Green Renaissance

GUIDE TO HEALTHY, SUSTAINABLE URBAN DEVELOPMENT: A VIEW FROM HARLEM

Green Renaissance

GUIDE TO HEALTHY, SUSTAINABLE URBAN DEVELOPMENT: A VIEW FROM HARLEM Acknowledgments This report is the joint effort of WE ACT for Environmental Justice and Environ- mental Defense. The following individuals contributed to the writing of this report: Environmental Defense: Ramón Cruz, Carol Rosenfeld, David Greenblatt, and Andy Darrell; WE ACT for Environmental Justice: Cecil Corbin-Mark, Anhthu Hoang, Peggy Shepard, and Isioma Ugbaja. We would like to acknowledge the work done by our consultants: Ann Seligman, who worked on the policy landscape section of the appendix, and Browning Partners LLC, who revised the financial and economic data presented throughout the report. Thank you to Carl Anthony and the Ford Foundation and the supporters of Environmental Defense’s Living Cities program for their generous support which made this report possible.

WE ACT for Environmental Justice mission WE ACT for Environmental Justice is a non-profit, community-based, environmental justice organization dedicated to building community power to fight environmental racism and improve environmental health, protection and policy in communities of color. WE ACT accomplishes its mission through community organizing, education and training, advocacy and research, and public policy development. Since 1988, WE ACT has informed, educated, trained and mobilized the predominately African-American and Latino residents of Northern Manhattan on issues that impact their quality of life—air, water and indoor pollution, toxins, land use and open space, waterfront development and usage, sanitation, transportation, historic preservation, regulatory enforcement, and citizen participation in public policy making.

Environmental Defense mission Environmental Defense is dedicated to protecting the environmental rights of all people, including the right to clean air, clean water, healthy food and flourishing ecosystems. Guided by science, we work to create practical solutions that win last- ing political, economic and social support because they are nonpartisan, cost- effective and fair.

Cover images: Left, the Apollo Theater on 125th Street in Harlem (Anhthu Hoang for WE ACT). Right, 1400 on Fifth in Harlem (Posro Media).

100% recycled (75% post-consumer) totally chlorine free paper

The complete report is available online at www.environmentaldefense.org/ greenbuildingharlem. Executive summary

“Steps taken to The way that buildings are built is effects on clean air and natural features green a site can often just as important as the fact that like rivers and wildlife migration yield valuable bene- they have been built at all. How can patterns. But urban neighborhoods, fits for developers, entrepreneurs, community leaders and especially one as historic as Harlem, are from early and government policy leaders ensure not also rooted in the powerful concept of just that investment comes to urban “human habitat.” That is, a community’s strong community neighborhoods but that it in fact con- sense of place is interwoven with its rich support, to substan- tributes to a healthier and more sustain- history and culture, its transportation tial savings on able environment? patterns, and its facilities for health and energy, water and In this report, WE ACT for Envi- recreation. waste disposal ronmental Justice and Environmental How well buildings respond to their costs.” Defense have come together to point human context is tremendously important the way toward true partnerships to health and ecology at many scales. It between developers and communities, is also increasingly important to the so that urban redevelopment is healthy bottom line. Steps taken to “green” a site and sustainable. We do so through the can yield valuable benefits for developers, lens of New York City and Harlem’s from early and strong community sup- 125th Street corridor, where new invest- port, to substantial savings on energy, ment is spurring rapid change. This document presents a fresh vision for community development—one that Part 1 outlines environmental brings investors and communities and health problems facing Harlem together in order to focus the best of and describes the key challenges local knowledge, environmental design, new developments pose for the neighborhood. technologies, and ideas on creating a sustainable future. Part 2 is a short summary of recent Urban renewal policies often seek to precedents for successful developer- spur investment in city neighborhoods, community partnerships through collaborative efforts (such as for example, with tax breaks, financial Community Benefits Agreements). incentives, and business-friendly zoning changes. New York City, in particular, Part 3 outlines measures devel- also offers economic incentives for opers can take to address these challenges in Harlem and provides projects that clean up brownfields, several real-world examples of how generate housing, or attract commercial developers in New York City and investment. At the community level, elsewhere are raising the bar with development rarely arrives without projects that perform well for the controversy. Residents and community environment and the bottom line. members often see new construction Appendix A describes the current projects as a change to a neighborhood’s policy landscape for developers and unique ecology—in some ways the same provides details on federal, state and in some ways different from so- and local incentives to build green called “greenfield” development. Like in New York City. any place, urban sites have essential Appendix B lists internet resources connections with the natural world, with additional information. from the use of water and energy to

iii water and waste disposal costs. Around opments have achieved these environ- the country, developers are pioneering mental milestones while also generating projects of all scales that are taking millions of dollars per year in energy- advantage of local knowledge and related cost savings, and, in the case boosting environmental performance. of Harlem’s first “green” condo at 1400 These projects are forging a new path on Fifth, achieving quality housing toward urban redevelopment that cuts that is on par with other affordable diesel pollution, reduces the need for housing projects in the city. more power plants, reduces greenhouse In Harlem, investment in real estate gas emissions, saves drinking water, has been booming. Over one million reduces run-off to rivers—and improves square feet of space have either already worker productivity and investment been redeveloped or secured the returns. required approvals for redevelopment. Successful efforts of developers work- Thus far, however, residents and workers ing in win-win collaborations with com- are largely still missing out on the green munities should become the standard revolution that is taking place elsewhere. practice in urban economic develop- At the same time, Harlem continues to ment. For example, in Los Angeles, suffer from severe environmental chal- community leaders and project devel- lenges—traffic congestion chokes local opers avoided clashing over a stadium streets, and trucks, buses and their “Harlem residents expansion and a new airport expansion associated facilities create diesel pollu- and workers are by coming together in open and frank tion “hot spots.” Harlem has some of largely still missing negotiations that yielded significant the nation’s highest childhood asthma out on the green project improvements and addressed prevalence, hospitalization and mor- local needs. Importantly, the dialogue bidity rates. Obesity and diabetes rates revolution that is began early on in the projects’ planning are climbing because residents lack taking place stages so that community-specific miti- facilities that would promote exercise elsewhere.” gations could be integrated from the and healthy lifestyles such as open, ground up, rather than as add-ons that green spaces and waterfront access. could interfere with costs or design Rising heat levels from climate change feasibility. can create disincentives for engaging In this report, we describe a number in outdoor activities and threaten to of different projects in and around bring more smog and thus additional New York City that have achieved health threats to people with respiratory positive environmental gains while illnesses. Finally, runoff from city yielding substantial economic benefits streets burdens the neighborhood’s for their developers. The projects sewers and waterways. showcased in this report are relatively This document shows how urban new residential and commercial investment can spark environmental buildings that have reduced energy improvement, in large part by respond- use on average by 40 to 50% through ing thoughtfully and creatively to local, efficiency improvements and cost- regional and even global environmental effective clean energy sources. Build- conditions. Rooted in Harlem’s experi- ings have reduced water consumption ence, it uses that community as a con- up to 50%, and improved indoor air text for illustrating how development quality for occupants through high can be part of the solution for health efficiency air filter systems that remove and environmental stewardship. Draw- 85% of particulate matter. Some devel- ing on specific real-world examples like

iv community benefit agreements, it dem- deliver results for ecology and economy. onstrates how partnership and dialogue The appendices give examples of between developers and community incentives available to speed projects in leaders can break the cycle of litigation this direction. that often mires projects in delay. Green WE ACT and Environmental building examples from around New Defense offer this guide as a starting York City and the country demonstrate point for dialogue—an invitation to how project designs that are sensitive to community leaders and developers to the local and environmental context join in forging healthy, sustainable cities.

