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Saving the World Through Zoning:The Sustainable Community Development Code
Presented by James van Hemert, AICPExecutive DirectorRocky Mountain Land use InstituteUniversity of Denver, Sturm College of Law
IHS, Erasmus UniversityRotterdam, NetherlandsApril 2008
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Outline1.Major global issues2.The zoning dilemma3.The Sustainable Community
Development Code4.Reflections on American
city planning
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Peak Oil
Hubbert’s Peak
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Food vs. Fuel?• Corn up from $2/bushel in 2006 to
$5/bushel today• Wheat up three-fold in ten months
reaching nearly $20 a bushel
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World Food Crisis• Food riots in Mexico City and now
around the world
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Global population increaseCurrent populations (in billions)
1. China: 1.32. India: 1.1 3. USA: 0.3
Estimated 2050 populations1. India: 1.6 2. China: 1.43. USA: 0.45
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Shanghai, China
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Seoul, South Korea
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ManilaPhilippines
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Increasing competition for resources
• The Tata “Nano”
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Passenger cars/1000 people
USA: 500China: 10India: 7
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Climate Change: melting polar ice & rising sea levels
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Drought, fresh water shortages
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Species extinction
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The USA’s contribution to global environmental and resource issues
• 5% of population, consumes 25% of energy resources
• Wasteful land use patterns:– Auto dominated transportation – Local control of land use– “Euclidian” zoning mandates separation
of uses and low densities
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Legally required sprawl
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Land use and transportationUSA: the built environment = 68% of energy use
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USA population now 300 million+By 2040 year +130 million more people *In next 32 yrs. the USA will need to build:
• 89 million new residential units!*• More new non-residential development than all
that now exists!*• + 90 million additional automobiles*A. Nelson & R. Lang, The Next 100 Million, Planning 4, Jan. 2007** Estimate based on present USA +3 million vehicle yr
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Some obstacles and misguided “solutions”
Senator Edward Kennedy and other NIMBY “environmentalists”
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Some obstacles and misguided “solutions”
Solar panels on large mansions
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Some obstacles and misguided “solutions”• Solar Parking Garages?
World’s first sustainable solar-powered parking structure.” –Santa Monica, California
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The problem of Green Buildings in “Green Fields”
• Transportation Energy Intensity of Buildings– The World’s first LEED platinum
building is not so green…• Worker Commuting
– Ave. office bldg. = 30% more energy than bldg.– New office bldg. =100% more energy
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How Can a Development Code Support Sustainability?
•Development codes CAN help address critical issues:
–Climate change–Energy–Food production and security–Health–Water quality and supply–Public safety–Wildlife habitat protection
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Innovative framework1. Comprehensive2. Integrates natural and man-made
systems3. Progressive4. Based on comprehensive policy plans
and public participation 5. Tailored to local and regional climate,
ecology, and culture
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Included in this first beta version are the following components:• Renewable energy (solar and wind)• Food production and security• Community health and safety• Housing affordability• Housing diversity• Water conservation
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Will include these categories• Environmental Health and Natural
Resources• Transportation and Mobility • Natural Hazards • Urban Form/Community Character• Public participation
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Renewable energy—solar devicesRemove Obstacles
Bronze• Ordinances or private
covenants that restrict solar energy devices
Silver• Allow adjustments to yard
setbacks or other regulations
Gold• Allow alternative compliance
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Renewable energyIncentives
Bronze• Reduce fees
Silver• Relax height or setbacks for solar concepts
Gold•Density bonus for solar concepts
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Renewable energyStandards
Bronze• Require solar access for
key plan features
Silver• Require variation in lot width and building placement
Gold•Require solar site orientation•Guarantee solar access with no blocking•Require solar energy production
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Code Examples/Citations• Los Angeles, Historic Preservation Overlay,
available online at http://www.dsireusa.org/documents/Incentives/CA04R.htm.
• Fort Collins, Colorado Land Use Code, Solar Access, Orientation, and Shading, available online at http://fcgov.com/cityclerk/codes.php.
• Gresham, Oregon Development Code, Solar Access Standards, available online at http://www.ci.gresham.or.us/departments/planningServices/dp/code.asp#code.
• Multnomah County, Oregon Solar Access Provisions for New Development, available online athttp://www2.co.multnomah.or.us/Community_Services/LUT- Planning/urban/landdiv/ld_nav.html.
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Food Production and Security• KEY STATISTICS:• In 2006, the U.S. imported more food by value than it
exported.• Every minute the U.S. loses 2 acres of farmland. • average item of food in the U.S. travels 1,400 miles
to the dinner table.• Chicago has 70,000 vacant lots, Detroit 45,000,
Philadelphia 31,000.
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Food security & productionRemove Obstacles
Bronze• No restrictions for agricultural uses in rural areas• No restrictions for farmers markets in commercial and mixed use zones
Silver• Enact right to farm legislation toprotect against nuisance complaints
Gold• Permit small scale farming insuburban residential zones
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Food security & production
Incentives
Bronze• Conservation subdivisions
Silver• Density bonuses for preserving agricultural land
Gold• Transfer of development rights
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Food security & productionStandardsBronze• Urban farming– allow for park land exaction or dedication•Restrict incompatible uses in agricultural zones—e.g. low density residential
Silver• Permit urbanhusbandry--chickens
• Protective agriculture-onlyzone districts
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Food Security & Production
Gold• Urban gardens meet open space or park
land dedication requirements
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Housing affordabilityKEY STATISTICS--USA• Increase in housing prices exceeds rate
of wage growth• In 2006, a household of three minimum
wage earners that worked full time could not afford a two-bedroom unit at $848, the national average Fair Market Rent
• Police officers typically earn less than required to purchase a median-priced home in the majority of metropolitan areas
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Housing affordabilityRemoving ObstaclesBronze• Accessory dwelling units by rightSilver• Waive building permit caps• Waive impact feesGold•Remove large minimum lot sizes• Duplex and multi-unit hosing in more or all districts• Mixed use by right near public transit
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Housing affordabilityStandardsBronze• Inclusionary requirementSilver• Linkage fee for non-residentialGold• Comprehensive regulatory program for all
development
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Community HealthStandardsBronze• Require sidewalks both sides of streetsSilver• Require bicycle and pedestrian amenities
such as lockers and showersGold• Use pedestrian and bicycle levels of service
(LOS) for transportation impact analysis
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Water Conservation•Drought tolerant landscaping•Water re-use•Greywater
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Storm water management• “Low Impact
Development” and permeable drainage
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Reducing carbon emissions•Require Green Roofs
–Green roofs offset CO2emissions–Help cool off cities
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Green Roofs—The Next Wave??Rooftop garden
on car
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Conclusion• Reflections on American urban
planning in the 21st century
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SUSTAINABLE COMMUNITIES BEGIN WITH
SUSTAINABLE DEVELOPMENT CODES
Rocky Mountain Land Use InstituteJames van Hemert
www.law.du.edu/rmlui