Sites for Green Buildings

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Sites for Green Buildings
Purdue Extension Land Use Update
September 11, 2008
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Objectives

• What exactly is Green Infrastructure and
• Low Impact Development (LID)?
• Focusing on Stormwater Management and development
• Case Studies of LID vs. Conventional
• How do LID costs compare with conventional
  stormwater management?

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Green Infrastructure and Development Relationships

• Conservation Design (CD)- system that facilitates
  development while maintaining the most valuable
  natural landscape features and ecological
  functions of the site. The main principles for
  conservation design are 1. flexibility in site
  design and lot size, 2. thoughtful protection and
  management of natural areas, 3. reduction of
  impervious surface areas, and 4. sustainable
  stormwater management.
• Low Impact Development (LID)- A stormwater
  management approach that is modeled after nature
  manage rainfall at the source using uniformly
  distributed decentralized site-scaled controls.
  The goal is to mimic a site's predevelopment
  hydrology by using design techniques that
  infiltrate, filter, store, evaporate, and detain
  runoff close to its source.
• Sustainable Site Design (SSD) -Sustainable
  development is defined as balancing the
  fulfillment of human needs with the protection of
  the natural environment so that these needs can
  be met not only in the present, but in the
  indefinite future.

The Foundation of LID is Green Infrastructure LID
is Sustainable Design, and is used in
Conservation Design. LID works whether
replacing conventional design or in conjunction
with it.
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LID Stormwater Management

• An innovative stormwater management approach with
  a basic principle that is modeled after nature
  manage rainfall at the source using uniformly
  distributed decentralized site-scaled controls.
  (Distributed Storage)
• The goal is to mimic a site's predevelopment
  hydrology by using GREEN INFRASTRUCTURE designed
  to infiltrate, filter, store, evaporate, and
  detain runoff close to its source.
• Addresses stormwater through cost-effective
  landscape oriented features integrated into
  existing soils and topography of the site.
• Structural and Non-Structural Best Management
  Practices (BMPs) are the building blocks of LID
  Stormwater Management.
• All components of the sites environment have
  potential to be included. These include open
  space, rooftops, streetscapes, parking lots,
  sidewalks, and medians.
• LID Stormwater Management is a versatile approach
  that can be applied equally well to new
  development, urban retrofits, and redevelopment /
  revitalization projects.

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Why Are We Interested in This Anyway?

• LEVEL 1 US EPA/Clean Water Act Mandated
• Waters of the US Wetlands
• Waters of the US - TMDLs (It has begun!)
• Riparian Corridor Protection
• MS4 Pre Post Construction NPDES Water Quality

• LEVEL 2 Mandates Above and Beyond US EPA
  Regulations
• Multi-Jurisdictional (e.g. watershed conservancy
  districts)
• State, County City Standards

• LEVEL 3 Non-mandated Best Management Practices
• Specific Green Stormwater Management
  Applications
• Owner Goals - LEED or Other GREEN Certification

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Examples of Upcoming Compliance Issues
Not Designing Post Construction BMPs for the Land
Use Pollutants

• City of Dallas v. Environmental Conservation
  Organization (ECO)
• alleges that the City has not complied with its
  storm water management plan. In the complaint,
  ECO alleges that
• Dallas has all but ignored its obligations under
  the Storm Water Management Plan portion of its
  MS4 permit and has failed to complete a number
  of tasks.
• Dallas has submitted false and misleading
  information to EPA concerning its compliance with
  the MS4 permit.
• The Citys reports to EPA did not include
  accurate information concerning the Citys
  activities and violations.
• ..these allegations are fact-specific. There is
  no easy, quick or inexpensive way to defeat this
  type of lawsuit. Because SWMP requirements are
  usually specified as best management practices, a
  fact-specific inquiry will result in these types
  of cases. Moreover, often if the Plaintiffs can
  prevail on just one issue, they will win their
  legal fees (typically for all of the issues that
  they brought even though they may have lost on
  them).
• The only good news for Dallas is that this case
  does not present a challenge to the Citys
  discharges as violating water quality standards.
  
• That may come later

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Examples of Upcoming Compliance Issues
Not Designing Post Construction BMPs for the Land
Use Pollutants

• Oregon addressing TMDL Allocations and MS4
  Requirements
• Anacostia River TMDL Friends of the Earth v.
  USEPA
• It has been stated that Owner, Developer and
  municipality have been sued due to stormwater
  water quality insufficient for TMDL of waterway.
  Need to Confirm.

