Green Shelby 2020 by Andrew Broderick

Green Shelby 2020: Environmentally Responsible Development and Renovation Plan Charter Township of Shelby, Michigan

Prepared for the Planning Commission Charter 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

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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

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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

Recommendations

Promote Environmental Education and Stewardship

Optimize Land Use

Improve Efficiency

Conserve and Preserve Resources

Increase Environmental Quality

Part Two:

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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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 7

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.

Green Shelby 2020

Summary Matrix

Improve Efficiency (IE) Conserve and Preserve Resources (CR) Increase Environmental Quality (EQ)

Green Shelby 2020

Optimize Land Use (LU)

Promote Environmental Education and Stewardship (ES)

Goal

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

Phase 1 ES 1: Distribute a Counter Manual (T) ES 2: Host a Developer and Business Owner Education Session (T)

Phase 2

Phase 3

ES 5: Renovate a Township Building with a Significant Visual Green Element (T)*

ES 3: Initiate Green Events Campaign (T) ES 4: Launch an Annual Green Award (T) ES 6: Introduce a Green Development and Renovation Checklist (T)

LU 1: Integrate and Increase Biodiversity LU 3: Develop and Implement Smart Growth Strategies (D, T) of Landscape Planting (D, H)* LU 2: Reduce the Area of Impervious Surface (D, H)* LU 4: Develop and Implement Efforts to Protect and Expand Native Habitat (T) LU 5: Encourage Redevelopment and Reuse of Previously Developed Sites (T) LU 6: Create Chapter on Environmental Sustainability in Township Master Plan (T)

IE 1: Optimize Building Orientation and Envelope Treatment (D, T)

IE 5: Use On-site Renewable Energy Sources (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 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 3: Recycle Construction Waste (D, T) CR 4: Encourage Adaptive Reuse (T)*

CR 2: Use Locally Sourced Materials in Construction (H, D) CR 5: Provide Large-scale Recycling Facilities for all Residents and Businesses (T) CR 6: Design for Deconstruction and Disassembly (D)

EQ 1: Limit Harmful Emissions from Building Materials and Fixtures (H,D,T)* EQ 2: Implement Construction and PostConstruction 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)

Introduction 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: Figure 1: Shelby Township park.

Figure 2: A multi family residential development in Shelby Township.

Vision, Goals, Objectives 33 hours (10%) Research and Assessment 132 hours (40%)

-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:

Recommendations and Strategies 132 hours (40%)

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

Administration 33 hours (10%)

10 Green Shelby 2020

3. Recommendation formulation and preparation of final products: - Final Report - Counter Manual - Final Presentation

INTRODUCTION

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:

Figure 3: Focus group, March 22, 2010.

-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.

Figure 4: Posting focus group input on to brainstorming board.

LEED 3.0 Explained 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.

Figure 5: U.S. Green Building Council oversees LEED

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.

12 Green Shelby 2020

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.

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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

Figure 6: A vegetated buffer surrounds a wetland. Using native planting along water edges substantially reduces pollution from stormwater run-off.

Green development in Shelby Township extends beyond the construction of earthfriendly 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 communityâ&#x20AC;&#x2122;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.

Part One: Vision and Overarching Goals 15

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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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

Part One: Vision and Overarching Goals 17

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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

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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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.

Supporting Information 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 illequipped 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 Part Two: Recommendations 23

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.

Supporting Information 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 Part Two: Recommendations 25

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homes. The events support Green Shelby 2020â&#x20AC;&#x2122;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.

Figure 7: A rendering of the proposed Green Development Award, which will hang in Township Hall.

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.

Supporting Information Precedent: The township is very proud of the beautification awards program and the Green Awards Program can function similarly.

Part Two: Recommendations 27

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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.

Supporting Information 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/ Part Two: Recommendations 29

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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.