PART 1 Harlem’s golden opportunity: Development as a catalyst for environmental stewardship

Until the mid-19th century, Harlem The Harlem Renaissance ended with consisted primarily of sparsely settled the Great Depression, and the ensuing farmland. The arrival of elevated subway years were marked by rapid urban trains in 1872 spurred a boom in resi- decline. Fewer visitors were attracted dential development throughout northern to the 125th Street area from the 1960s Manhattan. In Harlem, the explosion in to 1980s because of the closing of the density helped lure private investment famed Apollo Theatre, Hotel Theresa, to the neighborhood’s emerging com- and many restaurants and department mercial center. By the early parts of stores. Poverty, high crime rates, derelict the 20th century, the convergence of buildings and drugs fundamentally Southern- and foreign-born (of African reshaped the community. As recently descent) black literary, musical and visual as the mid-1980s, the city government artists had created the Harlem Renais- owned 60% of the land in Harlem, sance, the cultural movement that funda- and half of it was vacant.2 Through mentally changed modern African the efforts of many public officials, such American, indeed American, life. as Congressman Charles Rangel and Although Harlem has been populated by other community advocates, govern- laborers of African descent since colonial ment incentives and loans were set up times, the Great Migration (ca. 1890) to stimulate new investment and revital- touched off large waves of black immi- ize the area. Since 1996, the Upper gration that has resulted in the African- Manhattan Empowerment Zone has Americans making up 48% of Harlem’s financed or leveraged $829 million in population (according to the most loans to businesses in the zone.3 Mean- recent data).1 Then, as now, 125th Street while, New York City’s real estate market served as the heart of entertainment and has grown hotter over the past decade, business activity in the community. luring residential and commercial buyers

Seventh Avenue and 125th Street, circa

1948. BROTHERS BROWN

1 to Harlem neighborhoods in search of trucks, buses and polluting facilities that better deals. trigger asthma attacks in the neighbor- Today, Harlem is in the midst of hood with some of the city’s highest another renaissance. Stimulated in part childhood asthma hospitalization rates. by government incentives, private cap- There is a lack of open green space and ital is energizing the neighborhood’s limited access to the waterfront. Runoff housing stock. Increasing numbers of from city streets burdens the sewers and tourists flock to the more than 700 the grand waterways that flow past the historic landmarks that line Harlem’s area. Too few trees line the streets. Ris- streets.4 These forces create more demand ing heat levels from global warming could for a central business district in the increase smog and further threaten the community, and there is strong grass- health of people with respiratory illnesses. roots support for revitalizing Harlem. The challenge Harlem faces is clear: Community-based groups and residents Will all of this investment in the 125th pushed the Department of City Plan- Street corridor help solve the neighbor- ning to undertake the “River to River hood’s health and environmental prob- Study,” which envisions 125th Street lems, or will it exacerbate them? The as a regional business district,5 and the answer depends on the degree to which Bloomberg administration has made it new developments are planned to be a goal to redevelop the area as both a environmentally friendly, from the design nighttime and daytime destination.6 to the operating phase. Developments Yet, despite all this positive change, that are built to be green by reducing air Harlem is still menaced by severe envi- emissions, providing open spaces and ronmental troubles, from traffic con- reducing water runoff and waste, among gestion that chokes the corridor’s streets, other things, can help make Harlem’s to air pollution “hot spots” from diesel environment a showcase for progress.

The North River Sewage Treatment Plant, on the Hudson River, is among Harlem’s many environmental burdens. Its development included a state park on the roof which is now one of the most visited in

the state park system. PROTECTION OF ENVIRONMENTAL CITY DEPARTMENT OF THE NEW YORK REPRODUCED WITH PERMISSION

2 Many of these measures are also good for levels of service during peak times.9 Out a project’s bottom line and yield addi- of the 38 Harlem intersections exam- tional benefits, such as enhanced worker ined in the study, almost half have large productivity and community support. delays and several are overcapacity.10 Traffic flow is especially hampered by obstructions, truck deliveries and bus The Harlem health story operations.11 The transfer of goods from Recent studies suggest significant illegally parked delivery trucks impedes links between the built environment mobility and causes serious delays. and people’s health.8 Residents of Backups of buses at stops—due in part densely developed urban neighborhoods to traffic congestion—stifle flow and like Harlem face a range of environ- block lanes. mental risks both indoors and outdoors. The 125th Street corridor can be “Time with health- Building characteristics, land-use pat- a challenging place to walk, cross the care providers is terns, transportation choices and street, or shop. Very little of the street usually less than urban-design decisions present oppor- space is devoted to pedestrians, and foot .05% of each tunities and barriers to minimizing traffic overcrowds the small sidewalks. person’s 6,000 these risks. Air pollution, outdoor Construction scaffolding also competes waking hours per recreation, the heat island effect-all with pedestrians for sidewalk space. year. The rest of of these and more are influenced by Sidewalk congestion is not only a the time, lives, what is built and how. nuisance, it is also a safety hazard. The health and behavior crowded sidewalks force pedestrians to CONGESTED CORRIDOR spill into the street. Partly as a result of are in many ways Along the 125th Street corridor, Harlem this, there were 14 pedestrian fatalities shaped by the built residents must contend with heavy and 1,554 pedestrian injuries in Harlem environment— traffic congestion. Congestion here is from 1995–2001.12 In fact, the mid- homes, commercial among the city’s worst: According to a block section of 125th Street between buildings, and recent Department of Transportation Amsterdam Avenue and Old Broadway neighborhoods.” study, the corridor is congested for most has the fourth-highest number of

Richard Jackson, M.D., of the day, and provides especially poor Senior Advisor to the Director, Centers for Disease Control and Prevention7

Harlem regularly experiences heavy

traffic congestion. OF CITY PLANNING CITY DEPARTMENT NEW YORK

3 pedestrian injuries of any mid-block concentration of asthma hospitalizations location in Manhattan.13 in Northern Manhattan.) The people most affected by motor AIR POLLUTION vehicle pollution are those living near Harlem’s extreme congestion means that congested roadways, where traffic can the air is increasingly clogged with tail- create highly concentrated pollution pipe pollutants. Diesel exhaust emitted “hotspots.” A critical mass of recent by mobile sources (e.g., cars, trucks and health studies have found increased buses) is of special concern to Harlem health risks in a zone extending 500 residents. Diesel particulate matter, to 1500 feet around heavily trafficked for instance, is linked to premature roads, depending on the health impact mortality in people with pre-existing and pollutant.19 For example, a study heart disease14 (and heart disease is the from the Keck School of Medicine at leading cause of death in Harlem15). Air the University of Southern California pollution from traffic is also linked to found that children living near highways many other diseases, including asthma have a higher asthma risk, with an 89% and cancer. increase in risk for every three-quarters Particulate matter and other tailpipe of a mile closer to a highway children pollutants are known asthma triggers. live.20 Studies conducted by the U.S. One study of Central Harlem has EPA in Northern Manhattan in 1996 shown that as many as 25% of school- documented the presence of air pollu- age children have been diagnosed with tion hotspots in Harlem, some of which asthma, making them especially sensi- exceeded EPA air quality standards by tive to air pollutants.16 This is one of the almost 200%.21 Exposures to pollutants highest asthma rates in the nation, and at hotspots can be much higher than is well over the national average rate those found using far-flung monitors of 8.3%.17 East Harlem leads the nation and large-scale air quality models.22 in asthma hospitalizations, with a rate Exposure to tailpipe pollutants also three times higher than that for all of increases the risk of cancer. Mobile New York City.18 (Figure 1 shows the sources contribute 96% of the cancer

One of many construction sites in Harlem. Development means more construction and more construction

equipment. WE ACT FOR ANHTHU HOANG

4 risk from air pollution in Manhattan, some studies identify a link between with diesel emissions making the largest childhood leukemia and living near contribution.23 A study of Erie and major roadways.25 A Stockholm study Niagara Counties in New York found found that the risk of lung cancer in- a correlation between greater exposures creased by 40% for people with the to traffic emissions and the risk of breast greatest exposure to nitrogen dioxide cancer.24 While the evidence is mixed, emitted from traffic.26

FIGURE 1 Asthma in Harlem: Polluting facilities and asthma hospitalization rates in Northern Manhattan ! ! ! !! ! ! ! ! ! ! ! ! ! !

!! ! !

!! !

! Asthma hospitalization rates ! (per 10,000 people) by zip codes ! 0–15 ! 16–25 26–35 36–45 ! 46–100

Polluting facilities ! ! MTA bus depot ! DOT diesel truck depot ! Port Authority bus terminal ! Department of Sanitation facility ! Sewage treatment plant ! Train yards ! ! !

All data derives from U.S. Census 2000 and New York State Department of Health.