• What Does This Mean To The Industry?
• There is a movement beginning that speaks to the
  watershed planning based site development
  requirements that will change compliance from a
  flood based
• Rate of
  Discharge and Storage
• 
  to a
• No Net Site
  Hydromodification

Hydromodification the changes in a sites runoff
and transport characteristics.
A Review of Low Impact Development Policies
Removing Institutional Barriers to Adoption.
California State Water Resources Control Board.
Greg Gearheart, PE, et al. Dec. 2007.
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Conventional or Traditional Stormwater Controls
Conventional or Traditional Stormwater Management
for Development takes water from a disturbed site
and moves it as quickly away as possible, usually
via an engineered storm system (pipes), to a
centralized facility (basin, pond, stream, etc.).

• Wet/Dry Detention Basins
• Underground Storage
• Manufactured Water Quality Systems
• Media Filters

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Stormwater Basin and Underground Detention
Stormwater Basin is a constructed pond that is
used for stormwater quality and quantity control.

• Can provide fire suppression water when connected
  to dry hydrants or irrigation water for
  landscape.
• But does not reduce use of pipe and structures.

Underground Detention Is a system of pipes or
vaults designed to store stormwater underground.

• Maximizes site by eliminating the need for a
  detention basin. Useful in high density areas
  with limited available space or where land is
  expensive.

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Manufactured Systems and Media Filters
Manufactured Systems are mechanical devices
engineered for floatable, sediment, oils grease
removal .

• Does not attenuate peak flows or reduce runoff
  volume
• Low-to-no removal efficiency for nutrients and/or
  fine particulates
• Maintenance is difficult w/out proper equipment

Media Filters are influent/effluent treatment
systems that remove oil, greases, bacteria and
fine particulate sediment

• Expensive for service area
• More intensive maintenance required
• High solids will clog w/out pretreatment
• Need high hydraulic head to push flow through
  various media

Compost Filter
Pocket Sand Filter
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Low Impact Development Stormwater Controls

• Watercourse Buffer
• Stormwater Wetland
• Green Roofs
• Water Harvesting
• Permeable Pavement
• Bioretention (Distributed Storage)
• Vegetated Swales (Rain Gardens in Series,
  conveyance, storage treatment BMP!)
• Rain Gardens
• Bioretention Areas
• Streetscape Integration

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Watercourse Buffer / Stream Restoration
Watercourse Buffer/Stream Restoration provides
natural protection and green space

• Re-creates more natural stream channel
• Preserves wildlife corridors
• Provides Greenway and Recreational Uses

Stormwater Wetland engineered natural
biological treatment systems

• Provides a high level of treatment
• Provides wildlife habitat areas
• and corridors
• Initial intensive maintenance until wetland
  species are established and to prevent clogging

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Green Roof

• Attributes
• Attenuates peak flows and reduces runoff volume
• Reduces size and footprint of detention
  facilities
• Building energy savings

• Considerations
• Cost per square foot of treatment is high
• Best suited for high density urban applications
• Inability to treat other areas besides the roof

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Water Harvesting

• Attributes
• The water is Free
• Reduces volume of runoff
• Reduces size and footprint of detention
  facilities
• Energy savings

• Considerations
• Redundant system cost can be higher for
  re-plumbing and potable backup
• Need to drain the BMP in preparation of the
  next event

1500 gallon cistern fed from two gable
downspouts. (Source Experiments in
Sustainable Urban Living)
10,000
gallon tank (Source American Rainwater
Catchment Systems Association)
Chicago Dept. of the Environment
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Permeable Pavement

• Attributes
• Lower life-cycle costs when using pervious
  concrete or permeable concrete pavers
• Permeable pavers have aesthetic value
• Groundwater recharge for some locations
• Attenuation of peak flows and reduction in runoff
  volume

Permeable Pavement to Bioretention

• Considerations
• Initial costs can be more than double of
  traditional asphalt
• Construction sequencing after stabilizing
  contributing areas is critical to keep from
  clogging
• Pervious pavements require a different type of
  maintenance compared to traditional asphalt or
  concrete

Dillon Park Hamilton County, IN
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Permeable Pavement
Traditional Concrete has about a 95 runoff
coefficient. This means that for the most part
the soils water absorption capabilities are
bypassed and not utilized.
Pervious concrete is a concrete mixture that uses
a pea gravel mixture that contains fewer small
grains, thereby leaving gaps large enough to
allow water to pass through. This porosity allows
a pavement infiltration rate of up to 400 inches
per hour. This means that the absorption rate of
the underlying soil has more of an impact on the
level of overall permeability then the pavement
itself (Pilat, 2002)
The fear of catastrophic failure after proper
construction is fictional. Even if half of the
permeable pavement is clogged, the infiltration
rate of the remaining sections is more then
adequate for any anticipated rain event. (Hunt,
2007)
Photo by Greg McKinnon from Puget Sound Online
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Bioretention