Supporting Information 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 Part Two: Recommendations 31

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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)

32 Green Shelby 2020

OPTIMIZE LAND USE Does the project use diverse and native plant species in its landscaping plan? Does the project use pervious pavement? Does the project comply with the physical design guidelines for its character area in the township master plan? Does the project protect preserve a natural habitat for native species? Does the project reuse an existing site? IMPROVE EFFICIENCY Does the project utilize the benefits of solar orientation? Does the project utilize natural light where possible? Does the project utilize natural ventilation? Does the project include energy efficient lighting systems? Does the project include energy efficient mechanical systems? Does the project use low-flow water fixtures? Does the project use advanced water efficient systems?

OBJECTIVE

PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP

Green Development and Renovation Checklist

YES

EXPLANATION

LU 1

LU 2

LU 3

LU 4

LU 5

IE 1

IE 2

IE 3

IE 4

Part Two: Recommendations 33

IE 5

IE 6

CR 1

CR 2

CR 3

CR 4

CR 6

EQ 1

EQ 2

EQ 4

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Green Development and Renovation Checklist

Does the project use on-site renewable energy sources? Does the project use strategies to reduce the heat island effect? CONSERVE AND PRESERVE RESOURCES Does the project use recycled materials? Does the project use locally sourced materials in construction? Does the project recycle construction waste? Does the project reuse an existing building? Is the project designed for disassembly and deconstruction? INCREASE ENVIRONMENTAL QUALITY Does the project use materials and fixtures that limit harmful emissions? Does the project have construction and postconstruction pollutant controls? Does the project minimize storm water runoff?

OPTIMIZE LAND USE

LU 1: INTEGRATE AND INCREASE BIODIVERSITY OF LANDSCAPE PLANTING

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.

Supporting Information

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.

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 vegetation 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 impervious surfaces. Native landscape plantings in particular allow for increased vegetation biodiversity and prevent the spread of non-native invasive plant species.1

Costs and Savings: This recommendation is not expected to have any significant 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 building 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. Part Two: Recommendations 35

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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. Depâ&#x20AC;&#x2122;t of Transp., Fed Highway Admin., Memorandum on Environmentally 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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LU 2: REDUCE THE AREA OF IMPERVIOUS SURFACE

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.

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.

Supporting Information Precedent: Several North American cities and states require new and redeveloped 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 management 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

Figure 12: An asphalt parking lot in Shelby Township. Impervious asphalt pavement covers the entire lot, and contributes to increase stormwater runoff..

Relevance to Goal: Promoting surface permeability will reduce stormwater runoff, local flooding, combined sewer overflows, and allow for groundwater recharge.

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

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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 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 concerned focus group participants.

Sources 1. NYC Green Codes Task Force: Full Proposals (SW 1) 2. BERKELEY MUN. CODE ยง 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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LU 3: DEVELOP AND IMPLEMENT SMART GROWTH STRATEGIES

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.

Supporting Information 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. Part Two: Recommendations 39

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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

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LU 4: DEVELOP AND IMPLEMENT EFFORTS THAT PROTECT AND EXPAND NATIVE HABITAT

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

Supporting Information Precedent: Ann Arbor, Michigan is using TDRs to establish a â&#x20AC;&#x153;greenbeltâ&#x20AC;? 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 environment. 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 significant 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, nonnative species.

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 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 Part Two: Recommendations 41

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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

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LU 5: ENCOURAGE REDEVELOPMENT AND REUSE OF EXISTING SITES

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.

Supporting Information Precedent: Brownfield programs have reached beyond commercial and industrial 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.

Figure 13, 14: Before and after pictures of the Emeryville, CA brownfield redevelopment and adaptive re-use project.

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. .

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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/emeryvilleca_cd_ss_final.pdf

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LU 6: CREATE CHAPTER ON ENVIRONMENTAL SUSTAINABILITY IN TOWNSHIP MASTER PLAN

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.

Supporting Information 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, comprehensive consideration of environmental sustainability issues.

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 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

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IE 1: OPTIMIZE BUILDING ORIENTATION AND ENVELOPE TREATMENT

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:

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.

-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.

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Supporting Information 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 EA Credit 1 - 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). â&#x20AC;&#x153;Energy and Atmosphere Credit 1: Optimize Energy Performance.â&#x20AC;? LEED 2009 for New Construction and Major Renovations. 3. Phone Interview with Dan Dobromalski, West Windsor Township Planner, conducted February 23, 2010.