0 0.25 0.5 1 1.5 2 N Miles MONICA BANSAL FOR ENVIRONMENTAL DEFENSE ENVIRONMENTAL BANSAL FOR MONICA

5 FIGURE 2 Open space per person in New York City and Harlem

250

200

150

100 Square feet per person feet Square 50

0 All New York City Manhattan West Harlem Central Harlem SOURCE: NEW YORK CITY DEPARTMENT OF PLANNING CITY DEPARTMENT SOURCE: NEW YORK

Diesel exhaust concentrations in also contributes to the precarious state Harlem are influenced by vehicular of health in the community. traffic as well as by point sources such as bus depots, where large numbers LIMITED AVAILABILITY AND of diesel vehicles congregate.27 In fact, ACCESS TO OPEN SPACE six of the seven bus depots in Manhat- Maintaining a healthy lifestyle through tan are located in Harlem. The quality physical activity is particularly difficult of air in Harlem is further burdened for Harlem residents who have inade- by pollution from industrial facilities quate access to clean, safe parks and (such as auto shops28), truck routes other open spaces. As Figure 2 dem- and major highways,29 and two sewage onstrates, West and Central Harlem treatment plants that border Harlem have just one quarter of the amount of on each riverside. open space per person that Manhattan In addition to these permanent has overall.30 Availability and access to sources, transient construction activities open space has a profound influence on are also a large contributor to pollution levels of physical activity, and Harlem is in Harlem. As discussed in the next a prime example of this. More than one section, an enormous amount of devel- in four adults in Central Harlem do not opment is planned for Harlem over the exercise,31 the health consequences of next decade. This construction will which are magnified by the lack of bring in large numbers of off-road diesel healthy food choices and abundance of vehicles, which are among the dirtiest fast-food outlets in the area. This mobile sources of air pollution. contributes to high obesity and diabetes All of these sources contribute to rates (25% and 9% respectively for West poor indoor air quality in Harlem build- and Central Harlem) and poor ings, because ventilation systems with- cardiovascular health.32 Constructing the out good filters allow polluted outdoor built environment with an eye toward air to migrate and concentrate inside. providing open space and recreational Poor indoor air quality from mold, facilities would greatly increase oppor- pests, pesticides and secondhand smoke tunities for physical activity in Harlem.33

6 The challenge a movie theater developed by former The 125th Street corridor abounds with basketball star “Magic” Johnson’s new and proposed investment. For example, company.35 In 2002, Abyssinian the Pathmark SuperCenter, built in 1999 Development Corporation partnered and anchored at 125th Street and Lex- with Forest City Ratner to develop the ington Avenue, was one of the first 126,000-square-foot Harlem Center— major investments in the growing Harlem’s first commercial office space process of Harlem’s revitalization.34 Just facility. And in 2006, Harlem Auto Mall, ten months later, Grid Properties cut the the largest car dealership and repair shop ribbon on an ambitious 275,000-square- in the city, opened at East 127th.36 foot retail and entertainment complex This activity has successfully captured known as Harlem USA, which includes tax revenues and attracted jobs to the

FIGURE 3 Recent and proposed development in Harlem

Recent (post-1990) & proposed development 125th Street

0 0.1 0.2 0.4 0.6 0.8 Miles MONICA BANSAL FOR ENVIRONMENTAL DEFENSE ENVIRONMENTAL BANSAL FOR MONICA

7 community. As an example, Harlem USA campus would span from 125th Street facilitated employment opportunities for to 133rd Street, and from Broadway to 370 Harlem residents.37 The opening Twelfth Avenue.40 The campus expan- of the Pathmark SuperCenter added sion plan is expected to bring 10 years 275 jobs, 75% of which are held by local or more of continuous construction to residents.38 But these developments have the Manhattanville area in the first also brought more truck traffic and con- phase of the project, and an additional struction machinery to the area, worsen- 15 to 20 years of construction in the ing congestion and pollution in the later phases of the project.41 community. Projects totaling over How can this next wave of one million square feet of space have investment be harnessed to protect the either already been redeveloped or environment and improve the health of secured the required approvals for Harlem residents? The answer depends redevelopment.39 Figure 3 shows the on how new projects are designed and extent of the recent and proposed how those designs are realized.42 Poorly development in the area. designed developments could exacerbate Harlem, and 125th Street in particu- existing problems, leading to more lar, is currently the second-most-visited pollution and negative health outcomes. area in New York City. Anticipated devel- On the other hand, well-designed opment projects on 125th Street are developments—planned in partnership likely to spur this trend even further. In with the community—can harness particular, with its 17-acre campus ex- millions of dollars in private investment pansion plan, Columbia University is to enhance the environment and public assembling one of the largest develop- health and bring new employment ment projects in the city. The new opportunities for Harlem residents.

8 PART 2 The process for good development

Federal, state and local New York While this document focuses on City laws regulate, to some degree, environmental benefits, CBAs can the impacts of new development. Such include a wide range of laws may prohibit an environmental commitments, such as: impact, may require mitigation, may • Environmental improvements require disclosure, or may ignore the • Job creation and training for impact. Disputes about whether studies local residents • Educational programs and training have been adequately undertaken and • Community facilities and impacts mitigated can take a long programs time to resolve and often involve • Affordable housing costly litigation. • Historic preservation.43 Across the country, less litigious models are evolving. These models show that active partnership with the along the cumbersome road of politi- community can yield environmental cal endorsements, government per- improvements, win public support mits and subsidies. Additionally, and faster and smoother project community groups pledge not to im- approvals, and can identify the pede the development with lawsuits specific environmental improvements if the developer lives up to its end of of greatest concern to the local the agreement. community. In Harlem, where large-scale devel- For example, community benefits opments are often seen as a potential agreements are emerging as a powerful threat to the local environment, a CBA way to integrate environmental issues would provide a developer with the and community concerns into project opportunity to build trust within the design. A community benefits agree- community. Developers can also be ment (CBA) is a mutually enforceable responsible neighbors and set an exam- contract signed by developers and ple for New York City by promoting community leaders that contains com- developments that protect health and mitments to improve a project’s envi- improve the environment. ronmental performance and win local support. In a CBA, developers agree to mitigate a project’s impact, for Community benefits agreements example, by using clean diesel tech- Two CBAs attracted national attention nologies in construction equipment, in the last few years, providing incorporating access to green space in important lessons for the future. their designs, shifting truck routes and deliveries in ways that address specific EXAMPLE: THE STAPLES local concerns, taking steps to cut CENTER EXPANSION traffic generated by the project, In May 2001, a coalition of 29 commu- reducing run-off, improving energy nity groups, five labor unions and hun- efficiency and ensuring open com- dreds of residents negotiated a CBA munication as the project moves ahead. covering the proposed expansion of the In return, community groups agree to Staples Center stadium and convention support the development as it travels complex in the heart of Los Angeles.

9 The plan for the Los Angeles Staples Center included a ground-breaking community benefits

agreement. DEFENSE ENVIRONMENTAL

The developer’s plan included residences, (LAX) reached a $500-million agree- a theater, a hotel, an addition to the cur- ment with a broad coalition of local rent convention center and retail areas— groups to mitigate environmental and all in the heart of one of the poorest other impacts from a proposed expan- communities in Los Angeles. Over the sion of the LAX airport. A coalition course of several months, developers, of 22 groups, including environmental, government leaders and community community, labor and religious organi- representatives came together around a zations, negotiated with developers negotiating table to address local con- for over ten months. The final CBA cerns about the project. In the final CBA, has three hallmarks. First, the LAX the developers agreed to use green designs CBA includes studies of the envi- for their buildings, shift truck routes, ronmental and health impacts that assess and invest in local parks, include will result from the airport expansion.45 environmentally and socially conscious Second, the CBA provides for envi- specifications in their contracts and ronmental mitigation measures such leases, create affordable housing, train as retrofitting diesel construction local residents for jobs related to the and operations equipment, electrifying project and maintain clear communi- airplane gates in order to avoid jet cations with local groups. The local engine idling, using green building groups committed their support to the principles and clean energy sources, project as a whole, promising to speak and taking steps to minimize noise, in support at key public hearings before air pollution and traffic generated by the city council and other decision- airport users. Third, the CBA requires making bodies.44 the developer to provide local employment, and to soundproof nearby schools EXAMPLE: LOS ANGELES and residences affected by increased INTERNATIONAL AIRPORT air traffic. EXPANSION Across the country, CBAs have In 2004, in the largest CBA to date, also helped foster stronger relation- Los Angeles International Airport ships between large research universi-

10 Planes fly over a school located near the Los Angeles International Airport. The LAX CBA included soundproofing for

nearby schools. DEFENSE ENVIRONMENTAL

ties and their neighboring communities. increase mass transit in a CBA for In 2003, Harvard University agreed its 48-acre expansion.46 Similar agree- to build 50 units of affordable housing, ments have been negotiated by the give $20 million to nonprofit organiza- University of Pennsylvania (see Part 3, tions that work to build affordable “Public and open space”) and Temple housing, provide open space, imple- University as part of their expansion ment traffic reduction measures and plans.

