibrant anchor for a changing

neighborhood.

Bethesda Row, located in the central business district of Bethesda, Maryland

illustrates the revitalization of a suburban downtown area into a mixed-use,

walkable shopping and restaurant district. It has become so successful it draws

people from the surrounding county and Washington D.C.

Davidson, North Carolina is setting new standards attracting development to

the downtown by revitalizing its existing buildings. The small community has

began preserving community character and creating a sense of place, while

incorporating a variety of lot sizes, uses and housing types within a five minute

walk.

Relevance to Goal: Encouraging smarter growth allows communities to reap

benefits from new development without destroying the natural environment.

Incorporating mixed-use and transit-oriented developments preserves open space

while serving the needs of a growing population.

Costs and Savings: Costs to upgrade existing infrastructures to accommodate

mixed-use may be significant.

LU 3:

DEVELOP AND IMPLEMENT SMART GROWTH

STRATEGIES

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OPTIMIZE LAND USE

Green Shelby 202040

LEED 3.0: Depending on the requirements adopted for any given type of site or

building materials, the following LEED standards may be met:

-LEED-NC SS credit 2: Development Density & Community Connectivity

-LEED-NC SS credit 4.1: Alternative Transportation: Public Transportation

Access

-LEED-NC SS credit 4.2: Alternative Transportation: Bicycle Storage &

Changing Rooms

Focus Group: The group commented on the need for multiple travel options,

including walking and biking, and stressed the need for linkages between

neighborhoods.

Sources

1. Shelby Township Master Plan, Chapter 4

2. Smart Growth, http://www.smartgrowth.org/

3. Environmental Protection Agency, http://www.epa.gov/smartgrowth/topics/

eb.htm

4. Eco City Cleveland, http://www.ecocitycleveland.org

5. National Association of Realtors, http://www.realtor.org/government_affairs/

smart_growth?opendocument

6. Urban Land Institute, http://casestudies.uli.org/dcs_frameset_master.html

CRIE EQLUES

OPTIMIZE LAND USE


Summary

Issue: Development has consumed needed for wildlife to survive and facilitated

the spread of invasive species due to the destruction of native habitats.

Recommendation: Adopt standards to provide incentives for planting trees,

creating additional green space with native vegetation, increasing the amount

of native habitat by developing and maintaining sufficient open space corridors,

and protecting agricultural and natural areas as part of new development and

major renovations. The township has the option of using transfer of development

rights (also known as TDRs) to preserve existing open space in the township,

and establish a wetland mitigation bank to preserve wetlands from development.

Shelby Township can also expand and implement Master Plan recommendations

for natural areas, specifically in Master Plan Chapter 3, Natural Features and

Environment.1


Precedent: Ann Arbor, Michigan is using TDRs to establish a “greenbelt” around

the city that preserves agricultural land, wetlands, woody areas, and open space.

The City of Ann Arbor has protected over 1,000 acres of farmland and open space

through donations, grants, and locally funded programs.2

Relevance to Goal: Expanding and protecting natural habitats optimizes land

use by allowing sites and the structures upon them to coexist with the natural en-

vironment. Native species require little maintenance, and limiting development to

certain areas protects and preserves native habitat species.

Costs and Savings: This recommendation is not anticipated to have any signifi-

cant impact on capital costs. However, prohibiting the use of invasive, non-native

species reduces labor cost associated with grounds maintenance and reduces

the cost of replanting after intended species have been overrun by invasive, non-

native species.



-LEED-NC SS credit 5.1: Site Development, Protect or Restore Habitat

-LEED-ND GCT credit 7: Minimize Site Disturbance during Construction

Focus Group: The group commented on the need for more open space and

protection of the natural features, including increased accessibility to River Bends

LU 4:

DEVELOP AND IMPLEMENT EFFORTS THAT

PROTECT AND EXPAND NATIVE HABITAT

CRIE EQLUES

OPTIMIZE LAND USE

Green Shelby 202042

Park.

Sources

1. Shelby Township - Chapter 3: Natural Features & Environment

2. http://www.a2gov.org/greenbelt/Pages/greenbelthome.aspx

3. West Windsor Township, NJ - Master Plan, Section 13: Land Use, Objective

1.3

CRIE EQLUES

OPTIMIZE LAND USE


Summary

Issue: Many areas remain vacant or underutilized in the township, to reduce the

pressure on undeveloped land, an effort to rehabilitate damaged or underutilized

sites before developing in an open space.

Recommendation: Utilize brownfield sites and underutilized properties

whenever possible. During the site selection process, give preference to

brownfield sites or greyfield sites. Identify tax incentives for redevelopment.


Precedent: Brownfield programs have reached beyond commercial and indus-

trial site restoration, using brownfield restoration for residential reuse. Emeryville,

California transformed a former industrial site into a 220 residential housing unit.

The project help spark the economically distressed are into an award winning

project. The city worked with local developers and regulation agencies to create a

plan to redevelop an abandoned railroad yard. The industrial site was transformed

into 220- residential housing units, cleaning a total of 10 contaminated sites. The

once 180 contaminated site now proved over 7,500 square feet of retail space,

and 1,800 community center for the new apartment community. The brownfield

was able to leverage nearly $20 million in private investments through the cities

brownfield assessment. Providing space for new residential space, has allowed

those who desires for relocation to the inner city, the opportunity of the city to

respond to these development trends.

Relevance to Goal: Encourages smart growth and smart use of land, utilized

land that has already been converted from open space to developed space.

Costs and Savings: This proposal will allow savings on infrastructure and basic

utilities, because these are in place.

LEED 3.0: New Construction: SS credit 3, Brownfield Redevelopment; MR credit

1.1, Building Reuse

Focus Group: Participants addressed issues on the amount of existing structure

they have that are underutilized. .

LU 5:

ENCOURAGE REDEVELOPMENT AND REUSE

OF EXISTING SITES

Figure 13, 14: Before and after pictures of

the Emeryville, CA brownfield redevelopment

and adaptive re-use project.

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OPTIMIZE LAND USE

Green Shelby 202044

Sources

1. United States Green Building Council (2009). “Sustainable Sites Credit 3:

Brownfield Redevelopment.” LEED 2009 for New Construction and Major

Renovations.

2. Michigan Department of Natural Resources : http://www.michigan.gov/

deq/0,1607,7-1353311_4110_23243---,00.html

3. Environmental Protection Agency: http://www.epa.gov/brownfields/

4. Emeryville, California Case Study: http://epa.gov/brownfields/success/em-

eryvilleca_cd_ss_final.pdf

CRIE EQLUES

OPTIMIZE LAND USE


Summary

Issue: The Shelby Township Master Plan currently lacks a chapter dedicated to

environmental sustainability.

Recommendation: The township can incorporate environmental sustainability

into all future Master Plan revisions. Such a chapter would address adoption of

green building standards, site planning review for evaluating new development

projects and major renovations, promotion of smart growth development, and

accreditation of a member of the township Planning Commission as a LEED

accredited professional.


Precedent: West Windsor Township, New Jersey has devotes thoughtful attention

to environmental sustainability issues in its Master Plan.1

Relevance to Goal: Addressing development patterns and land use issues in

the township Master Plan optimizing land use by allowing for careful, comprehen-

sive consideration of environmental sustainability issues.



- LEED-NC ID credit 2: LEED Accredited Professional

Focus Group: The group expressed interest in seeing better development and

regulations that promote green development and standards.

Sources

1. West Windsor Township, New Jersey Master Plan, Section 13.

http://www.westwindsornj.org/MasterPlan/Section%2013/Section%2013.pdf

LU 6:

CREATE CHAPTER ON ENVIRONMENTAL

SUSTAINABILITY IN TOWNSHIP MASTER PLAN

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OPTIMIZE LAND USE

Green Shelby 202046


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IMPROVE EFFICIENCY


Summary

Issue: Building orientation and conventional wall design often ignore the

relationship to natural conditions such as the sun and wind. In this way, buildings

don’t take advantage of passive heating, cooling, and ventilating.

Recommendation: The Planning and Zoning Deparment can adopt a special

section on building orientation and passive design strategies in the township’s

Development Review Guidebook procedures. Specifically, developments and

renovations could incorporate the following passive design standards:

-Balance the overall volume of the building on all four sides with an aspect

ratio of approximately 1.0.1

-Integrate summertime sun-load diffusers such as roof overhangs, shading

devices, or recessed south-facing windows.1

-Utilize the thermal properties of building materials by placing high heat

capacity materials such as brick and concrete on the southern side of a

building.1

-Integrate landscape and vegetation with the building in order to shield

windows during the summer and allow solar heat gain in the winter.1

-Utilize natural light as much as possible to reduce the need for artificial light.1

-Use operable windows and cross-ventilation strategies such as the

thermal chimney effect or venture effect in buildings to reduce the need for

mechanical systems.

-Construct wall systems that exceed ACHRAE 90.1 – 2007 by at least ten

percent.2

-Select window types that balance the amount of light admitted into the

building; control solar heat gain; and consider: solar heat gain coefficient

(SHGC), visible transmittance (VT), and the U-value.1

-Use light colored, reflective surfaces for rooftops to reduce the ambient air

temperature.