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IE 2: IMPROVE ENERGY EFFICIENCY FOR LIGHTING AND APPLIANCES

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 consumersâ&#x20AC;&#x2122; money by establishing energy-efficient guidelines for home appliances. More information can be found at www.energystar.gov.

Figure 16: The GE Energysmart Spiral T2 CFL uses 20 watts but functions like a 75 watt standard bulb.

Energy Efficient Lighting Systems Lightbulb Type

Characteristics Very efficient, versatile, color rendering varies, should have high (>60) luminaire efficiency rating (LER)

Building Type Application Cost

Life

All Types

Moderate to High

Long

Commercial, Civic

High

Long

All Types (limited)

High

Very Long

All Types

Moderate

Medium

Incandescent (conventional Not energy efficient, very good color Not baseline) rendering, short lifespan appropriate

Low

Short

Integrated Control System

Fluorescent (CFL)

LED

Energy efficient, emits no heat, maintenance free, filets UV and infrared rays, Long lasting (20 times longer than conventional incandescent lights), limited application, emerging technology

Halogen

Energy efficient, very good color rendering, long lasting, emits heat similar to conventional

Fiber-optic

Occupancy sensors, day/artifical light balancing (dimming, switching) All Types

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.

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Supporting Information 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 Figure 19: Target reduced its storesâ&#x20AC;&#x2122; display lighting energy use by 60 percent after switching to LED lights.

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 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 2 - LEED-NC EA Credit 1 - LEED-NC EA Credit 2 - LEED-NC EA Credit 4 - LEED-NC IEQ Credit 6 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.

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 1. Kibert, Charles (2005). Sustainable Construction: Green Building Design and Delivery. Hoboken, NJ: John Wiley and Sons. 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. 50 Green Shelby 2020

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IE 3: IMPROVE ENERGY EFFICIENCY FOR MECHANICAL SYSTEMS

Summary Issue: Mechanical heating, ventilation and air conditioning (HVAC) systems account for the majority of a buildingâ&#x20AC;&#x2122;s energy load.1

Recommendation: Adopt standards encouraging the installation of energyefficient 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.

Supporting Information 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.

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 IEQ Credit 1 - LEED-NC IEQ Credit 2 - LEED-NC IEQ Credit 3 - LEED-NC IEQ Credit 7

Sources 1. Kibert, Charles (2005). Sustainable Construction: Green Building Design and Delivery. Hoboken, NJ: John Wiley and Sons.

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Mechanical System

Mechanical Systems Design Strategy / Product Characteristics Type

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 VAV Diffusers

Delivers precise volume of air needed, efficiency gains achieved 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 Sizing should correspond to calculated Motors load only, all controls should be electronic to ensure that the fan speed matches building load conditions

Figure 21: Tankless water heaters are energy-efficient and save space.

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 Exchanges energy and humidity (ERV) between fresh and exhaust air to save energy, improve air quality, and increase fresh air Displacement Ventilation Uses a raised access floor to distribute Systems air through plenum, requires minimal air mixing, provides enery savings Water Heating Solar Hot Water

Tankless

Geothermal Units

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Reliable, uses renewable energy to preheat water, requires large surface area for application Instant-hot on demand, requires high energy input, eliminates energy loss from storage tanks Ground source heat pumps in loop, requires underground area and drilling, low energy costs, proven effectiveness

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IE 4: IMPROVE WATER EFFICIENCY AND WASTEWATER MANAGEMENT

Summary Issue: Buildings use 12 percent of the United Statesâ&#x20AC;&#x2122; 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 lowflow fixtures, electronic controls for fixtures, rainwater harvesting, and graywater systems such as those described in the below table.

Water System Low Flow Fixtures

Water Systems Green Technology Design Strategy / Product Types Characteristics

Showers and faucets

Low amount of flush-water (1 gallon compared to 4 or more gallons per flush) Aeroter installed to "spread" out water,decreasing water use while meeting demand

Drinking Fountains

Less water pumped through spigot

Toilet and urinals

Figure 23: A rainwater cistern connects to the rooftop gutter drainage system. The cistern collects and stores rainwater for future uses such as irrigation.