11 PART 3 Rebuilding to address community needs: Some real-world examples

When developers deliver projects that theme among these examples is that pri- address community and environmental vate sector leadership and neighborhood needs, they often find benefits not only support can deliver quality redevelop- for the environment, but also for their ment in ways that protect the environ- bottom line, from cost savings to more ment, the community and the long-term efficient project approval processes. interests of financial stakeholders. Each For example, green building techniques subsection introduces a topic, highlights increase worker productivity, reduce a real-world case study and offers addi- energy use and encourage longer tenant tional ideas on achieving greener and occupancies.47 Similarly, investing in more responsible development. open space initiatives can increase property values, improve neighborhood safety and facilitate community support of Energy efficiency and clean project proposals. sources of electricity The environmental needs in Harlem’s Nationally, the building sector accounts 125th Street corridor are acute. This for over 34% of total greenhouse gas section provides examples of what emissions, mainly as a result of the developers and tenants can do to address energy used to power building systems, the most critical of those needs, as out- appliances and other electrical demands. lined earlier. Success stories are pre- In comparison, energy use in buildings sented for a diverse range of issues, from accounts for 79% of greenhouse gas open space and energy use to air quality emissions in New York City.50 Peak and waste reduction. The common energy demand in New York in the

LEED The Leadership in Energy and Environmental Design (LEED) system is a tool to help design teams and owners determine environmental goals for a project, measure progress toward those goals, and document success in achieving them. LEED is administered by the U.S. Green Building Council, whose diverse membership includes architects, manufacturers, contractors, builders, engineers, energy service companies, trade associations, designers, nonprofit organizations and local governments. LEED focuses on integrative and whole-building design, incorporating site design and the construction process as well as architectural elements. Ratings range from Certi- fied to Platinum and are determined using a point system which depends on the type of project (such as new construction, existing building or commercial interior). Points are awarded in five categories: sustainable sites, water efficiency, energy and atmosphere, materials and resources and indoor environmental quality. Projects can also get “innova- tion credits.” LEED certification is attractive for reasons ranging from marketing benefits and exposure, to qualification for state and local incentives and tax credits. The U.S. Green Building Council website (http://www.usgbc.org/) provides a broad array of information about product developments and industry research.48

12 summer—due to air-conditioning needs—places extraordinary stress on Energy-efficiency retrofits for existing buildings and new buildings the energy grid, leading to energy designed for energy-efficient per- shortages and blackouts in some formance have high economic re- neighborhoods. turns. Typical lighting retrofits that Energy efficient measures are take advantage of natural light have advantageous for builders because a three-year payback. The same they deliver immediate and long-term retrofit may also cut energy use by financial rewards along with environ- 50 cents or more per square foot.49 mental benefits. Even builders who intend to sell can benefit, because energy efficient buildings command heat instead of absorbing it) and pro- a higher premium on the real estate grammable thermostats produce an market. A number of studies have estimated annual energy savings of attempted to quantify the financial $29,900. The incremental capital cost benefits and costs of constructing ($219,100) of investing in energy- energy-efficient buildings.51 Accord- efficiency measures was reduced by 70% ing to a study of 33 LEED-certified to $65,730 through incentives provided projects in the United States, green by the New York State Energy Research buildings are on average 28% more and Development Authority efficient than conventional buildings (NYSERDA).55 and generate 2% of their power on-site The Ridgehaven office building in from photovoltaics.52 Outside of that San Diego also cut its energy consump- particular study, hundreds of buildings tion, in this case by 70%, saving $80,000 have cut energy use by more than 25%.53 a year, using a low-bid contractor. Util- And green buildings that have reduced ity financing of the efficiency improve- energy consumption by 40% or more are ments turned a three-year payback into increasingly commonplace. an instantaneous payback.56 For example, the National Audubon Assuming an electricity price of Society in Manhattan’s Greenwich $0.08/kilowatt-hour, the financial Village, a successful daylighting strategy benefit of reducing power consumption decreased the National Audubon by 30% is about $0.30/square foot/year, Society headquarters’ reliance on electric with a 20-year net present value of close lighting by 75%, reducing electricity to $6 per square foot.57 In comparison, bills by $60,000 per year, and overall the average incremental cost associated energy consumption by 66% (when with building green is $3 to $5 per compared with a conventional New square foot.58 Thus, energy savings alone York City code-compliant office build- can exceed the average increased capital ing). The project invested $430,000 in cost associated with building green. The energy-efficient and environmentally availability of government incentive sensitive products designed to have funds and tax credits can reduce capital a five-year payback. Incentives from costs even further. (Incentive and tax utility companies further reduced the credit programs available in New York expected payback to three years.54 are listed in Appendix A at the end of Similarly, in Manhattan’s South this report.) Street Seaport Historic District, ten Property developers and owners geothermal wells, energy star appliances, who pursue energy-efficient strategies low-e insulating glass (which reflects can save in the capital budgeting

13 The Ridgehaven office building in San Diego. CITY OF SAN DIEGO ENVIRONMENTAL SERVICES DEPARTMENT CITY OF SAN DIEGO ENVIRONMENTAL

phase of a project, not just the oper- EXAMPLE: THE CONDÉ NAST ating phase. For example, investing BUILDING AT 4 TIMES SQUARE in high-performance building com- The Condé Nast Building at 4 Times ponents—like advanced glazings, Square is a large-scale and successful daylighting devices, better lighting, model of the greening of an existing raised floors and more efficient mechan- building. The building is mixed use, icals—can provide opportunities for with 47 stories of office space and downsizing or eliminating other build- ground floor commercial space, and was ing elements. In Chicago, designers delivered at market cost with a core and renovating a typical glassed-in sky- shell price of $125 per square foot. One scraper with 200,000 square feet of of the building’s green hallmarks is its office space determined that state-of- integration of alternative energy sources the-art windows, increased daylighting and its energy efficient lighting, cooling and efficient lights and appliances and heating systems. According to the would reduce the building’s cooling developer, the building achieves a 40% load by 85%. Consequently, the original energy reduction over similar buildings cooling system could be replaced by subject to the New York State code, and new, advanced equipment that is saves $1.76 million through reducing three-fourths smaller, four times more energy use by almost 21 million kilo- efficient, and $200,000 cheaper. This watts per year. This level of energy reduced the annual energy bill by 75%, efficiency means the building avoids or by $1.10 per square foot per year. The emitting the equivalent of over 9,000 60 savings from this change were used to tons of CO2 each year. subsidize other improvements.59 The designers of 4 Times Square The following two examples provide explored on-site power generation. This a look at new developments that avoids the tremendous generation and embraced holistic solutions to create transmission losses of centralized power energy-efficient, integrated designs with production, since 42% of all energy exceptional environmental and eco- produced in the U.S. is lost as waste heat nomic performance. in combustion and transmission. Possi-

14 ble sources of onsite generation, includ- also meet 100% of the building’s night- ing wind turbines, gas turbines, fuel cells time electrical demand, through two and photovoltaic (PV) panels were all 200-kW fuel cells, which chemically assessed for feasibility. Although PV react natural gas for power generation. panels are often viewed as being pro- Fuel cell usage provides a clean energy hibitively expensive, the developer was source, since it requires no combustion able to markedly reduce the payback and emits hot water and carbon dioxide period by substituting PV panels for as the only waste products. The system spandrel panels (between stories) on the closes the energy loop by using the hot building’s façade. PV panels integrated water to help heat the building during into the building façade can supply up winter and to help generate hot water to 15 kilowatts (kW) of supplemental for domestic uses.61 power. Future PV panels may generate Efficient lighting design was also even greater savings, with the potential used to reduce energy use in 4 Times The Condé Nast build- to generate 5–10% of the building’s Square. Lighting controls are installed ing at 4 Times Square. energy needs. Alternative energy sources in public spaces, the building has highly efficiency LED (light emitting diode) exit signs, and there are occupancy sensors in unoccupied areas, such as stairwells. Daylighting limits the usage of artificial lighting. High- performance window glazing allows light in around the building’s perimeter, while keeping solar heat and ultraviolet rays out. Not only does this glazing reduce the cooling load during the summer, but it also decreases heat loss in the winter. Further measures were adopted to conserve energy when heating and coolingthe building. The building’s absorption chillers/heaters, which supply cold/hot water to cool/heat the building, are powered by natural gas and therefore do not use ozone-depleting CFCs (chlorofluorocarbons). The system includes units of different sizes that can be used alone or in combination to exactly match the building’s requirements at any given time. The designers also made an effort to avoid wasteful energy usage. Therefore, indi- vidual floor-by-floor fan units only operate when spaces are occupied. All mechanical systems are programmed to operate precisely at their most efficient specification in order to prolong equip- 62 DAVID SUNDBERG/ESTO DAVID ment life and limit energy usage.