IE 1:

OPTIMIZE BUILDING ORIENTATION AND

ENVELOPE TREATMENT

Figure 15: Ann Arbor’s Malletts Creek branch

library (2003) utilizes both passive heating/

cooling and ventilation in its reading room.

This diagram describes air flow and solar

orientation in the summer.

CRIE EQLUES

IMPROVE EFFICIENCY

Green Shelby 202048


Precedent: West Windsor Township, New Jersey implemented site orientation

standards in its general ordinance requirements (not the building code). The

township also included site orientation and passive design strategies in its

environmental assessment, which is a 41-question survey for new developments.3

Relevance to Goal: Site orientation and passive design strategies reduce the

need for energy-dependant artificial lighting and HVAC systems.

Costs and Savings: When optimized, passive design strategies can greatly

reduce the energy costs for a building.1

LEED 3.0: Depending on the requirements adopted for any given type of building

materials or fixtures, the following LEED standards may be met:

- LEED-NC EA Prerequisite

- LEED-NC EA Credit 2


- LEED-NC IEQ Credit 8

Focus Group: Group members commented on the availability and applicability

of new lighting systems, and they were aware of the Energy Star system, but they

thought that the township could do more to promote it.

Sources

1. Kibert, Charles (2005). Sustainable Construction: Green Building Design and

Delivery. Hoboken, NJ: John Wiley and Sons.

2. United States Green Building Council (2009). “Energy and Atmosphere

Credit 1: Optimize Energy Performance.” LEED 2009 for New Construction

and Major Renovations.

3. Phone Interview with Dan Dobromalski, West Windsor Township Planner,

conducted February 23, 2010.

CRIE EQLUES

IMPROVE EFFICIENCY


Summary

Issue: Artificial lighting and household appliances consume 41 percent of the

total energy of residential buildings and account for substantial energy costs for

offices and commercial facilities.1

Recommendation: Encourage the installation of energy-efficient lighting

systems and Energy Star rated appliances.

The Energy Star program is an energy-efficiency rating system for appliances and

buildings administered by the United States Environmental Protection Agency

(EPA) and the Department of Energy. It aims to reduce energy consumption and

save consumers’ money by establishing energy-efficient guidelines for home

appliances. More information can be found at www.energystar.gov.

IE 2:

IMPROVE ENERGY EFFICIENCY FOR LIGHTING

AND APPLIANCES

Lightbulb

Type Characteristics

Building Type

Application Cost Life

Fluorescent

(CFL)

Very efficient, versatile, color

rendering varies, should have high

(>60) luminaire efficiency rating

(LER) All Types

Moderate

to High Long

Fiber-optic

Energy efficient, emits no heat,

maintenance free, filets UV and

infrared rays,

Commercial,

Civic High Long

LED

Long lasting (20 times longer than

conventional incandescent lights),

limited application, emerging

technology

All Types

(limited) High Very Long

Halogen

Energy efficient, very good color

rendering, long lasting, emits heat

similar to conventional All Types Moderate Medium

Incandescent

(conventional

baseline)

Not energy efficient, very good color

rendering, short lifespan

Not

appropriate Low Short

Integrated

Control

System

Occupancy sensors, day/artifical

light balancing (dimming, switching) All Types NA NA

Energy Efficient Lighting Systems

Figure 16: The GE Energysmart Spiral T2

CFL uses 20 watts but functions like a 75

watt standard bulb.

Figure 17: The GE Energysmart LED uses

9 watts and matches the light quality of an

incandescent bulb. It will last 25 times longer

than a standard light bulb.

Figure 18: The Energy Star program is a

rating system for appliances and fixtures

administered by the EPA.

CRIE EQLUES

IMPROVE EFFICIENCY

Green Shelby 202050


Precedent: New lighting systems are becoming more popular and mainstream.

The Green Built Demonstration Home in Grand Rapids, Michigan used energy

efficient fluorescent lighting and EnergyStar rated appliances. The 3,000 square

foot home used 61.5 percent less energy than a comparable conventional home.

The lighting and appliance portion accounted for a significant portion of this

improvement.3

The Energy Star rating system has been in place since 1993 and recognizes 35

different types of appliances. In 2009, it saved consumers 17 billion dollars in

utility bills while avoiding greenhouse gas emissions equivalent to those from 30

million cars.2

Relevance to Goal: Installing energy-efficient systems into a building reduces

its overall consumption of energy.

Costs and Savings: For most lighting and appliances, the up-front cost of

purchasing green technology is significantly higher than the conventional option.

However, cost savings are realized through lower utility bills, and, in the case of

lighting, reduced replacement costs. Also, most of these systems increase the

value of the property.3



- LEED-NC EA Prerequisite 2





Focus Group: Participants commented on the availability and applicability of

new lighting systems and were aware of the Energy Star system, but felt that the

township could do more to promote it.

Sources



2. www.energystar.gov

3. Urban Catalyst Associates (2005). Building Green for the Future: Case

Studies of Sustainable Development in Michigan. University of Michigan

Capstone Project.

Figure 19: Target reduced its stores’ display

lighting energy use by 60 percent after

switching to LED lights.

Figure 20: Ann Arbor, MI recently replaced all

of its downtown streetlights with LED lights.

After a successfull pilot project, the city also

replaced its traffic lights and pedestrian

signals with LED lights.

CRIE EQLUES

IMPROVE EFFICIENCY


Summary

Issue: Mechanical heating, ventilation and air conditioning (HVAC) systems

account for the majority of a building’s energy load.1

Recommendation: Adopt standards encouraging the installation of energy-

efficient mechanical systems such as high-performance chillers, air-distribution

systems, energy recovery systems, and water heating systems such as those

described in the table on the back of this page.


Relevance to Goal: An energy-efficient HVAC system can greatly reduce the

energy demands upon a building.

Costs and Savings: Higher up-front costs can be paid back through reduced

utility bills. Up-front costs are lowered over time due to increased marketplace

availability and better technology.







Sources



IE 3:

IMPROVE ENERGY EFFICIENCY FOR

MECHANICAL SYSTEMS

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Green Shelby 202052

Mechanical System Design Strategy / Product

Type

Characteristics

Chillers

High-Efficiency Centrifugal Energy-efficient models

Custom Engineering Design Efficient design concepts include direct

digital control and variable frequency

drives. Requires commissioning

Air Distribution

Variable Air Volume (VAV)

Systems

Delivers precise volume of air needed,

efficiency gains achieved

VAV Diffusers Local diffuser system can modulate

temperature differences per room.

Low-pressure Ductwork Increase size and improve

aerodynamics of ductwork to permit

reduction in fan speed. Pressure levels

lowered.

Proper Fan Sizing and VFD

Motors

Sizing should correspond to calculated

load only, all controls should be

electronic to ensure that the fan speed

matches building load conditions

Energy Recovery

Economizers Brings in outside air to replace the

conditioned airstream when conditions

are right, tends to malfunction, needs

proper installation and commissiong.

Energy Recovery Ventilators

(ERV)

Exchanges energy and humidity

between fresh and exhaust air to save

energy, improve air quality, and

increase fresh air

Displacement Ventilation

Systems

Uses a raised access floor to distribute

air through plenum, requires minimal air

mixing, provides enery savings

Water Heating

Solar Hot Water Reliable, uses renewable energy to pre-

heat water, requires large surface area

for application

Tankless Instant-hot on demand, requires high

energy input, eliminates energy loss

from storage tanks

Geothermal Units Ground source heat pumps in loop,

requires underground area and drilling,

low energy costs, proven effectiveness

Mechanical Systems

Figure 21: Tankless water heaters are

energy-efficient and save space.

CRIE EQLUES

IMPROVE EFFICIENCY


Summary

Issue: Buildings use 12 percent of the United States’ water supply,1 and,

according to the United Nations, water withdrawal amounts are predicted to

increase by 18 percent in developed countries and 50 percent in developing

countries by 2025.2

Recommendation: Adopt water efficiency standards encouraging use of low-

flow fixtures, electronic controls for fixtures, rainwater harvesting, and graywater

systems such as those described in the below table.

IE 4:

IMPROVE WATER EFFICIENCY AND

WASTEWATER MANAGEMENT

Water System

Green Technology Design

Strategy / Product Types Characteristics

Low Flow

Fixtures

Toilet and urinals

Low amount of flush-water (1

gallon compared to 4 or more

gallons per flush)

Showers and faucets

Aeroter installed to "spread" out

water,decreasing water use while

meeting demand

Drinking Fountains

Less water pumped through

spigot

Electronic

Controls

Automated / sensor operated

Reduce the amount of time a

fixture is running, thus reducing

water use

Rainwater

Harvesting

Cistern with roof-wash

system

Above ground or under ground

tanks that collect rain water to be

used for irrigation

Graywater

Systems

Dual-waste piping system

with surge tank

Re-uses spent water for seconday

use

Water Systems

Figure 23: A rainwater cistern connects to the

rooftop gutter drainage system. The cistern

collects and stores rainwater for future uses

such as irrigation.