• Attributes
• Reduces volume of runoff
• Reduces concentrations of metals nutrients
• Reduces thermal impacts of runoff
• Aesthetically pleasing, Looks identical to
  traditional landscaped areas
• Meets most Post-Construction water quality
  standards
• Promotes groundwater recharge

Richmond, IN
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Bioretention
SEA Green Street Seattle, WA

• Considerations
• Landscaping Costs can be higher then traditional
  site for native plants
• Requires maintenance similar to a traditional
  landscape area with extra care for use of native
  plants
• Contractor oversight and sequencing is critical
  during construction

Taco Bell Wadsworth, Ohio
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Commercial Case Study

• Site Characteristics
• Multiple Buildings
• Infill Development
• Centralized Parking
• Adjacent to Stream Corridor
• Tight soils
• Focus on stormwater management components of the
  design
• Land value estimated at 500,000 per acre putting
  overall site land value at 4.55 million for 9.1
  acres.

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Option 1 Standard Detention Pond

• Below average
• no reduction in runoff volume, TSS removal by
  settling only
• hot water discharges in summer,
• no groundwater recharge
• impervious areas are not disconnected
• basin can be supplemented with wetland shelf to
  enhance treatment
• Takes up an entire available building footprint
  and some parking

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Option 1 Standard Detention Pond
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Option 2 Underground Storage Water Quality
Unit

• Low
• no reduction in runoff volume, TSS removal
  questionable
• hot water discharges in summer, no groundwater
  recharge
• impervious areas are not disconnected
• Will it be maintained?
• Out of sight out of mind?
• Not approvable in some states/municipalities

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Option 2 Underground Storage Water Quality
Unit
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Option 3 Bioretention (WQ BMP) Underground
Storage (Detention)

• Very good
• reduction in runoff volume, groundwater recharge
• filtration and biological treatment of first
  flush events only
• First flush events comprise approximately 80 of
  the yearly rainfall events
• Disconnection of impervious surfaces

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Option 3 Bioretention (WQ BMP) Underground
Storage (Detention)
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Option 4 Permeable Pavement Entire Parking
Area

• Very good
• reduction in runoff volume, groundwater recharge
• filtration and biological treatment of first
  flush events larger events
• Biological treatment not as effective as
  bioretention basins
• Disconnection of impervious surfaces
• Excellent aesthetics if using unit pavers

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Option 4 Permeable Pavement Entire Parking
Area
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Option 5 Permeable Pavement - Partial Parking
Area

• Very good
• reduction in runoff volume, groundwater recharge
• filtration and biological treatment of first
  flush events larger events
• Biological treatment not as effective as
  bioretention basins
• Disconnection of impervious surfaces
• Excellent aesthetics if using unit pavers

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Option 5 Partial Permeable Pavement
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Case Study - Commercial
Images by Conservation Design Forum Cost
comparison information by Conservation Research
Institute
From Changing Cost Perceptions An Analysis of
Conservation Development, Feb. 2005
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Case Study Institution Ball State University
Muncie, IN
Wellness Recreation Building Expansion

• By utilizing Green infrastructure techniques and
  other LEED credited design alternatives such as
  
• pervious brick pavers
• level spreaders
• riparian filter strips
• bioretention rain gardens
• Innovative non-roof heat island impact mitigation
  design

BSU realized an estimated cost savings of /-
20,000 and gained valuable points toward LEED
Silver Certification.
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Case Study Residential Bielinski Homes Laurel
Springs
Low Impact vs. Conventional
Design courtesy of Bielinski Homes
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Case Study Residential Bielinski Homes Laurel
Springs
Total (development) costs are typically 15 to 25
percent less, despite landscape expenses that can
be more than three times conventional development
budgets. Savings for Bielinski Home's Laurel
Springs (Jackson, WI) community are typical.