15 EXAMPLE: THE SOLAIRE energy-conserving fixtures. In addition, The Solaire, a 27-story, 293-unit the use of 3,400 square feet of photo- residential tower in Battery Park City, voltaic panels to capture unobstructed is one of the country’s first green apart- sun exposure to the west generates 5% ment buildings. The primary building of the building’s energy at peak loading. components and site plan were all dic- According to the developer, the Solaire tated by the Battery Park City guide- uses 35% less energy than a similar lines—a set of design criteria adopted building designed to New York State to guide the development of code requirements, and 65% less elec- commercial, residential and public space tricity during peak demand periods.63 on 92 acres of New York City waterfront The Solaire was built with the devel- land. The incorporation of high-per- oper as the intended long-term owner formance casement windows, efficient and operator. This financial structure mechanicals and better lighting design allowed investors to adopt a whole- The Solaire in Battery allowed for the inclusion of a more system costing approach. Whole-system Park City. efficient gas-based chiller system and costing refers to setting a budget for the completed building as a whole, allowing some costs to be higher than conventional costs but factoring in savings generated from other capital and operating costs.64 Some technologies used in the building had higher than normal capital costs that often preclude their usage. However, those green components have significantly lower operating costs that reduce the payback period to just a few years. For example, both the $375,000 photovoltaic and the $125,000 lighting control systems have estimated after-tax payback periods of four years.65 The developer also took advantage of a suite of public incentives aimed at improving overall energy efficiency. The project qualified for the New York State Green Buildings Tax Credit program (see Appendix A), which enabled the developer to save $2,800,000 over a five-year period. NYSERDA also provided several grants and incentives to fund many green aspects of the project. Under NYSERDA’s New Construction Pro- gram the project obtained grants for $100,000 for LEED design assistance and energy modeling and $319,080 for mortgages that reduce electricity use. The project was also able to incorporate

ROBIN HOLLAND PHOTOGRAPHY PV panels into the plans with an addi-

16 is also abundant evidence that poor ENERGY indoor air quality in homes (from mold, What else can you do? for example) can be linked to asthma • Integrate decisions about Heat- attacks and other respiratory distress.68 ing, Ventilating and Air-Condition- According to the City of New York ing (HVAC) and other systems with Department of Design and Construc- choices about building orientation, tion, improving indoor air quality bene- windows, lighting, appliances and fits employers by increasing employee other factors to allow for offsetting costs and savings. attention, productivity and morale. Added benefits can include a decrease • Employ advanced lighting in worker compensation claims, medical designs that fully coordinate expenses, union grievances and legal ambient electrical lighting with 69 daylighting strategies to maximize expenses. These benefits can be signifi- comfort and productivity of building cant, although they are rarely tracked occupants, enhance lighting quality and quantified. and increase efficiency. Many of the same measures that are used to increase the energy performance “Investing in high- • Reduce heating and cooling costs by using properly sized, energy- of buildings also help produce gains in performance build- efficient systems in conjunction productivity. But not just any energy ing components with a thermally efficient building retrofit can boost productivity. Only that could facilitate shell, and employing light colors those designs and actions that improve a 1% gain in pro- for roofing and wall finish visual acuity, indoor air quality and materials. ductivity can bring thermal comfort—such as increased a financial benefit • Consider alternative energy ventilation control, temperature control, sources that are now available lighting control and daylighting—seem that is even greater in a variety of products and to result in such gains. This speaks than energy savings, applications. directly to the need for an integrated since personnel • Consider green roofs, which can design approach that seeks to improve costs are generally reduce the energy costs required the quality of workplaces. On a square more than 100 times for summer cooling, decrease the foot basis, personnel costs-annual sal- energy costs.” heat-island effect and help trap aries, benefits and other employee heat during the winter. costs—are generally more than 100 times energy costs.70 Hence, investing in high- performance building components that tional $90,000 grant from NYSERDA. could possibly facilitate a 1% gain in pro- For commissioning the building, ductivity can bring a financial benefit that NYSERDA and the U.S. Department is even greater than energy savings.71 of Energy contributed $119,000 and There are many other ways in which $100,000 grants, respectively.66 developers and tenants can address indoor air quality. Establishing, monitoring and enforcing minimum indoor air Indoor air quality quality performance standards can help For many, indoor air quality offers a maintain appropriate ventilation rates to daily reminder of the link between the ensure occupant comfort. Using built environment and public health. products that eliminate or minimize Studies demonstrate a relationship volatile organic compounds (VOC) can between healthy indoor air and produc- reduce sources of particulate air tivity in working environments.67 There pollution. Preventing moisture infiltra-

17 tion can discourage pests and dust that structure alone reduces outside air infiltra- may trigger asthma attacks. Requiring tion 85% more than a conventional build- the use of low-toxicity cleaning ing.75 Outside air is then filtered twice products, pesticides and oil- or alkaloid- through high-efficiency filter systems. This based paints and solvents can also help system removes particulate matter and avoid exacerbating asthma. many common allergens from the air, eliminating the environmental triggers EXAMPLE: 1400 ON FIFTH for allergy attacks. The building also The $40 million 1400 on Fifth resi- uses low or no VOC materials for all of dential building in Harlem is both the its adhesives, sealers, caulks and paints. first affordable and green residential The greater volume of fresh air and the building in New York City and the selection of materials that do not off-gas largest such building in the U.S.72 contribute to the long-term health of the Heralded during construction for its residents, while the use of clean geother- innovative use of filtration and energy mal energy reduces peak energy demand conservation features, the building by providing an on-site energy source. maximizes fresh air, removes allergens The building cost about $200 per and saves residents at least 37% annually square foot to develop, which is within in electricity costs.73 Residents are the cost range of affordable housing else- attracted by the building’s geothermal where in New York City.76 Construction system, which provides heating and was made possible through a unique cooling through water that is sent into public-private partnership between Full the bedrock, making regular heating or Spectrum (the developer), the New air-conditioning systems unnecessary.74 York City Department of Housing Fresh air is provided to each apartment Preservation and Development, Bank through mechanical means. The building’s of America and Fannie Mae. Research,

1400 on Fifth is the first affordable and green residential building in New York

City. POSRO MEDIA

18 like TransitChek allow transit costs to INDOOR AIR QUALITY be deducted from paychecks in pretax What else can you do? dollars—saving commuters over $400 • Provide fresh, outside air to all every year on average.78 Commuter occupied spaces to increase Choice programs can help employers save, comfort and conserve energy. too, through lower payroll taxes. EPA • Provide minimum standards for estimates that if just half of all U.S. com- indoor air quality upon occupancy. muters worked for Commuter Choice Use filters to capture allergens, employers, air quality would improve particulates and other health due to a reduction in traffic equivalent threats. to taking 15 million cars off the road.79 • Minimize sources of chemical Transitioning to clean-fuel heavy-duty and particulate air contamination vehicle fleets can cut particulate matter by using low VOC paints, glues and pollution by up to 90%.80 Manhattan Beer carpets. Distributors made New York trucking • Minimize moisture, leaks and history in 2002 when it rolled out 15 humidity in order to prevent mold medium-duty delivery trucks powered growth. by John Deere compressed natural gas engines. According to NYSERDA, these vehicles will keep 123 tons of design, and green infrastructure costs pollution out of the South Bronx air were covered in part by a $500,000 over a ten-year period.81 grant from NYSERDA. The building Scheduling truck deliveries at off- also qualified for the New York State peak hours and rerouting diesel vehicles Green Building Tax Credit Program.77 away from areas considered sensitive to the community minimizes congestion and adverse health impacts. In Long Beach, Outdoor air quality California, 2.5 million truck trips were Harlem suffers from chronic and diverted from peak daytime traffic during severe air quality challenges caused, the first full year since the launch of the in part, by emissions from diesel trucks, Ports of Los Angeles and Long Beach’s equipment, buses and facilities that OffPeak program. The program was set continue to burden the neighborhood up to reduce traffic congestion caused by with some of the city’s highest child- the overabundance of cargo industry hood asthma rates. Developers and trucks working during the daytime. Each business owners have a unique oppor- week, the program eliminates 60,000 tunity to help mitigate these adverse truck trips from daytime freeway traffic effects by adopting cost-effective patterns by charging a fee for cargo move- strategies that help solve rather than ment during peak hours, producing a contribute to air quality problems. notable reduction in daytime congestion Encouraging employees to shift from on roads near the ports.82 using personal vehicles to public transportation can reduce traffic congestion, EXAMPLE: REBUILDING LOWER air pollution and greenhouse gas emis- MANHATTAN WITH CLEAN DIESEL sions. Commuter Choice programs give The reconstruction of lower Manhattan employers incentives to support employ- includes many large projects in a ees’ use of transit. For example, in New neighborhood filled with homes, offices, York City, Commuter Choice programs parks, schools and visitors. Diesel pollu-