CRIE EQLUES

IMPROVE EFFICIENCY

Green Shelby 202054


Precedent: The southeast office of the Michigan Department of Environmental

Quality (MDEQ) in Warren, MI prioritized water efficiency by installing building

technologies such as waterless urinals and dual-flush toilets. The office uses 20%

less water and lowered its monthly water utility bill.4

The IHM Motherhouse in Monroe, MI utilizes a closed-loop, horizontal geothermal

system that provides heat in the winter and removes heat in the summer by

circulating water through the building. The system utilizes the Earth’s constant

55 degree underground temperature so supplemental heating and cooling

mechanisms don’t require as much energy.4

Relevance to Goal: Energy-efficient water systems can greatly reduce the water

demands of a building, and effective wastewater management strategies limit the

burden on septic and sewer systems in the township.

Costs and Savings: Higher up-front costs can be paid back through reduced

utility bills. Up-front costs ultimately fall due to increased marketplace availability

and better technology.







Sources

1. www.usgbc.org

2. http://www.unwater.org/statistics_use.html



4. Urban Catalyst Associates (2005). Building Green for the Future: Case

Studies of Sustainable Development in Michigan. University of Michigan

Capstone Project.

CRIE EQLUES

IMPROVE EFFICIENCY


Summary

Issue: Americans are heavily dependent on fossil fuels as a source of energy.

Fossil fuels are a finite resource, and many, such as oil and coal, have a negative

impact on the environment.

Recommendation: Adopt standards encouraging and rewarding on-site

renewable energy to minimize fossil fuel energy dependency. Adopt standards for

new buildings to generate 5 percent of their total energy from on-site renewable

energy sources such as photovoltaics, wind energy, and biomass.


Relevance to Goal: On-site renewable energy reduces the reliance on fossil fuel

energy sources.

Costs and Savings: The up-front costs of installing on-site renewable sources

are paid back over time through utility bill savings when the sources are designed

for optimal use.2 A site-feasibility analysis is strongly suggested for anyone

considering renewable energy sources.

IE 5:

USE ON-SITE RENEWABLE ENERGY SOURCES

Energy Type Advantages Disadvantages

Photovoltaics New technologies allow integration into building façade

Relatively expensive

Price of PV module is dropping as demand increasesVarious government incentives are available to subsidize costs

Wind Lowest kWh cost of any renewable energy source

Generally large

Significant annual wind quantity needed

Biomass Can use local vegetation for fuel Systems for buildings aren't readily available

Potentially low cost

Renewable Energy Systems

Figure 23: Photovoltaic panels are installed

on a suburban single family home in upstate

New York.

CRIE EQLUES

IMPROVE EFFICIENCY

Green Shelby 202056





Sources



2. Stein, B. et al. (2006). Mechanical and Electrical Equipment for Buildings.

Hoboken, NJ: John Wiley and Sons.

CRIE EQLUES

IMPROVE EFFICIENCY


Summary

Issue: Heat island effect is the rise in surface and air temperature as a result of

a critical mass of artificial, high-absorbing materials that retain more of the sun’s

heat than natural materials.1 Heat islands contribute to human discomfort, health

problems, higher energy bills, and pollution. Heat islands are found in both urban

and suburban locations where asphalt pavement, tar roofs, and little vegetation or

shading exist.1

Recommendation: Increase the use of shade vegetation, high albedo surfaces,

green roofs, and other pervious surfaces to reduce urban heat island effect.

Pay particularly close attention to the Van Dyke corridor and large big-box

developments where the heat island effect is likely to be strongest.


Precedent: The southeast office of the Michigan Department of Environmental

Quality in Warren, MI has a white roof. The high reflectivity of the surface minimizes

solar absorption and negligibly increases ambient air temperature.4

U.S. Department of Energy Secretary Dr. Steven Chu is conducting a nationwide

“paint it white” campaign to promote high-albedo roofs as an effective way to

reduce heat island.3

Relevance to Goal: Heat islands hinder efficiency by requiring more energy

to be used to cool a building. Passive mitigation strategies can help reduce heat

islands and lower energy input requirements for buildings.

Costs and Savings: The relatively low up-front costs of installing heat island

mitigation elements are paid back over time through utility bill savings.2 Studies

show that a white roof can lower air conditioning use by 20 percent, and white

roofs cost as little as 15 percent more than dark roofs.3





IE 6:

REDUCE HEAT ISLAND EFFECT

Figure 24: White roof on the southeast district

headquarters of the Michigan Department of

Environmental Quality in Warren, Michigan.

White roof surfaces substantially reduce

heat island effect, lowering summertime air

conditioning use.

CRIE EQLUES

IMPROVE EFFICIENCY

Green Shelby 202058

Sources

1. Gartland, Lisa (2008). Heat Islands: Understanding and Mitigating Heat in Urban Areas. London: Earthscan.

2. Kibert, Charles (2005). Sustainable Construction: Green Building Design and Delivery. Hoboken, NJ: John Wiley and Sons.

3. Barringer, Felicity (2009). “White Roofs Catch On as Energy Cost Cutters.”

The New York Times, July 29, 2009.

4. Urban Catalyst Associates (2005). Building Green for the Future: Case Studies of Sustainable Development in Michigan. University of Michigan

Capstone Project.

Figure 25: A man installs the first green roof

in Port Huron, Michigan. Green roofs reduce

heat island effect and manage stormwater

runoff.

CRIE EQLUES

CONSERVE AND PRESERVE RESOURCES


Summary

Issue: Tons of materials, including thousands of feet of lumber, go into

constructing an average home in the United States. Decreasing the amount of

material used in construction and using recycled materials that otherwise would

be discarded reduces waste, the need for virgin materials, and minimizes local

and global environmental impacts associated with construction, renovation,

maintenance, and demolition.

Recommendation: Adopt standards for all new construction projects to use

at least 10 percent recycled materials based on the total cost of all materials.

Working with developers, the township can set up a materials exchange so that

construction projects can share and reuse salvaged materials. The township

can also promote and incentivize the use of sustainable wood, recycled asphalt,

recycled concrete, and other materials.

One example of a material that can be reused is large dimension lumber. Most

commonly found in older townhouses, warehouses, and single-family homes, large

dimension lumber can be reclaimed for reuse as structural support in similar new

construction and renovation, made into furniture, used as lagging in excavations,

or cut into blocking.


Precedent: Decatur, Georgia’s Fire Station Two is a LEED Silver Certified building

that opened in 2009 and exemplifies the practice of using recycled content in

construction. About 20 percent of the building’s materials are recycled, including

the structural steel and concrete block.

A mixed use development in downtown Portsmouth, Newhampshire, Portwalk is

built on the site of a former mall and incorporates 95 percent of the demolished

waste material from the former two-story, 86,000-square foot mall. Portwalk also

uses regional and recycled materials.

Relevance to Goal: Using recycled and sustainable materials reduces the need

for virgin materials — conserving natural resources, maximizing efficiencies, and

decreasing demand for production and transportation processes.

Costs and Savings: Using recycled and salvaged materials, instead of

exclusively new construction and maintenance materials can reduce overall

CR 1:

USE RECYCLED CONTENT AND/OR PRODUCTS

THAT REDUCE ENVIRONMENTAL IMPACT

Figure 26, 27: Workers pour recycled con-

crete (top). Recycled asphalt is poured atop

a dirt base (bottom).

CRIE EQLUES


Green Shelby 202060

capital costs.



- LEED-NC MR Credit 4

Sources

1. NYC Green Codes Task Force Report, Resource Conservation Proposal,

2010

2. National Center for Appropriate Technology: Affordable Sustainability

Technical Assistance

3. City of Decatur, GA, http://www.decaturga.com/

4. Seacoast Online, Portsmouth, NH

CRIE EQLUES



Summary

Issue: Using building materials and products that are extracted and

manufactured within the region not only supports the regional economy, but

also reduces environmental impacts resulting from transportation. Minimizing

transportation distances by using locally or regionally produced materials and

locally manufactured products can greatly reduce the overall environmental

impacts of transporting materials between the various sites of extraction, materials

production, product manufacture, and installation.1

Recommendation: Adopt standards for developers to use building materials

and products that have been extracted, harvested, manufactured or recovered

within 500 miles of the project site, for a minimum of 10 percent 20 percent of the

total materials costs in the short and long term, respectively.

The township Planning Department can work with developers to establish a

project goal for locally sourced materials and identify materials and material

suppliers to achieve this goal. Creating a database of regional suppliers will

facilitate planning and procurement processes.


Precedent: In Whitestown, Indiana, LaCrosse Footwear, a major national footwear

manufacturer, constructed a 380,000 square-foot distribution center in 2008

that incorporates a number of sustainable design and construction techniques,

including extensive use of recycled and locally sourced construction materials.

Relevance to Goal: Using locally available materials and products minimizes

the negative impact of transportation on the environment.

Costs and Savings: In many cases, purchasing locally available products

lowers construction costs by reducing shipping fees.




CR 2:

USE LOCALLY SOURCED MATERIALS IN

CONSTRUCTION

Figure 28: Locally sourced wood is hauled

to a construction site. This reduces trans-

portation costs and pollution. Note, all wood

should be sustainably harvested and ap-

proved by the Forest Stewardship Council.