Electronic Controls Reduce the amount of time a fixture is running, thus reducing Automated / sensor operated water use Rainwater Harvesting Cistern with roof-wash system

Above ground or under ground tanks that collect rain water to be used for irrigation

Dual-waste piping system with surge tank

Re-uses spent water for seconday use

Graywater Systems

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Supporting Information 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 Earthâ&#x20AC;&#x2122;s constant 55 degree underground temperature so supplemental heating and cooling mechanisms donâ&#x20AC;&#x2122;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. 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 IEQ Credit 1 - LEED-NC IEQ Credit 2 - LEED-NC IEQ Credit 3 - LEED-NC IEQ Credit 7

Sources 1. www.usgbc.org 2. http://www.unwater.org/statistics_use.html 3. Kibert, Charles (2005). Sustainable Construction: Green Building Design and Delivery. Hoboken, NJ: John Wiley and Sons. 4. Urban Catalyst Associates (2005). Building Green for the Future: Case Studies of Sustainable Development in Michigan. University of Michigan Capstone Project.

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IE 5: USE ON-SITE RENEWABLE ENERGY SOURCES

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.

Figure 23: Photovoltaic panels are installed on a suburban single family home in upstate New York.

Renewable Energy Systems Energy Type

Advantages

Photovoltaics

New technologies allow integration Relatively expensive into building faĂ§ade Price of PV module is dropping as demand increases Various government incentives are available to subsidize costs Lowest kWh cost of any renewable Generally large energy source Significant annual wind quantity needed Can use local vegetation for fuel Systems for buildings aren't readily available Potentially lowÍ˛cost

Wind

Biomass

Disadvantages

Supporting Information 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. Part Two: Recommendations 55

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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 Credit 2 - LEED-NC EA Credit 6

Sources 1. Kibert, Charles (2005). Sustainable Construction: Green Building Design and Delivery. Hoboken, NJ: John Wiley and Sons. 2. Stein, B. et al. (2006). Mechanical and Electrical Equipment for Buildings. Hoboken, NJ: John Wiley and Sons.

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IE 6: REDUCE HEAT ISLAND EFFECT

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.

Supporting Information

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.

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

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 Credit 2 - LEED-NC EA Credit 6 Part Two: Recommendations 57

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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). â&#x20AC;&#x153;White Roofs Catch On as Energy Cost Cutters.â&#x20AC;? 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.

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CR 1: USE RECYCLED CONTENT AND/OR PRODUCTS THAT REDUCE ENVIRONMENTAL IMPACT

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.

Figure 26, 27: Workers pour recycled concrete (top). Recycled asphalt is poured atop a dirt base (bottom).

Supporting Information 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 Part Two: Recommendations 59

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capital costs.

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 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

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CR 2: USE LOCALLY SOURCED MATERIALS IN CONSTRUCTION

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

Figure 28: Locally sourced wood is hauled to a construction site. This reduces transportation costs and pollution. Note, all wood should be sustainably harvested and approved by the Forest Stewardship Council.

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.

Supporting Information

Figure 29 Brick masonry is common around the world, and, in many cases, is locally sourced.

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.

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 MR Credit 5 Part Two: Recommendations 61

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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/

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CR 3: RECYCLE CONSTRUCTION WASTE

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.

Figure 30: Recycling containers are identified by material type for on-site construction waste management.

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

Supporting Information 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 Part Two: Recommendations 63

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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.

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 MR Credit 2

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 3. NYC Green Codes Task Force: Full Proposals, Resource Conservation Proposal, 2010 4. NYC Green Codes Task Force: Full Proposals, Resource Conservation 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

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CR 4: ENCOURAGE ADAPTIVE RE-USE

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.

Figure 31: An adaptive reuse facility in Baltimore that repurposed an industrial site into a mixed-use facility.

Supporting Information 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 Arborâ&#x20AC;&#x2122;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.