19 An extractor being used in the South Ferry construction in lower Manhattan. The inset depicts an en- larged version of the sticker that certifies that the equipment has been retrofitted. ENVIRONMENTAL DEFENSE ENVIRONMENTAL

tion from hundreds of construction Center monitors adherence to the strict machines working downtown could environmental performance guidelines. have posed a significant threat to local All downtown builders, from the air quality. Instead, lower Manhattan is Metropolitan Transportation Authority becoming a showcase for the most to New York City Transit, and even advanced diesel pollution reduction private sector projects like 7 World measures available on the market today. Trade Center, have built these tech- Construction machinery is notoriously nologies into their contract specifica- polluting, in part because federal guide- tions.84 Consequently, backhoes, lines have been lax and the machines often front-loaders and other machines of stay in use for many years—often several similar scale at the World Trade Center decades. In fact, the nonroad diesel sector site, the South Ferry subway stop (construction, locomotives, marine, etc.) reconstruction and other downtown emits more fine particulate matter than sites have all been successfully retrofit cars and on-road trucks combined. with DPFs and run on ultra-low-sulfur New state and city rules call for all diesel. public contracts in New York City to Stationary generators, which run on use the best available pollution reduc- engines similar to those used in con- tion technologies—and that means struction, have either been electrified or technologies like diesel particulate filters retrofit. (DPFs) that can cut particulate pollu- Cranes have been retrofit with diesel tion by 90% or more.83 oxidation catalysts, despite some initial As a result, more than 100 pieces of concerns about the availability of appro- construction equipment downtown have priate technologies.85 been retrofitted with DPFs. The Lower Similarly, at the Croton filtration Manhattan Construction Command plant construction site in the Bronx

20 in the market.88 With New York already OUTDOOR AIR QUALITY in the lead, it makes sense for all projects What else can you do? built here to take advantage of these • Include contract specifications opportunities. (For more information, that call for the use of ultra-low- see the Cleaner Diesel Handbook at sulfur diesel fuel and the best http://www.cleanerdieselhandbook.org.) available emissions reduction technologies, such as diesel particulate filters, in all construction Public and open space and on-road truck fleets. Developers and tenants can embrace • Strictly enforce anti-idling rules a range of measures to improve the (3 minutes maximum) and provide supply, quality and accessibility of public alternatives, like truck-stop elec- trification units or small auxiliary and open space in the 125th Street power generators, which can be corridor, from building green roofs to used to provide needed air-con- connecting to larger waterfront park ditioning, heating or other power. community proposals. • Manage and schedule deliveries Today, the waterfronts on each end of and truck traffic to avoid congested 125th Street are crumbling—yet on the times and sensitive sites like Hudson and Harlem Rivers, community schools, playgrounds and busy plans are in place to provide new access pedestrian streets. to the water’s edge. When these plans • Offer commuter benefits as part are implemented, tree-lined bike and of standard employee benefit pack- pedestrian paths, ferry stops and kayak- ages to encourage the use of transit. ing facilities will connect the Harlem • Install bike racks for workers and waterfronts to the rest of the city. These, customers to reduce automobile together with community gardens, use. pocket parks and playgrounds, are all part of a vision for a greener Harlem. While government will play a big role (managed by New York City’s Depart- in this vision, private developers can ment of Environmental Protection), contribute extensively to it through 24 pieces of construction equipment, in- partnerships with community groups. cluding large earth-moving machines, New York City temperatures can be have been retrofit with particulate filters.86 seven degrees warmer than in surround- Every dollar invested in advanced ing suburban and rural areas because of retrofit technology can yield at least $12 the “urban heat island effect.”89 The urban in health benefits by removing pollutants heat island effect occurs because of the linked to asthma attacks, bronchitis, abundance of dark surfaces in a city, such strokes, lung cancer and cardiac arrest.87 as pavement or building roofs, which Additionally, because they run more absorb sunlight and warm the surround- cleanly, diesel machines burning ultra- ing area. This additional heat is of special low-sulfur diesel fuel have reduced concern in the summer, when it drives maintenance costs. Everyone benefits— higher electricity demand for air-condi- from workers to neighbors. Initial tioning, contributes to the formation of capital costs for diesel particulate filters smog and creates special heat-related can range from $7,000 to $12,000, and health risks for sensitive populations. these costs are expected to drop as the Increasing the amount of green space in technologies become more widespread Harlem could ameliorate this effect.

21 Although 26% of Manhattan is devoted tenance trees and shrubs can reduce the to open space,90 only 20% of West Harlem amount of pesticides and other chem- is open space, and a meager 5.4% of Cen- icals in runoff. Further measures aimed tral Harlem is open space.91 Augmenting at revitalizing the streetscape, such as Harlem Corridor’s green space through street lighting improvements, can con- street trees and green roofs can promote tribute to reductions in both crime and energy savings, cool nearby buildings water pollution. Safer and cleaner streets and surfaces that store heat, increase align well with commercial objectives property values, prevent soil erosion, aimed at transforming the 125th Street create bird habitat and improve the corridor into a thriving 24-hour quality of life on neighborhood streets. destination. Investing in community gardens can diversify open-space experiences, reduce EXAMPLE: UNIVERSITY OF the need for more costly manicured PENNSYLVANIA-UNIVERSITY CITY Public space in landscaping and promote pedestrian According to the University of Pennsyl- University City. activity. Likewise, planting low-main- vania, University City (UC) was in a period of decline during the early 1990s, in both population and economic health. UC was experiencing growing disinvest- ment and higher poverty incidence, with 25% of residents living below the poverty level, and therefore an increased need for development assistance.92 In response, the University of Penn- sylvania (UPenn) assembled a coalition of families, community groups, businesses and other local institutions to set up programs to facilitate visible change in the community. Under the UC Green Program, UPenn students, faculty and staff joined community members to improve vacant lots, unmaintained parks and residential landscaping in a 25- block area. More than 400 trees and 10,000 flower bulbs were planted. In addition, three children’s gardens and four public gardens were added to the neighborhood’s open space network.93 Under the UC BRITE Program, the University partnered with homeowners to help finance the purchase and installation of more than 2,500 exterior lights on 58 city blocks.94 Improved street lighting and landscaping have helped contribute to a 36% drop in the overall crime rate in the neighborhood during the past five 95 UNIVERSITY CITY DISTRICT years. In comparison, the costs of

22 an increasing threat to the ecosystem PUBLIC AND OPEN SPACE of the river and to the people who are What else can you do? returning to its shores. New develop- • Use green street designs such ment can help address the challenges as street trees, landscaped swales by using these resources efficiently. and special paving materials that Specifically in Harlem, the North allow infiltration and limit runoff. River Sewage Treatment Plant on the • Establish partnerships with local Hudson River poses a challenge to communities in the creation and quality of life in the community. The design of new open spaces, for ex- plant handles sewage from the west side ample, along Harlem’s waterfronts. of Manhattan, an area slated for extra- • Use plant species that need ordinary development and growth. neither intensive maintenance nor Community residents have long pro- heavy use of pesticides. tested the pollution and odors emanat- • Where feasible, link vegetated ing from the plant due to the associated sites to existing green spaces. health impacts, and residents are con- • Facilitate pedestrian access to cerned about development that would and through development sites by put pressure on the plant to expand. At providing or supporting neighbor- present, when the sewage system cannot hood, community, visitor and com- handle volumes of water caused by muter walkways. heavy rainfalls, the street and waste sewerage systems combine, discharging an unhealthy stew of household, com- implementing the UC BRITE and UC mercial and street sewage directly into Green programs were modest. The UC the city’s waterways. Efficient use of BRITE program, for example, provided water decreases the volume of discharge $35,000 in matching funds to reimburse from buildings, and measures to capture property owners for the purchase of and slow rainwater flows from hard lighting fixtures.96 surfaces accomplish dual goals: reducing the burden on the North River plant and the risk of overflows. Water and waste reduction Buildings and developments can help Together with energy use, the water and lessen the frequency of combined sew- waste related aspects of development age overflow events by using water- can produce large impacts on natural efficient appliances, capturing rainwater resources and city infrastructure. Many on-site and avoiding hard, nonporous of New York’s sewage treatment plants, surfaces. Green roofs, gardens and green drinking-water reservoirs, landfills and sidewalks all provide measurable bene- waste transfer stations have been in use fits. They help reduce the amount of for generations, and as the city has grown wastewater coming from the building, the increased burden has often taxed these diminish the heat island effect and systems to the limit. The City has recently provide pleasant green spaces for people. passed a new solid waste management Use of porous concrete and other per- plan, and efforts are underway to improve meable material to build sidewalks, recycling and filter drinking water. The parking areas and driveways decreases many combined sewer outfalls, which the impervious surface and permits on- pour raw sewage into the East and site water infiltration. Finally, appliances Hudson Rivers during heavy rains, are like low-flow toilets can reduce water