Figure 29 Brick masonry is common around

the world, and, in many cases, is locally

sourced.

CRIE EQLUES


Green Shelby 202062

Sources

1. United States Green Building Council (2009), LEED 2009 for New

Construction and Major Renovations

2. Kibert, C.J. (2008). Sustainable Construction: Green Building Design and

Delivery. Hoboken, NJ: John Wiley & Sons, Inc. p. 248.

3. Browning Construction, (2008). http://www.browningconstruction.com/

CRIE EQLUES



Summary

Issue: Construction and demolition waste is a significant portion of landfill waste.

Estimates vary, but a commonly accepted estimate is that between 15 percent

and 20 percent of municipal solid waste comes from construction and demolition

projects.1 While most waste from construction sites can be collected in dumpsters

and then separated and recycled off-site, certain materials become damaged

when co-mingled. They cannot be reused or recycled unless they are separated

at the construction site.1 Local governments have a valuable opportunity to

encourage waste reduction in this sector of the economy.

Recommendation: Adopt standards for ceiling tiles, carpeting, new gypsum

wallboard scrap, and large-dimension lumber to be sorted on-site and reused or

recycled. Shelby Township can also encourage construction waste management

plans for large projects.2


Precedent: In 1993, the Triangle J Council of Governments in Durham, North

Carolina convened a Construction and Demolition Waste Task Force. The task

force members included architects, contractors/subcontractors, builders,

construction professionals, inspectors, planners, private salvage and recycling

companies, university faculty, public agencies, and private corporations, to reduce

construction and demolition waste, which comprises about 13 to 20 percent of all

municipal solid waste.

In the demolition of a police station and adjoining post office, followed by

construction of a new police station, Issaquah, Washington recycled 83 percent

of demolition waste. Contractors creatively salvaged project materials, reusing

bulletproof glass from the old police station as a fish tank in the new building, for

example.4

In the renovation and new construction of three YMCA buildings in San Francisco,

California, the developer was required to submit a detailed waste management

plan aimed at reusing, salvaging, or recycling as many waste materials as

economically feasible. Materials required to be included in the plans were

cardboard, land clearing debris, clean dimensional wood, beverage containers,

concrete, bricks, concrete masonry units, asphalt, drywall, carpet, plastics, and

metals.5

Relevance to Goal: Reducing waste and maximizing reuse by keeping

CR 3:

RECYCLE CONSTRUCTION WASTE

Figure 30: Recycling containers are identified

by material type for on-site construction

waste management.

CRIE EQLUES


Green Shelby 202064

materials in productive use rather than rendering them obsolete before the end of

their useful life cycle limits harmful the need for virgin materials. Less waste also

minimizes environmental impacts by taking up less space in landfills. Efforts to

reduce, reuse, and recycle construction waste may save money, reduce liability,

keep job sites cleaner and safer, and conserve landfill space.3

Costs and Savings: In many cases, purchasing locally available, recycled

products lowers construction costs by reducing shipping fees.




Sources

1. Triangle J (NC) Council of Governments, “Model Specifications for

Construction Waste Reduction, Reuse, and Recycling” Report, (1995). ftp://

ftp.tjcog.org/pub/tjcog/regplan/solidwst/wastspec.pdf

2. NYC Green Codes Task Force: Full Proposals, Resource Conservation

Proposal, 2010


Proposal, 2010


Proposal, 2010

5. National Association of Home Builders’ ToolBase Services Website, (2001).

http://www.toolbase.org/Best-Practices/Construction-Waste/

constructionwaste-management

6. Triangle J (NC) Council of Governments, “Model Specifications for

Construction Waste Reduction, Reuse, and Recycling” Report, (1995).

Construction Materials Recycling Association

7. Building Materials Reuse Association

8. National Institute of Building Sciences Construction Waste Management

Database

CRIE EQLUES



Summary

Issue: Shelby Township currently contains vacant industrial and commercial

buildings.

Recommendation: Adopt standards for reusing or repurposing existing

structures before constructing new buildings. Adopt an ordinance establishing

a streamlined review process for reuse proposals that provides greater flexibility

for nonconforming uses if necessary. The Planning Commission can encourage

adaptive reuse by expediting the site plan review and permitting processes for

projects that utilize existing facilities.


Precedent: Shelby Township has already had success in converting former

industrial facilities into gymnastics studios, pet grooming businesses, and other

new uses and should continue to pursue similar repurposing projects. Elsewhere

in the state, Ann Arbor’s Historic District Commission recognizes model reuse

projects with an Adaptive Reuse Award. Former gas stations have been renovated

to become hair salons and art studios; public schools have been repurposed

as private schools and community centers; car dealerships have become

supermarkets. Across the nation in Los Angeles, California, a Citywide Adaptive

Reuse Ordinance allows for the conversion of commercial buildings to new uses

including apartments, condos, live/work lofts, retail, and hotels.

Relevance to Goal: Preserving and repurposing existing buildings conserves

resources, preserves open space, and maximizes land use efficiency.

Costs and Savings: Renovating existing buildings is sometimes less expensive

than new construction.



- LEED-NC MR Credit 1.1

- LEED-NC MR Credit 1.2

CR 4:

ENCOURAGE ADAPTIVE RE-USE

Figure 31: An adaptive reuse facility in Balti-

more that repurposed an industrial site into a

mixed-use facility.

Figure 32: Contractors discussing adjust-

ments for a gut-rehabilitation project.

CRIE EQLUES


Green Shelby 202066

Sources

1. NYC Green Codes Task Force Resource Conservation Proposal, 2010.


Delivery. Hoboken, NJ: John Wiley & Sons, Inc.

3. Vielmetti, E. (March 28, 2010). Creative reuse of old buildings in the Ann

Arbor area. AnnArbor.com. Retrieved from http://www.annarbor.com/

vielmetti/creative-reuse-of-old-buildings/

4. Los Angeles Department of City Planning, http://www.cityplanning.lacity.org

CRIE EQLUES



Summary

Issue: Without proper education, bins, or space dedicated to recycling, township

residents and businesses will be reluctant or even unable to recycle.

Recommendation: Adopt standards for all new and existing residential

and commercial developments to provide adequate facilities to sort and store

recyclables. Also, the township can provide residents and businesses with an

easily accessible area for the separation, collection, and storage of recyclable

materials, including paper, corrugated cardboard, glass, plastics, and metals, at

a minimum. Recycling policies can penalize non-compliance. Township-managed

buildings and parks can demonstrate exemplary recycling practices to serve as

models for the community.

Shelby Township can partner with homeowners’ associations, businesses, and

groups within the township such as the Beautification Committee, Downtown

Development Authority, and Chamber of Commerce to institute a comprehensive,

Township-wide recycling program. The Solid Waste and Recycling Committee can

spearhead this initiative through a community-wide recycling education program,

supported by adequate recycling facilities in all subdivisions and along main

business corridors.


Precedent: In Grand Rapids, Michigan, a citywide two-bin recycling system is

supported by user-friendly online resources to inform residents on what and how

to recycle. A two-bin system is commonly used and separates paper products

from all other recyclable materials (glass, metal, plastic, etc). Grand Rapids

also provides resources on how to recycle materials that are not eligible for

curbside pick-up, such as car batteries and motor oil. In Silver Spring, Maryland,

a comprehensive user education program teaches residents of the Blair Town

development how to recycle and utilize on-site recycling facilities. Every week,

an estimated 90 gallons of recycled materials are collected from Blair Towns’

residents. Households are also encouraged to decrease waste and shop for

reusable and refillable products.

Relevance to Goal: Recycling is a familiar and effective way to cut down on

waste and to reuse materials and products. It is relatively low cost and is a realistic

short-term goal.

CR 5:

PROVIDE LARGE SCALE RECYCLING

FACILITIES

Figure 33: Residents participate in commu-

nity recycling program.

CRIE EQLUES


Green Shelby 202068



- LEED-NC MR Prerequisite

Sources

1. City of Grand Rapids Recycling

2. Blair Towns, Silver Spring, MD

3. NYC Green Codes Task Force Resource Conservation Proposal, 2010


Delivery. Hoboken, NJ: John Wiley & Sons, Inc.

CRIE EQLUES



Summary

Issue: Planning to employ sustainable practices in a building’s construction

and operation is insufficient to maximize resource conservation and reduce

environmental impact. Planning departments must also consider what will happen

to a building’s structure and materials at the end of its useful life. As described

in the below box, Design for Disassembly and Deconstruction (DfD) is a key

component in closing materials “loops,” one of the major challenges in green

construction.

Recommendation: Adopt standards to incorporate a thorough life-cycle

assessment of a proposed project’s design, products, and materials. In reviewing

all proposed site plans and construction projects, the township can evaluate not

only how materials will impact the environment during the building’s useful life, but

also how they will be disassembled and used after the building has been retired.

A closed-loop system for the construction industry is, by necessity, integrated

with other industries because many materials, especially metals, can be used in

various industries. Township officials can connect and facilitate communication

(possibly through the township website) among various industries likely to benefit

from materials reuse.