Figure 32: Contractors discussing adjustments for a gut-rehabilitation project.

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 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 MR Credit 1.1 - LEED-NC MR Credit 1.2

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Sources 1. NYC Green Codes Task Force Resource Conservation Proposal, 2010. 2. Kibert, C.J. (2008). Sustainable Construction: Green Building Design and 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

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CR 5: PROVIDE LARGE SCALE RECYCLING FACILITIES

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.

Figure 33: Residents participate in community recycling program.

Shelby Township can partner with homeownersâ&#x20AC;&#x2122; 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.

Supporting Information 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 Townsâ&#x20AC;&#x2122; 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. Part Two: Recommendations 67

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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 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 4. Kibert, C.J. (2008). Sustainable Construction: Green Building Design and Delivery. Hoboken, NJ: John Wiley & Sons, Inc.

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CR 6: DESIGN FOR DISASSEMBLY AND DECONSTRUCTION

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. 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 disassembled and re-used if possible.

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.

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Supporting Information 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 reuse 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 projectâ&#x20AC;&#x2122;s demolition contractor estimated that nearly 90 percent of the plantâ&#x20AC;&#x2122;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 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 MR credit 2 - LEED-NC MR credit 3 - LEED-NC MR credit 4

Sources 1. Kibert, C.J. (2008). Sustainable Construction: Green Building Design and Delivery. Hoboken, NJ: John Wiley & Sons, Inc. p.245 2. Deconstruction Institute, Sarasota, FL 70 Green Shelby 2020

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EQ 1: LIMIT HARMFUL EMISSIONS FROM BUILDING MATERIALS AND FIXTURES

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.

Supporting Information 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.

Figure 36, 37: Pittsburgh Paint’s “Pure Performace” 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 Performance” Series, meaning the paints are compliance 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.

- 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 Part Two: Recommendations 71

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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.

Figure 38: A sign warns of the threat poisonous mercury has on local water sources.

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.

- 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 shortand 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

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in the environment, threaten the reproduction of many species of plants and animals, and are linked to certain cancers,â&#x20AC;? 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 mercuryâ&#x20AC;&#x2122;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 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 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)

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EQ 2: IMPLEMENT CONSTRUCTION AND POSTCONSTRUCTION POLLUTANT CONTROLS

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 â&#x20AC;&#x201C; 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 Worksâ&#x20AC;&#x2122;s regulatory framework for stormwater management does not already do so.

Supporting Information 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 Part Two: Recommendations 75

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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 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 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.

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EQ 3: IMPROVE RESILIENCE TO NATURAL, TECHNOLOGICAL, AND MAN-MADE HAZARDS

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.

Supporting Information 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 Part Two: Recommendations 77

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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 3.0: Depending on the requirements adopted for any given type of building materials or fixtures, the following LEED standards may be met: - 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 78 Green Shelby 2020

INCREASE ENVIRONMENTAL QUALITY

EQ 4: REDUCE WATER POLLUTION RESULTING FROM STORMWATER RUNOFF

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

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.

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.

Supporting Information

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.

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. Part Two: Recommendations 79

INCREASE ENVIRONMENTAL QUALITY

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. Development Practices That Reduce and Treat Stormwater1,2 Development Practice Minimize and disconnect impervious areas 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.

Open space development and natural area preservation Vegetated open channels (bioswales) Bioretention areas

Filter strips

Stream buffers

Rain barrels

Description

Cost

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. Use smaller lot sizes to minimize total impervious area, and conserve natural areas, especially forest retention areas, non-tidal wetlands, floodplains and steep slopes. Construct grass channels or dry swales to treat stormwater by removing pollutants.