23 demand and the amount of wastewater sent into the sewage system. Developers can limit solid waste in many ways. By specifying recycled materials, big development projects help grow the local market for recycled goods and construction materials. There are many ways designers and builders can help improve the city’s recycling rate, including recycling demolition debris, and designing kitchens, offices and apartments in ways that make it easy for occupants to separate re- cyclables from trash. Buying from local and regional producers decreases freight transportation pollution and boosts local businesses. All buildings, new and old, can benefit from aggressive solid waste management and reduction plans. Carting costs can be reduced and the amount of space dedicated to trash storage can be made smaller. There are economic and efficiency gains associated with an organized way of disposing of goods. Landfills in the East Coast are filling up and their tipping fees are rising rapidly. The more garbage that can be diverted through a recycling program, the fewer financial resources that the developer will have to RENDERING BY DBOX FOX. BY COOK PLUS ARCHITECTURE spend. Sometimes one business’ trash is The Bank of America Tower is designed to another’s treasure. For example, there be water-efficient. are carters that will charge nothing for picking up recyclable paper waste in 2008. Designed to be very water- because it is profitable to resell it. By not efficient, technologies such as water- recycling paper, a commercial building less urinals and a gray water recycling might end up paying more to dispose of system mean that the building will a heavier load of garbage. save 10.3 million gallons of water each year.97 EXAMPLE: THE BANK OF The design includes a series of AMERICA TOWER AT ONE BRYANT cascading tanks which provide enough PARK space to capture and distribute the New York City will be home to the typical peak stormwater volume. Each Bank of America Tower, designed to tank has a filtering system, which be among the highest performance filters stormwater within 24 hours. skyscrapers in the world. The build- This filtered stormwater is used for ing has applied for the LEED Platinum flushing toilets as well as for the cool- rating and is slated for completion ing tower in the air-conditioning

24 system is minimal. As a result, the WASTE AND WATER building will consume 50% less water REDUCTION from the City’s potable water system What else can you do? than an average comparable building. • Minimize wastewater by using Even though water costs have in- ultralow flush toilets, low-flow creased by 40% since the developer showerheads and other water- broke ground, this design saves so much conserving fixtures. water that the New York City Depart- • Use recirculating systems for ment of Environmental Protection centralized hot water distribution decreased the building’s water costs and install point-of-use hot water by 25%.99 heating systems for more distant As potable water becomes a precious locations. resource in the future, this kind of • Select sustainable construction system will be very valuable in making materials and products by select- development high performance and ing characteristics such as high cost-effective. The water saving inno- reused and recycled content, zero vations in the Bank of America Tower or low toxicity, sustainably har- vested materials, high recyclability, are already expected to save over 100 durability and local production. $60,000 annually. • Reuse and recycle demolition materials, for example, by employ- Conclusion ing inert components as a base course for parking lots. Development in Harlem’s 125th Street corridor can bring the community • Require recycling and waste healthy air, clean and the more efficient reduction in leases with commercial tenants. transportation, pedestrian-safe streets, parks and trees, and more efficient use • Provide training and outreach to of resources. With well-planned invest- local commercial operations and ments, Harlem could be a model for residential building maintenance staff on best practices for recycling. urban redevelopment that addresses environmental challenges from asthma to climate change. To ensure a better future for the neighborhood, devel- system.98 The positive environmental opment planning should include the effects of the system are two-fold: needs of the environment and the the building’s stormwater runoff con- community early in the process. The tribution to the city’s wastewater result—as the examples in this guide system is almost zero, even during indicate—will be better developments, peak flow, and the amount of potable a better community and, often, a better water lost through the air-conditioning bottom line.

25 APPENDIX A The policy landscape

Guidelines and incentives for description of some of the current green development best practices. New York City is moving to the fore- front of green development, with several prominent buildings completed or in Government requirements103 the works, including the examples EVOLVING BUILDING CODES discussed in this report. These buildings New York City has several important represent residential and commercial conditions that promote efficiency and projects as well as public and private health, such as a mature transit system ventures. Nine projects had been and dense and vibrant urban centers LEED-certified by the date of publi- with many opportunities for walking. cation and there are over 100 that have The zoning philosophy in the city been registered with the U.S. Green promotes these conditions, which are Building Council.101 also consistent with the LEED stan- New York’s current building boom dards. The standards encourage alter- is so green because the government is native transportation, enhanced access taking the lead by offering tax and to public transit, enclosed bike racks, other incentives, starting to incorporate dedicated car-pool parking and alter- greener commitments into building native vehicle refueling capabilities. For codes and promising to use green build- example, recent rezoning of the Brooklyn ing techniques in public sector projects. and Queens waterfront neighborhoods Additionally, private-sector projects are includes a commitment to waterfront leading the market by going green— parks and revitalization. There is still a with positive results for the environment great deal to be done, however, to incor- and the bottom line. Several prestigious porate a full range of green commitments and successful projects in New York are into city zoning, especially in rapidly proving this concept; it is no accident growing communities like Harlem. that green buildings are also called high- The New York City building codes performance buildings. Developers are describe the specifications that owners, also building green more often because architects, engineers and builders must it can be profitable. Although green follow to receive a certificate of occu- construction and certification can add pancy. The codes are not designed to to the initial cost of projects—increases promote advanced green buildings, but are generally accepted as 1–2% on a move in 2002 to align New York Stan- large-scale projects—it also adds more dards with the International Building to the prices that can be commanded Code does require buildings to be for the finished space, such as an extra higher performance. Tri-yearly modifi- 5% in the case of the Solaire.102 Energy- cations to the code will be based on efficiency measures can also pay for recommendations from an advisory themselves within a short period of committee with an eye to enabling the time because of reduced energy bills. use of green technologies. The following sections give a general The New York State Energy Con- overview of the regulatory and market servation Construction Code (The climates that promote high-performance Energy Code) is the state legislation building and renovation, followed by a that governs energy efficiency in

26 buildings. This compulsory code applies Similarly, New York State’s Executive to all new buildings and those under- Order 111 requires a significant reduc- going “substantial rehabilitation,” with tion in overall energy use by state agen- the exception of designated historic cies by 2010 and includes provisions buildings. It was last updated in 2002, concerning energy conservation, build- and is modeled on the LEED system. ing renovation and construction, and the The Energy Code standards also con- purchase of energy-efficient equipment, form to the International Energy Con- clean-technology vehicles and renew- servation Code of 2001. At the time of able power. State buildings are required its implementation, New York was one to reduce energy usage by 35% below of the more aggressive codes in the 1990 levels, and all new state buildings country, although by 2007, most other must be 20% more energy efficient than states had also brought codes in line otherwise mandated by the Energy with international standards. Code. The Executive Order also includes provisions requiring that 20% of PUBLIC SECTOR PROJECTS state energy purchases are from alterna- New York City and State are both begin- tive energy sources and 100% of new ning to recognize the key role they play light-duty vehicles (except emergency as owners and buyers in the property vehicles) use alternative fuels. and equipment market. New York City alone owns 2,500 major assets contain- ing 200 million square feet, plus an Incentives additional 22 million square feet in State and federal incentives to use green leased space.104 The City pays the direct building technologies can help bring cost of construction, operating and down initial costs. For instance, in 2000, maintenance costs for these buildings. New York became the first state to offer But the government and taxpayers also a comprehensive green building incentive shoulder many of the indirect costs package. The Green Building Tax Credit related to indoor and outdoor air quality, offers personal and corporate tax credits solid waste disposal and water treatment. against state tax bills. The credit regula- The state and city governments have tions were being rewritten as of the date passed laws that encourage green tech- of this publication, but the most recent nologies and energy efficiency for the extension of the credit, in 2005, provided sake of the benefits they will receive and additional funding and another period with the explicit intent of enhancing for the utilization of credits. The credit market growth. For example, New York amounted to $7.50 per square foot for City recently enacted Local Laws 77 exterior work and $3.75 for interior and 86. The former promotes clean air work.105 The tax credit also includes by mandating that city owned and con- allowances for design and equipment tracted diesel construction vehicles use concerning energy use and production, ultra-low-sulfur fuel and the best avail- materials selection, indoor air quality, able emission-control technology to waste disposal and water use. Certification reduce soot and smog pollution. Local by a licensed architect or engineer and Law 86 requires that new City construc- ongoing record keeping and building tion be designed to achieve a LEED management systems (commissioning) rating of Certified or Silver and that were required to receive the credit.106 renovations use energy and water more There are slightly different provisions efficiently than current codes require. for new or renovated buildings. For