A closed-loop building materials strategy is guided by the following rules:1

1. Buildings must be deconstructable.

2. Products must be disassemblable.

3. Materials must be recyclable.

4. Products/materials must be harmless in production and in use.

5. Materials dissipated from recycling must be harmless.

CR 6:

DESIGN FOR DISASSEMBLY AND

DECONSTRUCTION

Design for Disassembly (DfD) is the deliberate effort during design

to maximize the potential for disassembly, as opposed to demolishing

the building totally or partially, to allow the recovery of components

for reuse and materials for recycling and to reduce long-term waste

management.1

Deconstruction is the whole or partial disassembly of buildings to

facilitate component reuse and materials recycling.3 An alternative to

demolition, deconstruction reduces construction waste and allows for

building materials and components to be used in other buildings or to

be remanufactured for new uses.

Figure 34, 35: Buildings are demolished

on-site without regard to re-using materials.

Buildings should be designed to be disas-

sembled and re-used if possible.

CRIE EQLUES


Green Shelby 202070


Precedent: In Shaker Heights, Ohio, a 3,000 square foot, three story house built

in the early 1920s initially was deemed too costly to renovate and was slated to

be knocked down and hauled to a landfill. Instead, the new owner provided a

plan to reuse and recycle many components, including interior/exterior doors,

millwork, flooring, cabinets, windows, sandstone, lighting fixtures, stair treads,

select structural lumber, and plumbing fixtures. The furnace, wiring, plumbing, and

similar items were also removed and recycled. Many of the older window sashes

(consisting of old growth sugar pine frames and wavy glass) were retained for re-

use on historical renovation projects in Cleveland, Ohio. Deconstruction and reuse

saved the owner money by decreasing his original demolition costs by 20 percent.

A former chemical manufacturing plant in Red Bank, New Jersey, over 50

years old and of predominantly block wall and steel truss roof or wood beam

construction, was completely dismantled. To maximize recycling efforts, masonry,

metals and concrete were separated from debris and wood materials. Concrete

and masonry were crushed on-site and used for grading purposes. Remaining

building slabs and metals were shipped offsite for recycling. The project’s

demolition contractor estimated that nearly 90 percent of the plant’s materials were

recycled due to segregating of materials.

Relevance to Goal: Planning and organizing for deconstruction and

disassembly, and redistributing and reusing construction materials preserves

existing resources and reduces pressures upon virgin resources.

Costs and Savings: Decreasing purchases of new materials will lead to savings

in material and landfill disposal costs for developers and demolition contractors.



- LEED-NC MR credit 2



Sources


Delivery. Hoboken, NJ: John Wiley & Sons, Inc. p.245

2. Deconstruction Institute, Sarasota, FL

CRIE EQLUES

INCREASE ENVIRONMENTAL QUALITY


Summary

Issue: Interior finishes, glues, adhesives, carpeting materials, composite

wood, and some types of light fixture components and light bulbs contain toxins

hazardous to the environment and human health.

Recommendation: Adopt standards for limiting the presence of toxic pollutants

in paints, glues, adhesives, carpeting materials, and composite wood; phased

removal of light fixture components containing toxic materials; and a recycling

program for used fluorescent light bulbs.


Precedent:

- Interior finishes, glues, and adhesives: Numerous municipalities and

industry associations throughout the country have implemented standards

limiting the content of toxic volatile organic compounds (VOC) found

in interior finishes, glues and adhesives. The South Coast Air Quality

Management District’s (SCAQMD) Rules 1113 and 1168 regulate interior

finishes and adhesives, respectively. The 2008 California Green Building

Standards Code and the Battery Park City Authority in New York City are

two examples of many jurisdictions that have implemented the SCAQMD

rules. Aside from the SCAQMD rules, Texas, Arizona and all states in the

northeast region (New York, Pennsylvania, New Jersey, Maryland, Delaware,

Washington DC, Maine, Connecticut, Massachusetts, New Hampshire,

Rhode Island, Vermont, and Virginia) have enacted laws limiting VOC

content in paints, coatings, or architectural and interior applications of

some sort. Existing national or regional laws also limit VOC content: the EPA

regulates VOC use in the Architectural and Industry Maintenance industry,

and the Bay Area Air Quality Management District has established VOC

maximums for adhesive products.

- Carpeting Materials: The Carpet and Rug Institute (CRI) has developed

standards known as the Green Label Plus program for carpets and

the Green Label program for cushions and adhesives. Although these

programs are voluntary standards for the carpet industry, CRI’s standards

or comparable rules have been legally adopted in several jurisdictions. The

2008 California Green Building Standards Code section 804.4.3 references

the CRI standards “as one of four possible testing and product requirements

that all installed interior carpeting must meet.” In New York City, both the

Battery Park City Authority’s building guidelines and the City of New York’s

environmentally preferable purchasing program require compliance with

EQ 1:

LIMIT HARMFUL EMISSIONS FROM BUILDING

MATERIALS AND FIXTURES

Figure 36, 37: Pittsburgh Paint’s “Pure Per-

formace” Series (above) offers a wide variety

of paints and primers with zero harmful VOC

emissions. The Green Seal® (below) has

certified Pittsburgh Paint’s “Pure Perfor-

mance” Series, meaning the paints are com-

pliance with their guidelines for VOC levels in

paints.19 Another name brand, Rust-oluem,

offers Green Seal ® certified industrial epoxy

coatings in its Sierra Performance™ line.

CRIE EQLUES


Green Shelby 202072

the CRI standards. Most recently in June 2009, the state of Illinois adopted

Standards and Limitations for Organic Material Emissions for Area Sources,

35 Ill. Adm. Code 223, which regulated the VOC content of a wide array of

products, including carpet, and carpet pad or cushion adhesives.

- Composite Wood: The California Code of Regulations and the 2008

California Green Building Standards establish limits for the formaldehyde

content of composite wood. Several federal agencies – including the

Environmental Protection Agency (EPA), the Department of Housing and

Urban Development, and the Federal Emergency Management Agency

– also regulate formaldehyde content in some of their own buildings.

More generally, “[s]everal international, national, and state authorities

have established regulations or guidelines for the use and production of

formaldehyde” according to a 1999 statement by the federal Agency for

Toxic Substances and Disease Registry.

- Light Fixture Components and Bulbs: Several states including California,

Maine and Massachusetts mandate recycling of mercury-containing

compact fluorescent lights (CFLs), by requiring that used CFLs are

“brought to special recycling facilities or dropped off at various municipal

and retail outlets, such as Home Depot stores, that offer collection of

CFLs for recycling. While similar federal requirements do not exist, the

EPA recommends recycling of CFLs and warns against disposing of

CFLs in regular trash. More broadly, the New York State Department of

Environmental Conservation recommends that businesses and households

recycle any mercury-containing lamp, not just CFLs. As for PCB fluorescent

light ballasts, the California Department of Education and Department of

Toxic Substances Control recommend their removal from schools “as soon

as practicable” where pre-1979 lighting systems are still in use.

Relevance to Goal: Interior finishes, glues, adhesives, carpeting materials, and

formaldehyde-containing composite woods all contain volatile organic compounds

(VOCs). VOCs contribute to ground-level ozone formation, also known as smog.

Smog damages and weakens trees and plants, and reduces forest growth and

crop yield; in addition, smog can cause and exacerbate respiratory problems

such as asthma, emphysema and bronchitis. VOCs alone are also linked to short-

and long-term health problems, including various cancers, central nervous system

damage, nausea, and fatigue. Limiting VOCs in interior finishes, glues, adhesives,

carpeting materials, and formaldehyde-containing composite woods will reduce

indoor air exposure to VOCs and their associated health risks; additionally,

reduced emission of VOCs helps to lower ground-level ozone concentrations

in outdoor urban air, alleviating the health and environmental risks associated

with ground-level ozone. In addition, imposing limitations on formaldehyde in

composite wood products will reduce cancer risks, as formaldehyde is a known

carcinogen.

Magnetic ballasts, used to control the start and operation of fluorescent light

bulbs and neon lights, likely contain chemicals known as poly-chlorinated

biphenyls (PCBs) if they were manufactured prior to 1979. PCBs “bioaccumulate

Figure 39: At least one fluorescent lamp

recycling bin, like the one pictured above,

should be available in Shelby Township.

Fluorescent lamps contain mercury, a

toxic chemical: just a half teaspoon of

mercury can contaminate a stream or small

lake, making the fish unsafe for human

consumption.

Figure 38: A sign warns of the threat

poisonous mercury has on local water

sources.

CRIE EQLUES



in the environment, threaten the reproduction of many species of plants and

animals, and are linked to certain cancers,” not to mention other serious human

health effects on the immune system, reproductive system, nervous system, and

endocrine system. The EPA banned PCBs from use and production in the United

States since 1978, but ballasts containing PCBs remain in use today. Mandating

the removal of all existing PCB and magnetic ballasts will reduce the current

health and environmental risks resulting from their continued use today.