Potential for savings or moderate costs

Short- and long-term savings

Short- and long-term market savings

Moderate costs Treat stormwater runoff by collecting it in shallow, landscaped depressions before filtering through soil. Use grass-covered, forested or mixed vegetative- Moderate costs covered strips to filter sheet flow, removing sediment and other pollutants. Protect areas adjacent to shorelines, wetlands Short- and long-term or streams with managed vegetated systems market and that create a natural â&#x20AC;&#x153;right of wayâ&#x20AC;? for flood nonmarket savings waters and excess stormwater. These buffers encompass critical environmental features such as the 100-year floodplain, steep slopes and freshwater wetlands. Collect and store rainwater from roofs that would Low market cost otherwise be lost to runoff and diverted to storm drains and streams, to be used for lawn, gardening and car washing, for example.

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). 80 Green Shelby 2020

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 appropriate ownership of tasks the township will undertake to green the community in the coming years.

IMPLEMENTATION STRATEGY

SHELBY TOWNSHIP GREEN DEVELOPMENT AND RENOVATION PLAN The below explanaƟon details the proposed phases of Green Shelby 2020. Note that all proposed start years are approximates, and that elements of prior phases may conƟnue into subsequent phases.

2010

2012

PHASE 1: EDUCATION AND OUTREACH

Phase 1 will begin immediately. The primary goals of this iniƟal phase are educaƟon and outreach to Township residents, business owners, and developers on green development issues and their impact on the community. AŌer raising awareness and establishing a baseline level of knowledge, Township leaders will seek to meaningfully engage community members in acƟons to further green pracƟces and create a “green culture.” This phase encourages the township to lead by example. ObjecƟves ES 1 through ES 6 are targeted for implementaƟon during this phase. Phase 1 also introduces the Green Development and RenovaƟon 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 RecreaƟon facility, or a comparaƟve garden. A prominent addiƟon of green infrastructure in a public space will play a powerful, didacƟc role in establishing the Township’s new vision of becoming a model green community. SigniĮcant staī Ɵme needed to conduct informaƟonal meeƟngs, develop the green award programs, and craŌ other events to promote green iniƟaƟves.

PHASE 2: TRANSITION TO GREEN DEVELOPMENT

Phase 2 will introduce a progressive green development and renovaƟon track that exceeds convenƟonal development in resource eĸciency, land use eīecƟveness, and other environmental aspects. These green pracƟces will be opƟonal but the township will promote green building and renovaƟon through incenƟves. IniƟally, priority objecƟves increasing biodiversity through landscape planƟng or increasing water and energy eĸciency objecƟves will be promoted most aggressively. Although, these objecƟves will be pursued with increasing urgency over Ɵme to incrementally raise the green development bar in the township there is no penalty for noncompliance. Appropriately, incenƟves will increase in aƩracƟveness as objecƟve compliance becomes more important. For example, the Green Award Program is designed to increase its qualiĮcaƟon standards over sucessive periods of Ɵme. This phase will take approximately ten years to complete, with stepping increments of two years each. Phase 2 has at least three beneĮts. First, the increments towards reaching the vision are crucial so that the township’s standards are realisƟc and remain aligned with Township norms. Second, introducing a green development track without making it mandatory for

CHANGING THE DEVELOPMENT CULTURE IN SHELBY TOWNSHIP

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.

EDUCATION AND OUTREACH GREEN DEVELOPMENT TRANSITION CONVENTIONAL DEVELOPMENT 82 Green Shelby 2020

2020

developers, residents, and business owners allows for Ňexibility to comply with some objecƟves but not all. Third, pracƟcing green development is directly rewarded through incenƟves, including the green award program and the permiƫng process in which green development projects receive priority in permiƫng and site plan review processes. Costs associated with Phase 2 include a moderate amount of staī Ɵme, a signiĮcant poliƟcal capital, and moderate Įnancing. This phase is the pivitol between convenƟonal development and green development. Success in Phase 2 will rely upon public-private partnerships, clear communicaƟon, smart planning , and eīecƟve execuƟon.

