Source: https://en.wikipedia.

org/wiki/Green_development

Green development

Green development is a real estate development concept that carefully considers social and
environmental impacts of development. It is defined by three sub-categories: environmental
responsiveness, resource efficiency, and community and cultural sensitivity. Environmental
responsiveness respects the intrinsic value of nature, and minimizes damage to an ecosystem.
Environmental efficiency refers to the use of fewer resources to conserve energy and the environment.
Community and cultural sensitivity recognizes the unique cultural values that each community hosts and
carefully considers them in real estate development, unlike more discernable signs of sustainability,
like solar energy, (solar panels are more visibly "green" than the use of local materials). Green
development manifests itself in various forms, however it is generally based on solution multipliers:
features of a project that provide additional benefits, which ultimately reduce the projects environmental
impacts.[1]

The above green development concepts have been derived from the all-inclusive tome released by The
Rocky Mountain Institute, entitled Green Development: Integrating Ecology and Real Estate.

Contents

Green development emerged as a result of the environmental movement in the 1970s.[2] In real estate
however, the term commenced in 1897 with a report from the World Commission on Environment and
Development, entitled Our Common Future. The report includes 16 principles of environmental
management, designed to foster green development. It also discusses the traditional model of
macroeconomic growth, and its disregard for environmental consequences.[3] From this initial movement,
the future experienced a back-and-forth relationship with green methodologies; environmental issues
often came second behind purely economic factors.[4] Incessant environmental concern and legislation,
including in real estate development began to emerge, i.e. Green development.[5] However, a common
concern of green development is that it may increase costs and time, hence the ongoing argument of
whether green strategies can be sustainable as well as economically stimulating.[6] National
environmental attention has since, worked its way down to real estate developers, and become an
increasing priority.[7] Developers today, must work within the parameters of legislation that now considers
the environmental implications of development.[8]

Legislation[edit]

In response to increasing public concern regarding environmental issues, the government adopted a series
of environmental controls in the real estate market. For example, in California, such legislation included
the National Environmental Policy Act, the NEPA process, the Clean Air Act, the Clean Water Act, the
Coastal Zone Management Act, and the Comprehensive Environmental Response, Compensation, and
Liability Act (CERCLA). The National Environmental Policy Act, signed in 1970, changed how federal
agencies made decisions because it required them to propose environmental analysis before starting a
project. The Clean Air Act (1970) requires the EPA to set national models for clean air. The Clean Water
Act (1972) was designed to minimize pollution in natural bodies of water, and also to create bodies of
water that are clean enough for recreational activities such as fishing or swimming. The Coastal Zone
Management Act (1972) manages the nations coastal resources such as Great Lakes and estuaries.
The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), is also known as
"Superfund." It is commonly referred to as "Superfund" because it comprises two trust funds that provide
help to improve areas that have been polluted by hazardous waste. The Superfund Amendments and
Reauthorization Act of 1986 allows the government to lien a property that is being cleaned up.
Additionally, the California Environmental Quality Act (CEQA) is California's most comprehensive piece of
legislation regarding the environment. This act applies to all decisions made by cities and counties in
California, and includes the mandate of an Environmental Impact Report (EIR), to both public and private
projects. Subsequently, any new real estate development is subject to a detailed environmental analysis
before starting a project.[9]

California's Senate Bill (SB) 375 (2008) is another piece of legislation that promotes green development.
It aims to achieve California's climate goals via more efficient land use and development patterns. More
specifically, SB 375 seeks to reduce greenhouse gas (GHG) emissions through close coordination between
land-use and transportation. One way this is achieved is through demand-side measures. This strategy
would decrease driving demand, and therefore reduce vehicle miles traveled (VMT), and ultimately
reduce GHG emissions. For example, a demand-side policy component may include placing public transit
stops near development, in order to maximize walkability.[10]

Additionally, California state law requires minimum energy conservation levels for all new and/or existing
development projects. The seller of a home is required to include information regarding energy
conservation retrofitting and thermal insulation in the sales contract.[11]

Green Development in Practice[edit]

Broad Development Patterns[edit]

Senate Bill 375 demonstrates an urban planning strategy called growth management. It is defined by a
close coordination between land-use controls and capital investment and heavily motivated by
environmental issues. It is defined by "the regulation of the amount, timing, location, and character of
development." [12] As the name may suggest, growth management may not imply limiting any growth.
"Growth control" carries the connotation of managing or limiting growth, and "no growth" would indicate
stopping growth all together. Moreover, Growth Management requires the cooperation of all three of
these connotations.[13]

Urban Growth Boundaries (UBG's), are popular growth management strategies. They are designed to
encourage growth within a given boundary and discourage it outside the boundary. The goal of the UGB
is to promote dense development, in order to decrease urban sprawl. This growth management technique
ultimately seeks to revitalize central cities, and create vibrant, walk-able spaces for community
development.[14]

These clustered development patterns are solution multipliers. Reducing demand for infrastructure can
save money and resources. These multipliers can increase walkability, which fosters social interaction and
community togetherness.[15]

Intelligent Building[edit]

In the US, commercial and residential buildings are the highest consumers of electricity and HVAC systems
comprise a large portion of this usage. In fact, the US Department of Energy projects that 70% of the
electricity used in the US is from buildings. Intelligent Building methods such as Occupancy Detection
Systems, Wireless Sensor Networks, and HVAC Control Systems aim to more efficient energy usage. A
team of researchers at the University of San Diego, project that their smart building automation systems
will save 10%-15% in building energy.[16]

Case Studies[edit]

The Holly Street Village Apartments[edit]

The city of Pasadena has recently adopted a general plan based on seven guiding principles: community
needs and quality of life, preservation of Pasadena's historic character, economic vitality, a healthy family
community, lack of need for automobiles, promoted as a cultural, scientific, corporate, entertainment and
educational center for the region, and community participation.[17]

This project included environmental concern and social considerations in the process of construction. The
Holly Street Village Apartments in Pasadena address several of the principles outlined in Pasadena's
general plan. It incorporates mixed-use development with ground-floor retail center including a deli, a
convenience store and an art gallery. Also, the Holly Street Village Apartments is located near a light rail
station. The goal of these strategies is to reduce the demand for automobiles, and making it easier for
people to use public transportation.[18]