Fluorescent light bulbs manufactured today continue to contain another toxic

material, mercury. Overall, fluorescent light bulbs pose a limited health risk if

handled properly; however, breakage and improper disposal of fluorescent

light bulbs releases the mercury inside fluorescent light bulbs and directly or

indirectly exposes humans and other organisms to mercury’s harmful effects.

Despite federal and state regulations in place, EPA estimates that approximately

76 percent of bulbs are improperly discarded. Instituting a recycling program

for fluorescent light bulbs would help prevent further human and environmental

detriment associated with mercury bioaccumulation.

Costs and Savings: Low VOC and VOC-free interior finishes, glues, adhesives

and carpeting materials are readily available and unanticipated to increase

construction or renovation capital costs. Limiting the formaldehyde content of

composite wood materials was estimated to increase first capital costs by up

to 0.01 percent, depending on building type. Imposing fluorescent light bulb

recycling requirements would have incidental impact, if any, on construction or

renovation capital costs. Removal of PCB-containing light fixture components was

estimated to increase capital cost by $3.60 per square foot; however, because

electronic ballasts replacing PCB-containing magnetic ballasts are more efficient,

removal of the PCB-containing ballasts is expected to generate financial savings

that will pay for the capital costs in more than ten years depending on the building

type.



- LEED-NC MR credit 1.1

- LEED-NC MR credit 1.2

- LEED-NC EQ credit 4

Sources

1. NYC Green Codes Task Force Full Proposals (HT 1, HT 2,HT 3,HT10,HT11)

CRIE EQLUES


Green Shelby 202074


CRIE EQLUES



Summary

Issue: Construction activities including abrasive blasting, emptying bags of

cement, cutting wood and masonry, sweeping, painting, gluing, cleaning with

solvents, welding, and using diesel-powered heavy equipment pollute the

air with particulates, volatile organic compounds (VOCs), and deadly carbon

monoxide. Heating, ventilation, and air conditioning (HVAC) systems can become

contaminated with dust, debris, and/or organic material that could support the

growth of mold. Buildings under construction can be exposed to the elements,

allowing moisture and high humidity to infiltrate absorptive materials such as

insulation, sheetrock, carpet, ceiling tile, fabric, and fabric-based materials –

creating conditions that also support mold growth. All of these contaminants

contribute to poor indoor and outdoor air quality that adversely affect the health

of construction workers, eventual building occupants, and the environment at

large. In addition to air quality, construction sites may pollute stormwater, as state

and federal regulations do not limit stormwater discharge from construction sites

smaller than an acre.

Recommendation: Adopt standards to provide ventilation during construction,

protect HVAC systems and absorptive materials from contaminants and moisture,

exhaust contaminated air from HVAC systems before occupancy, and encourage

stormwater treatment for construction sites smaller than one acre if the Macomb

County Department of Public Works’s regulatory framework for stormwater

management does not already do so.


Precedent: New York City and California have implemented air quality measures

to reduce pollution of indoor spaces by hazardous fumes or chemicals.1,2 The

City and County of Denver, the Town of Fishers, Indiana as well as the Virginia

Department of Conservation & Recreation have stormwater management plans in

place that limit the runoff of stormwater from construction sites.3,4,5 The New York

City Green Codes Task Force has recommended additional regulation to improve

air quality both during and after construction, and to regulate stormwater for

construction sites smaller than one acre.6

Relevance to Goal: Covering ductwork as it is installed reduces contamination

and provides the eventual building occupants with a cleaner HVAC system, and

therefore, improved air quality. Protecting absorptive materials from moisture by

covering them and keeping them off the floor reduces the opportunities for mold

growth, also increasing indoor air quality for eventual building occupants. Limiting

EQ 2:

IMPLEMENT CONSTRUCTION AND POST-

CONSTRUCTION POLLUTANT CONTROLS

CRIE EQLUES


Green Shelby 202076

the presence of VOCs in building materials and finishes such as paints, glues,

adhesives, carpeting materials, and composite wood decreases construction

workers exposure to toxic air pollutants (see recommendation EQ 1). Increasing

ventilation levels or, if possible, operating permanent building ventilation systems

will increase the amount of fresh air delivered to the construction workers,

and improve the environmental quality of their workplace. As for water quality,

reducing, diverting and treating stormwater from all construction sites can filter

and prevent pollution of streams, lakes, rivers, and groundwater.

Costs and Savings: This recommendation may result in a low to medium

increase in capital costs (approximately 0.02 percent to 0.09 percent, depending

on building type).6



- LEED-NC SS prerequisite 1: Construction Activity Pollution Prevention;

- LEED-NC EQ credit 3.1 and 3.2: Construction IAQ Management Plan;

- LEED-NC EQ credit 4.1: Low-Emitting Materials: Adhesives & Sealants;

- LEED-NC EQ credit 4.2: Low-Emitting Materials: Paints & Coatings;

- LEED-NC EQ credit 4.3: Low-Emitting Materials, Carpet; and

- LEED-NC EQ credit 4.4: Low-Emitting Materials, Composite Wood &

Agrifiber Products.

Sources

1. New York City School Construction Authority, New York City Green Schools

Guide (2007). http://source.nycsca.org/GreenSchools/nycgsg-031507.

pdf,106-109.

2. Cal. Code, Tit. 24 § pt. 11 § 804 (2008), http://www.documents.dgs.ca.gov/

bsc/prpsd_stds/2007/2007_cgbsc_9-23-08.pdf.

3. City And County Of Denver, Wastewater Mgmt. Div., Dep’t Of Pub. Works,

Construction Activities Stormwater Management Plans: An Info. Guide

(2006) www.denvergov.org/Portals/528/documents/DftGuide452007.pdf.

4. Virginia Department of Conservation & Recreation, Virginia Stormwater

Management Program, http://www.dcr.virginia.gov/soil_and_water/stormwat.

shtml (2010).

5. Town of Fishers, Indiana, http://www.fishers.in.us/department/division.

php?fDD=11-73.

6. NYC Green Codes Task Force: Full Proposals.

CRIE EQLUES



Summary

Issue: Natural, technological and man-made hazards have the potential to

expose Shelby Township’s population and environment to pollutants. Such hazards

include floods, fires, extreme cold or heat, ice and hail storms, blizzards, tornados

and wind storms, lightning and thunderstorms, agricultural and food emergencies,

droughts, hazardous materials releases, air accidents, power outages, energy

emergencies and pipeline disruptions, road or bridge infrastructure failures, water

system failures, nuclear facility failures, sabotage, terrorism and civil disorder.

Climate change threatens to exacerbate the risk and intensity of potential hazards,

and in turn, the probability and severity of any resulting pollution.

Recommendation: Adopt standards to include climate change in environmental

impact statements. The township can analyze Shelby Township’s vulnerability

to natural, technological, and man-made hazards in the current context and

the context of a climate change scenario; and set and implement a hazard

management plan for Shelby Township.


Precedent: The federal government requires local governments to prepare and

adopt a jurisdiction-wide natural hazard mitigation plan as a condition of receiving

project grant funds under the Hazard Mitigation Grant Program established

under the Robert T. Stafford Disaster Relief and Emergency Assistance Act.1

At a minimum, local governments are required to review and update the local

mitigation plan every 5 years from date of plan approval of the previous plan in

order to continue program eligibility.2 In Canada, the Government of Ontario’s

Emergency Management and Civil Protection Act requires that municipalities in

Ontario create and maintain emergency management plans focusing on hazard

mitigation, preparedness, response, and recovery.3 As a part of their compliance

with this mandate, the City of Greater Sudbury in Ontario conducts an annual

Hazard Identification and Risk Assessment that offers model of a comprehensive

risk assessment.4

Governments all over the world are initiating efforts to prepare themselves for a

warmer world.

- London, Seattle, San Francisco, and other major world cities are currently

developing flood maps based on climate change and exploring the

feasibility of tying the building code to these flood maps.5

- New York City’s Green Codes Task Force has innovatively proposed

EQ 3:

IMPROVE RESILIENCE TO NATURAL,

TECHNOLOGICAL, AND MAN-MADE HAZARDS

CRIE EQLUES


Green Shelby 202078

building resilience strategies focusing on understanding and addressing

impacts of climate change on buildings, and preserving their habitability in

the event of a power loss.6

Preparing for Climate Change: A Guidebook for Local, Regional and State Governments is a manual that exhaustively details the process by which

governments can initiate and ultimately implement a climate change preparedness

plan.7

Relevance to Goal: Shelby Township can address and mitigate hazards’

negative environmental impacts before they occur. For example, Shelby Township

can implement code changes to safeguard toxic materials stored in flood zones

or areas anticipated to become flood zones as a result of climate change, thereby

preventing pollution of toxic materials in the event of a flood.

Costs and Savings: Shelby Township’s identification and assessment of

hazards in a study will have no direct impacts on capital construction costs.

Requiring environmental impact statements to include climate change would result

in a negligible addition to capital construction costs.