Conservation Conventional
Costs Costs Grading
358,500 441,600 Paving
255,760 335,665 Concrete (Sidewalks curbs)
259,995 271,800 Storm Sewer
204,100 444,300 Sanitary Sewer
385,280 415,600 Water Main Lines
384,240 405,950 Landscaping
120,000 65,000 Total 1,967,875
2,379,915
Cost Savings 412,040
Additionally, the resulting communities sell
faster and command higher prices. The company
finds that the greater "site appeal" of
conservation design may garner premiums up to 25
to 30 percent per lot.
Cost Comparison Provided Courtesy of Bielinski
Homes
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Case Study Residential Circle C Ranch, Austin
Texas
The City of Austin requires that streams be
buffered for the protection of the Edwards
Aquifer. In Austins Circle C Ranch the
conventional storm sewer point discharge was
converted to a tiered vegetated filter strip. To
assist the filtering capability, series of native
grass hedges were placed to help distribute flow
along the buffer. Four (4) biodetention areas
were created at a total cost of 65,000, at a
savings of approximately 185,000 less than the
required conventional sedimentation-filtration
pond. This equated to a 1,280 per lot cost
reduction. These cost savings do not include
reduction of pipe, pipe size and trenching depth.
Source Scaief and Murfee. 2004. Subdivision
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Case Study Residential Gap Creek, Sherwood, AR
Use of LID concepts for stormwater management
allowed a gain of 17 lots over conventional
design. Stormwater management followed existing
terrain, which established interlinking
Greenbelts throughout the subdivision.
Greenbelts provided more lot specific privacy
which led to higher lot prices. Each lot sold
for 3,000 more than comparable competitors
lots. Cost reduction averaged 4,800 per lot.
LID design resulted in an additional 2.2
million in profit. The original conventional
plan preserved only 1.5 acres of green space
while the revised LID plan preserved 23.5 acres.
Some of the development cost savings went to fund
a neighborhood park with picnic facilities, a
pavilion, and ball fields. (Source Tyne, Ron,
2000. Bridging the Gap Developers Can See Green.
National Association of Home Builders Land
Development Magazine, Spring - Summer 2000, pp
27-31.)
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Effectiveness of Urban LID Redevelopment
Indianapolis Cultural Trail - A world-class urban
bike and pedestrian path that connects
neighborhoods, cultural districts and
entertainment amenities, and serves as the
downtown hub for the central Indiana greenway
trail system.
Phase 1 Alabama Street (in construction) has ten
(10) bioretention areas as part of its stormwater
collection
Cultural Trail East Corridor http//www.indycult
uraltrail.info/east.html
Courtesy of Rundell Ernstberger Associates
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Effectiveness of Urban LID Redevelopment

• Analyzing 5 years of historical rain records, the
  bioretention rain gardens designed and
  constructed in the Phase 1 - Alabama Street (1/2
  street only) provided the following results for
  potential CSO abatement
• 100 of all rain events 0.6-inches or less are
  stored, infiltrated and removed from the Combined
  Sewer System
• On average, the bioretention areas for all rain
  events will remove 240,000 gallons of rain runoff
  annually.
• This equates to removing 91 of all annual
  rainfall runoff from the combined sewer system.
• Of note
• . The Cultural Trail is privately funded, all CSO
  benefits were not paid for by rate payers.

Bioretention Areas
Courtesy of Rundell Ernstberger Associates
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Duke Realty Anson - Progression of LID Existing
Site Conditions
Highest Point on the Property
Fishback Creek
Natural Flow Path
Watershed break
To White Lick Creek
Assessing Natural Features Topography
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Duke Realty Anson - Progression of LID Charette
Original
Anson Town Center Business District Charette
Rendering
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Duke Realty Corporation Anson - Whitestown, IN

• By re-evaluating original concept plan and
  assessing the natural features of the site and
  topography LID techniques reduced site
  construction costs by
• Reducing overall earthwork quantities by 50
• Reduced or eliminated the need for traditional
  stormwater materials such as pipe, manholes,
  inlets, etc.

Saved 20,000 per acre on this 700 acre site in
grading alone!
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LID Benefits

• Reduces land clearing and grading costs
• Reduces infrastructure costs (streets, curbs,
• gutters, sidewalks)
• Reduces storm water management costs (if
• youre landscaping anyway.)
• Potentially reduces impact fees and increase
  lot
• yield
• Increases lot and community marketability
• Protects Site and Regional Water Quality

• meets local post-construction
• water quality requirements

(Builders Guide to Low Impact Development)
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LID Benefits
LID projects can be completed at a cost reduction
of 15 to 30 as compared to conventionally
developed projects.
The largest cost savings across all built
development case studies were mainly derived from
site preparation, stormwater management, site
paving and sidewalks. Two techniques have the
most direct and significant cost savings
clustered site design and naturalized stormwater
management systems
(Changing Cost Perceptions An Analysis of
Conservation Development by Conservation Research
Institute )
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QUESTIONS?
Brian N. Neilson, PE
sustainability is defined as design,
construction, operations and maintenance
practices that meet the needs of the present
without compromising the ability of future
generations to meet their own needs. -
Definition of sustainability in the Sustainable
Sites Initiative Standards Guidelines
Preliminary Report
7400 North Shadeland Ave. . Suite 150 .
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. NC . 28262 8790 Governor's Hill Drive .
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. 30092 Headquarters 5500 New Albany Road .
Columbus . Ohio . 43054 www.emht.com