PHASE 3: LEADER IN GREEN DEVELOPMENT

Phase 3 creates a single, green development track for all construcƟon and renovaƟon projects. At this point, the township will reach its goal of becoming a leader in green development among its peer communiƟes. This phase embeds green development pracƟces in regulaƟon and code. All objecƟves require compliance in this phase, and only some of the Phase 2 incenƟves remain acƟve. In Phase 3, the township will minimize its overall environmental impact, sustain a trend seƫng “green culture,” and conƟnue to develop its green brand that will bolster Township pride and strengthen its compeƟƟve advantage over similar nearby communiƟes. Costs will decrease in this phase, as addiƟonal staī Ɵme will no longer be necessary to facilitate mulƟple development opƟons or administer incenƟve programs. PoliƟcal and insƟtuƟonal support, however, will sƟll be needed, as the conƟnued viability of Green Shelby 2020 depends on the commitment of current and future township oĸcials and stakeholders.

GREEN TRACK

LEADER IN GREEN DEVELOPMENT GREEN DEVELOPMENT ONLY

PROGRESS BASELINE Part Three: Framework for Action 83

Green Development and Renovation Incentives 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 business 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 incentives 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 incentives.

84 Green Shelby 2020

Photo Credits FIGURE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33

34 35 36 37 38 39 40 41 42

SOURCE Courtesy of Shelby Township Planning Director Glenn Wynn Andrew Broderick Stephanie Simon Stephanie Simon U.S. Green Building Council, usgbc.com The Pennsylvania Environmental Council, http://www.pecpa.org/files/images/stormwater%20management.feature.jpg Abby Eisen Santa Monica Office of Sustainability and the Environment, http://www.smgov.net/Departments/OSE/Categories/Landscape/Demonstration_Gardens.aspx Santa Monica Office of Sustainability and the Environment, http://www.smgov.net/Departments/OSE/Categories/Landscape/Demonstration_Gardens.aspx Great Oak Cohousing in Ann Arbor, MI North Carolina Coastal Federation North Carolina Coastal Federation Environmental Protection Agency, www.epa.gov/brownfields Environmental Protection Agency, www.epa.gov/brownfields Mallett’s Creek, Ann Arbor District Library, http://www.aadl.org/gallery/aadlbuildings/malletts/renderedsummer.jpg.html GE Lighting, http://www.gelighting.com/na/ GE Lighting, http://www.gelighting.com/na/ Energy Star, www.energystar.gov GE Lighting, http://www.gelighting.com/na/ City of Ann Arbor, http://www.a2gov.org/government/publicservices/systems_planning/energy/Pages/LEDLighting.aspx The Bowles Group, http://www.bowlesgroupllc.com/Green_Building_Contractor_Energy_Efficient.html Lake County, Illinois http://www.lakecountyil.gov/Stormwater/LakeCountyWatersheds/BMPs/RainBarrelCistern.htm Burning Cutlery, http://www.burningcutlery.com/solar/ Southeast Office of the Michigan Department of Environmental Quality, Warren, MI. Google Earth St. Clair County Metropolitan Planning Commission, http://www.cis.stclaircounty.org/planning1240567.asp?picture=7 Joseph Iano’s website, http://www.ianosbackfill.com/2006/04/recycled_waste_.html Millennial Living, http://www.millennialliving.com/content/asphalt-driveways-and-alternatives Cbc.ca, http://www.cbc.ca/gfx/images/news/photos/2009/11/26/sk-lumber-truck081114.jpg Brick Industry Association, www.gobrick.com ESP Management, Inc., http://espwaste.com/*site/scaledimages/web/images/Hardin%20LEED%20Photo_020108_006-jpg-415x273.jpg Lucky’s Warehouse, Baltimore, MD http://, greenlineblog.com/2008/05/luckys-warehouse-sustainableadaptive-reuse-baltimore/ Green Bean Chicago, http://www.greenbeanchicago.com/wp-content/uploads/res-deconstruction.jpg King County, WA, http://www.kingcounty.gov/environment/dnrp/newsroom/newsreleases/2009/july/~/media/environment/dnr p/newsroom/2009/Recycling_Relay.ashx Construction Demolition, http://myconstructionphotos.smugmug.com/gallery/151203#155382636_SvsWt http://www.treehugger.com/deconstruction.jpg Pittsburgh Paint “Pure Performance” Line, www.pittsburghpaint.com Pittsburgh Paint “Pure Performance” Line, www.pittsburghpaint.com Mrjoro, www.flickr.com/photos/mrjoro/42550809 London Permaculture, http://www.flickr.com/photos/naturewise/2377047568/. Seattle Public Utilities, available at http://www.djc.com/news/en/12001713 Bonser & Son, http://www.bonserandson.com/septicrepair.html Pennsylvania Landscape & Nursery Association, http://www.plna.com/content/?/e-news/september-112009