- LEED-ND SLL prerequisite 6: Floodplain Avoidance

- LEED-NC SS credit 1: Site Selection

Sources

1. United States Code of Federal Regulations, Title 44 Emergency Management

and Assistance, Part 201

2. Government of Ontario. (2009) Emergency Management Programs. http://

www.emergencymanagementontario.ca/english/goverment/oemp/programs.

html

3. City of Greater Sudbury HIRA (2009). http://www.city.greatersudbury.on.ca/

4. NYC Green Codes Task Force: Full Proposals

5. Maine State Planning Office, Climate Change Worksheet http://www.maine.

gov/spo/landuse/docs/ClimateChangeWorksheet.doc

6. The Climate Impacts Group, King County, Washington, and ICLEI – Local

7.Governments for Sustainability. (2007) Preparing for Climate Change:

A Guidebook for Local, Regional and State Governments, http://cses.

washington.edu/cig/fpt/planning/guidebook/gateway.php

CRIE EQLUES



Summary

Issue: Development dismantles the natural drainage systems that deal with

precipitation. Although Shelby Township’s stormwater management – which

includes retention basins such as lakes, and storm sewers and storm drains

operated by Macomb County Department of Public Works – is largely adequate,

some aspects of the township’s current system still pollute stormwater runoff.

Contaminants deposited upon parking lots, driveways and similarly impervious

surfaces – such as sediments, motor oil or road salt – wash into stormwater drains,

polluting the water bodies into which they empty. Additionally, stormwater runoff

may be warmer than the water temperature of rivers, lakes and streams, disrupting

the ecosystem and creating favorable conditions for proliferation of bacteria

and algae. Septic fields with rear yard subsurface drainage areas serviced by

perforated pipes may contaminate stormwater with liquid sewage.1

Recommendation: Adopt standards to replace all perforated pipes with closed

piping in rear yard subsurface drainage areas, and encourage development

practices that reduce and treat stormwater, such as those described in the below

synopsis. Note that stormwater runoff should also be addressed during the

construction process; please see recommendation “EQ 2: Implement Construction

and Post-Construction Pollutant Controls” for more information.


Precedent: The City of Novi, Michigan stands out as a local model for

stormwater management, and a variety of developments and localities across

the country have also successfully implemented stormwater management

practices. Engineered swales in a large Sarasota, Florida development have

improved environmental quality beyond pre-development conditions, as exhibited

by decreased nutrient and sediment loads.2 Shaker Heights, Ohio recently

implemented an ordinance requiring the re-direction of rooftop runoff, reducing

annual runoff volumes by approximately 25 percent.2 Cane Creek Resevoir in

North Carolina implemented a buffer system to protect the Town of Chapel Hill’s

drinking water supplies, and a Baltimore County, Maryland ordinance flexibly but

enforcably encourages effective buffer maintenance and management.2

Relevance to Goal: Reducing, diverting and treating stormwater can filter and

prevent pollution of water bodies in and near Shelby Township. Less impervious

surface area means that less stormwater runoff will be generated, lowering

stormwater pollutant loads. As vegetation and soil absorb stormwater, they lower

the temperature of, and remove harmful chemicals from, runoff before it reaches

groundwater, streams, rivers and lakes.

EQ 4:

REDUCE WATER POLLUTION RESULTING

FROM STORMWATER RUNOFF

Figure 40: A bioswale controls stormwater

runoff from a minor local street. Bioswales

utilize specific plant and soil types to soak

up stormwater rather than funnel it into the

storm sewer.

Figure 41: Four inch perforated pipe lies

in a bed of gravel for a septic systems.

Perforated pipes leak sewage into

groundwater sources. To remidy this

problem, closed piping works best.

CRIE EQLUES


Green Shelby 202080

Costs and Savings: In addition to the cost savings mentioned in the below

synopsis table, replacement of perforated pipes with closed piping in rear yard

subsurface drainage areas may entail significant development costs.

LEED 3.0:Depending on the requirements adopted for any given type of building

materials or fixtures, LEED-ND SS credit 8: Stormwater Management may be met.

Sources

1. Telephone interview with Shelby Township Deputy DPW Director.

2. Better Site Design: A Handbook for Changing Development Rules in Your

Community. (1998).

Development Practice

Description Cost

Minimize and disconnect impervious areas

Design streets, parking lots, sidewalks and driveways to minimize their area. Direct runoff from rooftops and parking lots from impervious areas to pervious areas where it can be infiltrated or filtered. Use semi-permeable, porous pavement where possible.

Potential for savings or moderate costs

Open space development and natural area preservation

Use smaller lot sizes to minimize total impervious area, and conserve natural areas, especially forest retention areas, non-tidal wetlands, floodplains and steep slopes.

Short- and long-term savings

Vegetated open channels (bioswales)

Construct grass channels or dry swales to treat stormwater by removing pollutants.

Short- and long-term market savings

Bioretention areas Treat stormwater runoff by collecting it in shallow, landscaped depressions before filtering through soil.

Moderate costs

Filter strips Use grass-covered, forested or mixed vegetative-covered strips to filter sheet flow, removing sediment and other pollutants.

Moderate costs

Stream buffers Protect areas adjacent to shorelines, wetlands or streams with managed vegetated systems that create a natural “right of way” for flood waters and excess stormwater. These buffers encompass critical environmental features such as the 100-year floodplain, steep slopes and freshwater wetlands.

Short- and long-term market and nonmarket savings

Rain barrels Collect and store rainwater from roofs that would otherwise be lost to runoff and diverted to storm drains and streams, to be used for lawn, gardening and car washing, for example.

Low market cost

Development Practices That Reduce and Treat Stormwater1,2

Figure 42: A curbside rain garden in

Portland. The rain garden acts as a terraced

filtration device to passively manage

stormwater through native plantings and soil.

The water drains through a series of rain

gardens, which are built in the right-of-way,

before entering the storm sewer.

81

PART THREE: FRAMEWORK FOR ACTION

To become a progressive model for green development, Shelby Township must adopt an incremental approach in adjusting its outlook, behavior, and procedures. The following section describes specific actions and appropri-ate ownership of tasks the township will undertake to green the community

in the coming years.

Green Shelby 202082

IMPLEMENTATION STRATEGY SHELBY TOWNSHIP GREEN DEVELOPMENT AND RENOVATION PLAN

2010 2012

PHASE 1: EDUCATION AND OUTREACH

PHASE 2: TRANSITION TO GREEN DEVELOPMENT

Phase 1 will begin immediately. The primary goals of this ini al phase are educa on and outreach to Township residents, business owners, and developers on green development issues and their impact on the community. A er raising awareness and establishing a baseline level of knowledge, Township leaders will seek to meaningfully engage community members in ac ons to further green prac ces and create a “green culture.” This phase encourages the township to lead by example.

Objec ves ES 1 through ES 6 are targeted for implementa on during this phase. Phase 1 also introduces the Green Development and Renova on Checklist to developers and launches a dialogue about how to integrate its elements into Township projects. Broad community and stakeholder support will be necessary for a successful Phase 1.

Costs associated with Phase 1 include low to moderate funding to construct a visible green element at the township’s main campus, such as a green roof on the municipal building, installing solar panels on a Parks and Recrea on facility, or a compara ve garden. A prominent addi on of green infrastructure in a public space will play a powerful, didac c role in establishing the Township’s new vision of becoming a model green community. Signi cant sta me needed to conduct informa onal mee ngs, develop the green award programs, and cra other events to promote green ini a ves.

Phase 2 will introduce a progressive green development and renova on track that exceeds conven onal development in resource e ciency, land use e ec veness, and other environmental aspects. These green prac ces will be op onal but the township will promote green building and renova on through incen ves. Ini ally, priority objec ves increasing biodiversity through landscape plan ng or increasing water and energy e ciency objec ves will be promoted most aggressively. Although, these objec ves will be pursued with increasing urgency over me to incrementally raise the green development bar in the township there is no penalty for noncompliance. Appropriately, incen ves will increase in a rac veness as objec ve compliance becomes more important. For example, the Green Award Program is designed to increase its quali ca on standards over sucessive periods of me. This phase will take approximately ten years to complete, with stepping increments of two years each.

Phase 2 has at least three bene ts. First, the increments towards reaching the vision are crucial so that the township’s standards are realis c and remain aligned with Township norms. Second, introducing a green development track without making it mandatory for

GREEN DEVELOPMENT TRANSITION

EDUCATION AND OUTREACH

CHANGING THE DEVELOPMENT CULTURE IN SHELBY TOWNSHIP

The below explana on details the proposed phases of Green Shelby 2020. Note that all proposed start years are approximates, and that elements of prior phases may con nue into subsequent phases.

CONVENTIONAL DEVELOPMENT

Below is a visual representation modeling the improvement in enivronmentally resonsible development and renovation in Shelby Township over the course of the three implementation phases.

83Part Three: Framework for Action

2020

PHASE 3: LEADER IN GREEN DEVELOPMENT

developers, residents, and business owners allows for exibility to comply with some objec ves but not all.

Third, prac cing green development is directly rewarded through incen ves, including the green award program and the permi ng process in which green development projects receive priority in permi ng and site plan review processes.

Costs associated with Phase 2 include a moderate amount of sta me, a signi cant poli cal capital, and moderate nancing. This phase is the pivitol between conven onal development and green development. Success in Phase 2 will rely upon public-private partnerships, clear communica on, smart planning , and e ec ve execu on.

Phase 3 creates a single, green development track for all construc on and renova on projects. At this point, the township will reach its goal of becoming a leader in green development among its peer communi es. This phase embeds green development prac ces in regula on and code. All objec ves require compliance in this phase, and only some of the Phase 2 incen ves remain ac ve.

In Phase 3, the township will minimize its overall environmental impact, sustain a trend se ng “green culture,” and con nue to develop its green brand that will bolster Township pride and strengthen its compe ve advantage over similar nearby communi es.

Costs will decrease in this phase, as addi onal sta me will no longer be necessary to facilitate mul ple

development op ons or administer incen ve programs. Poli cal and ins tu onal support, however, will s ll be needed, as the con nued viability of Green Shelby 2020 depends on the commitment of current and future township o cials and stakeholders.

LEADER IN GREEN DEVELOPMENTGREEN TRACK

PROGRESSGREEN DEVELOPMENT ONLY

BASELINE

Green Shelby 202084

Green Shelby 2020 offers a range of possible incentives, both financial and

intangible. The financial incentives may include direct financial incentives such

as grants, tax credits at state and federal level, and property tax abatements and

altered assessment measures at the township level. For example, the township

could suspend a portion of assessed property taxes for homeowners or busi-

ness owners who make green improvements to their properties; or the township

could separate the assessment process from the permitting process, so that

green improvements to a property do not increase its taxable value for a period

of time. Indirect financial incentives include an expedited permitting process for

green developments and renovations, and green developer and business owner

education sessions which provide information about environmentally responsible

development and renovation techniques at no cost to the participants. Intangible

incentives include the Green Awards Program and other non-financial incentives

that the township may develop later.

At the present time, Shelby Township is better positioned to offer intangible incen-

tives and indirect financial incentives rather than any direct financial incentives.

The state and federal government currently may provide direct financial incentives

such as tax credits and grants, depending on the specific green development or

renovation technique implemented. When the economy eventually improves, the

township budget will expand and can then accommodate direct financial incen-

tives.

Green Development and Renovation

Incentives

85Part Three: Framework for Action

Photo Credits

FIGURE SOURCE

1 Courtesy of Shelby Township Planning Director Glenn Wynn 2 Andrew Broderick 3 Stephanie Simon 4 Stephanie Simon 5 U.S. Green Building Council, usgbc.com 6 The Pennsylvania Environmental Council,

http://www.pecpa.org/files/images/stormwater%20management.feature.jpg 7 Abby Eisen 8 Santa Monica Office of Sustainability and the Environment,

http://www.smgov.net/Departments/OSE/Categories/Landscape/Demonstration_Gardens.aspx 9 Santa Monica Office of Sustainability and the Environment,

http://www.smgov.net/Departments/OSE/Categories/Landscape/Demonstration_Gardens.aspx 10 Great Oak Cohousing in Ann Arbor, MI 11 North Carolina Coastal Federation 12 North Carolina Coastal Federation 13 Environmental Protection Agency, www.epa.gov/brownfields 14 Environmental Protection Agency, www.epa.gov/brownfields 15 Mallett’s Creek, Ann Arbor District Library, http://www.aadl.org/gallery/aadlbuildings/malletts/rendered-

summer.jpg.html 16 GE Lighting, http://www.gelighting.com/na/ 17 GE Lighting, http://www.gelighting.com/na/ 18 Energy Star, www.energystar.gov 19 GE Lighting, http://www.gelighting.com/na/ 20 City of Ann Arbor,

http://www.a2gov.org/government/publicservices/systems_planning/energy/Pages/LEDLighting.aspx 21 The Bowles Group, http://www.bowlesgroupllc.com/Green_Building_Contractor_Energy_Efficient.html 22 Lake County, Illinois

http://www.lakecountyil.gov/Stormwater/LakeCountyWatersheds/BMPs/RainBarrelCistern.htm 23 Burning Cutlery, http://www.burningcutlery.com/solar/ 24 Southeast Office of the Michigan Department of Environmental Quality, Warren, MI. Google Earth 25 St. Clair County Metropolitan Planning Commission,

http://www.cis.stclaircounty.org/planning1240567.asp?picture=7 26 Joseph Iano’s website, http://www.ianosbackfill.com/2006/04/recycled_waste_.html 27 Millennial Living, http://www.millennialliving.com/content/asphalt-driveways-and-alternatives 28 Cbc.ca, http://www.cbc.ca/gfx/images/news/photos/2009/11/26/sk-lumber-truck081114.jpg 29 Brick Industry Association, www.gobrick.com 30 ESP Management, Inc., http://espwaste.com/*site/scaled-

images/web/images/Hardin%20LEED%20Photo_020108_006-jpg-415x273.jpg 31 Lucky’s Warehouse, Baltimore, MD http://, greenlineblog.com/2008/05/luckys-warehouse-sustainable-

adaptive-reuse-baltimore/ 32 Green Bean Chicago, http://www.greenbeanchicago.com/wp-content/uploads/res-deconstruction.jpg 33 King County, WA,

http://www.kingcounty.gov/environment/dnrp/newsroom/newsreleases/2009/july/~/media/environment/dnrp/newsroom/2009/Recycling_Relay.ashx

34 Construction Demolition, http://myconstructionphotos.smugmug.com/gallery/151203#155382636_SvsWt 35 http://www.treehugger.com/deconstruction.jpg 36 Pittsburgh Paint “Pure Performance” Line, www.pittsburghpaint.com 37 Pittsburgh Paint “Pure Performance” Line, www.pittsburghpaint.com 38 Mrjoro, www.flickr.com/photos/mrjoro/42550809 39 London Permaculture, http://www.flickr.com/photos/naturewise/2377047568/. 40 Seattle Public Utilities, available at http://www.djc.com/news/en/12001713 41 Bonser & Son, http://www.bonserandson.com/septicrepair.html 42 Pennsylvania Landscape & Nursery Association, http://www.plna.com/content/?/e-news/september-11-

2009


87Appendix

APPENDIX ONE: COUNTER MANUAL


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aunch G

reen D

evelo

pm

ent A

ward

— In

trod

uce G

reen D

evelo

pm

ent a

nd

Renovatio

n

Checklis

t

Phase T

wo w

ill intro

duce a

pro

gre

ssiv

e g

reen

develo

pm

ent a

nd

renovatio

n tra

ck th

at e

xceed

s

conventio

nal d

evelo

pm

ent in

resourc

e e

fficie

ncy, la

nd

use e

ffectiv

eness, a

nd

oth

er g

reen e

lem

ents

. These

gre

en p

ractic

es w

ill be o

ptio

nal, a

nd

the to

wnship

will p

rom

ote

gre

en b

uild

ing

and

renovatio

n th

roug

h

incentiv

es d

esig

ned

to s

tream

line th

e s

ite p

lan a

nd

perm

itting

pro

cess.

Key o

bje

ctiv

es in

clu

de:

— R

enovate

Tow

nship

Build

ing

s w

ith a

Vis

ual G

reen

Ele

ment

— In

cre

ase B

iod

ivers

ity o

f Land

scap

e P

lantin

g

— Im

pro

ve E

nerg

y E

fficie

ncy fo

r Lig

htin

g a

nd

Ap

plia

nces

— R

ed

uce A

rea o

f Imp

erv

ious S

urfa

ce

Phase T

hre

e w

ill cre

ate

a s

ing

le, g

reen d

evelo

pm

ent

track fo

r all c

onstru

ctio

n a

nd

renovatio

n p

roje

cts

.

At th

is p

oin

t, the

tow

nship

will re

ach its

vis

ion

of

becom

ing

a le

ad

er in

gre

en d

eve

lop

ment a

mong

its p

eer c

om

mun

ities. T

his

phase c

od

ifies g

reen

develo

pm

ent p

ractic

es th

roug

h re

gula

tion a

nd

cod

e

enfo

rcem

ent.

In P

hase T

hre

e, S

helb

y To

wnship

will m

inim

ize its

overa

ll enviro

nm

enta

l imp

act, s

usta

in a

trend

settin

g

gre

en d

evelo

pm

ent c

ultu

re, a

nd

contin

ue to

develo

p

its g

ree

n b

rand

that w

ill bols

ter To

wnsh

ip p

ride a

nd

stre

ng

then its

com

petitiv

e a

dvanta

ge.

IMP

LE

ME

NTA

TIO

N S

TR

AT

EG

YG

REEN SH

ELBY 2020

PH

AS

E 1

: ED

UC

AT

ION

AN

D

OU

TR

EA

CH

2010

2012

202

0

PH

AS

E 2

: TR

AN

SIT

ION

TO

GR

EE

N D

EV

EL

OP

ME

NT

PH

AS

E 3

: LE

AD

ER

IN

GR

EE

N D

EV

EL

OP

ME

NT

AD

VAN

CING

THE D

EVELOPM

ENT CU

LTURE IN

SHELBY TO

WN

SHIP

91Appendix

APPENDIX TWO: TOWNSHIP MAPS


93Appendix

Green Shelby 202094

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