Part Three: Framework for Action 85

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APPENDIX ONE: COUNTER MANUAL

Appendix 87

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Energy Star: www.energystar.gov UN Water: www.unwater.org NYC Green Codes Task Force:

culture and implement standards that promote

environmentally responsible behavior among

Low Impact Development Manual: http://www.semcog.org/lowimpactdevelopment.aspx

the environmental impacts of development in a

new way, and embracing more efficient building

— Increase Environmental Quality

— Conserve and Preserve Resources

— Improve Efficiency

— Optimize Land Use

Stewardship

— Promote Education and Environmental

Green Goals:

minimize harm to the natural environment.

586-726-7243 or planning@shelbytwp.org

Shelby Township Planning and Zoning Department

For more information, please contact:

Southeast Michigan Council of Governments

friendly buildings. It will mean thinking about

construction and maintenance practices that

www.westwindsornj.org

will extend beyond the construction of earth-

developers, contractors, homeowners, business, www.urbangreencouncil.org and township leaders. Green development West Windsor Township Redevelopment Plan:

Environmental Protection Agency: www.epa.gov

A greener Shelby Township will encourage

Renovation Plan

Environmentally Responsible Development and

US Green Building Council: www.usgbc.org Smart Growth Online: www.smartgrowth.org

Green Shelby 2020:

Green Development Resources:

Green Development Defined:

development among its peer communities

Shelby Township will be the leader in green

Green Vision:

0202

2020

0102

Phase One will begin immediately. The primary goal

development and renovation track that exceeds

Phase Two will introduce a progressive green

At this point, the township will reach its vision of

track for all construction and renovation projects.

Phase Three will create a single, green development

2102

of this phase is to reach out to Shelby Township

conventional development in resource efficiency, land

becoming a leader in green development among

2012

IMPLEMENTATION STRATEGY GREEN SHELBY 2020 2010

residents, business owners, and developers on

use effectiveness, and other green elements. These

its peer communities. This phase codifies green

PHASE 2: TRANSITION TO GREEN DEVELOPMENT

green development issues and their positive impact

green practices will be optional, and the township

development practices through regulation and code

PHASE 1: EDUCATION AND OUTREACH

on the community. This phase recommends the

will promote green building and renovation through

PHASE 3: LEADER IN GREEN DEVELOPMENT

township to lead by example.

enforcement.

overall environmental impact, sustain a trendsetting

permitting process. Key objectives include:

PHASE 3 (10+ YEARS)

BASELINE DEVELOPMENT

LEADER IN GREEN DEVELOPMENT

strengthen its competitive advantage.

its green brand that will bolster Township pride and

green development culture, and continue to develop

Appliances — Reduce Area of Impervious Surface

GREEN DEVE

LOPMENT

— Improve Energy Efficiency for Lighting and

— Increase Biodiversity of Landscape Planting

Element

— Renovate Township Buildings with a Visual Green

In Phase Three, Shelby Township will minimize its

incentives designed to streamline the site plan and Key objectives include: — Establish Green Development Education Sessions — Initiate Green Events Campaign — Launch Green Development Award — Introduce Green Development and Renovation Checklist

EDUCATION AND OUTREACH

PHASE 2 (2 to10 YEARS)

KICKOFF TRANSITION TO GREEN DEVELOPMENT CONVENTIONAL DEVELOPMENT

PHASE 1 (0 to 2 YEARS) TIME

ADVANCING THE DEVELOPMENT CULTURE IN SHELBY TOWNSHIP

ENVIRONMENTAL FRIENDLINESS

APPENDIX TWO: TOWNSHIP MAPS

Appendix 91

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Appendix 93

94 Green Shelby 2020