27 example, in order to qualify for the credit, new buildings’ energy use must The federal government also offers many incentives, including: be at least 45% below the level required by the New York State Energy Code; • Corporate tax deductions of up to for rehabilitated buildings energy use $1.80 per square foot for energy- must be 25% below the requirement. efficiency investments in new or existing commercial buildings. Specifications for building materials and furnishings minimize toxicity and em- • Multiple tax credits and acceler- phasize use of recycled content and ated corporate depreciation for renewable materials. Efficient HVAC renewable energy-generating technologies. systems and appliances and water conservation tools and techniques are also • Nontaxable status for public covered. Different elements are each utility-provided subsidies on eligible for certain levels of credits, residential properties. depending on the technology used. For example, 100% of the additional cost of building-integrated photovoltaic solar HVAC equipment, as well as renewable panels is recoverable but only 10% of the energy technologies.109 cost of ozone-friendly air-conditioning The Peak Load Reduction Program, equipment can be recouped.107 run by New York State’s Independent While these credits can be substan- Systems Operators, provides multiple tial, eligibility requires an integrated opportunities for cost reduction by approach to sustainable development reducing peak load, including the in- and renovation. For instance, a building stallation of equipment that reduces per- owner can get credit for a solar heating manent demand or can curtail demand installation only if the rest of the build- specifically in response to a request by ing is certified under the Green Build- the local energy provider. Of course, this ing Initiative. is above and beyond any savings that A more incremental approach can arise from lower peak usage charges, benefit from two NYSERDA-admin- which themselves can be substantial.110 istered programs, both part of the Similarly, the New York City Compre- larger New York Energy $mart pro- hensive Water Reuse Program provides gram. The New Construction Pro- a 25% cut in water rates to buildings gram, with $16 million available with an on-site treatment system that through March 2008 (with the poten- captures wastewater and recycles it for tial for extensions), provides funds use in toilets and other areas.111 to conduct technical assessments of energy-efficiency measures in building designs. The funds can also be used Best practices and guidelines112 to offset up to 70% of the incremental Even without government mandates capital costs to purchase and install and incentives, building green makes energy-efficient equipment. It covers sense. Owners, developers, builders and prequalified equipment or can provide tenants of sustainable developments funding for efficient technology based often cite the tangible benefits they on the scale of reductions in electricity receive in terms of energy savings from use.108 The $mart Loan Fund provides lower heating, cooling, ventilation and below-lender rates for energy-efficient lighting costs, lower maintenance effort investments, such as appliances and and costs, and reduced water usage.

28 There are other benefits that are some- development, it is important to consider what harder to quantify, but are fre- all the elements below and their inter- quently reported. These include higher connecting relationships. worker productivity with lower absent- eeism and turnover, improved health PLANNING and a greater sense of well-being, The high level of systems interdepen- reduced neighborhood noise and light dence in a green building requires an pollution, and improved behavior in even greater emphasis on planning and institutional settings. There are also interdisciplinary cooperation than a broader social benefits, such as smaller typical large project. The planning team streams of solid waste and water, lower should include representatives from use of fossil fuels and the accompanying groups ranging from architects to those production of global warming gases, responsible for building maintenance. reduced air, water and ground pollution, The first question the involved parties and preservation of biodiversity. must decide is, “How green do we want Organizations such as the Battery to be?” LEED categories can be used Park City Authority and the Lower as a general goal, but the uniqueness Manhattan Development Corporation of each project requires that specific have successfully implemented green decisions about which tools to imple- building design, construction and main- ment be based on an integrated model tenance. Development in these two of the final desired outcome. areas will eventually encompass 16 mil- Planning is also important in that lion square feet of green residential, work should be scheduled in a sequence commercial and retail space. To steer that ensures proper sizing of infra- this development, they have published structure. For instance, in a building guidelines to which developers must renovation that involves significant adhere. These guidelines closely mirror exterior changes, those changes should LEED and are quite rigorous, but do be performed in conjunction with not require the same level of peer review. determination of heating, cooling and Adherence does not guarantee certifica- ventilation loads. In new buildings, tion and the attendant market validation. decisions about mechanical equipment Sometimes the guidelines add important sizing should take into account decisions aspects, such as the use of clean diesel about site utilization, materials and lay- machinery, that are not yet fully reflected out. It is critical to keep this intercon- in the LEED framework. (Please refer nection principle in mind throughout to Appendix B for the organizations’ the design and construction phases. websites and further details.) The following description of best SITE SELECTION, MANAGEMENT practices in green building is broken AND INTEGRATED BUILDING into six categories. Perhaps the key DESIGN concept is that sustainable development Site selection and utilization rely on an is an area where the whole is signifi- understanding of soil types, land con- cantly greater than the sum of the parts. tours, sun angles throughout the daily Piecemeal efforts can be made, but the and annual cycle, and prevailing wind greatest benefits are achieved when direction and intensity. These factors developers use an integrated approach to have a large impact on lighting, heating architecture, infrastructure and mechan- and cooling, and can be taken advantage ical elements. When considering green of to reduce the size of energy-driven

29 building systems. NYSERDA, the U.S. volatile organic compounds. Exterior Department of Energy and others have materials selection has a strong effect on developed sophisticated computer temperature, both inside the building models to anticipate energy usage under and in minimizing the heat island effect different scenarios. For instance, utili- outside. For example, the reflectivity and zation and enhancement of natural light permeability of roofing and paving for illumination and temperature control materials affect heat gain and water via skylights and high ceilings permit runoff. Battery Park City requires roof reduced reliance on artificial lighting areas not covered by a green roof to have and more pleasant and productive work a minimum albedo (a measure of heat environments. At Environmental reflectance) of at least 0.3 after three Defense’s offices in New York City, for years, and paving systems of at least 33% example, clerestory windows and gently permeability. Materials with a high sloping ceilings draw natural light into recycled or renewable content can also internal office spaces. be selected. Ceramic tile, toilet parti- Careful consideration or manipulation tions and wallboard can all be eco- of local landscapes can also reduce the nomically made from recycled materials, volume and speed of runoff, especially and bamboo is a good, rapidly renew- during severe storms. This can be done able alternative for flooring. Wood with solutions as simple as filter strips products, from lumber to furniture, can and minimizing impermeable surfaces. be sourced from certified sustainable Landscaping and the use of native or sources. The ability to recycle con- other selected plants can help absorb pol- struction waste—60% by weight gets a lutants, reduce the need for irrigation and LEED point—is partially driven by the the use of pesticides and other chemicals. choice of materials. Trees also provide cooling shade in the summer, and can break chilling winds in Energy, lighting and HVAC systems. the winter. Semi-permeable pavement, Energy, lighting, and HVAC systems and even minor lateral pathway slopes are core building systems which high- will direct water away from channels, light the level of interdependence in a reducing erosion and peak flows. Green green building. For instance, site selec- roofs stabilize temperatures and reduce tion and utilization decisions dramatic- runoff, and have a longer life than ally affect lighting and temperature conventional roofs because of reduced systems and thus power requirements. thermal expansion and contraction. Material choices such as low-emissivity glass (which reflects heat instead of MATERIALS SELECTION absorbing it) affect thermal efficiency, Every aspect of design involves the and therefore influence heating, cooling choice of building materials, and those and airflow. Focusing on the efficiency choices have profound consequences for of energy, lighting amd HVAC systems the sustainability of a building. The has led to some impressive gains. The selection of interior materials such as New York Hall of Science’s $35 million carpeting, paint and adhesives, among addition anticipates 37% operational others, makes an important difference in savings beyond the current code. The the quality of indoor air. Choosing Solaire proudly points to 35% less energy certain versions of these materials will usage than required under the New York improve indoor air quality, especially State Energy Code, and a 65% reduc- ones which reduce off-gases such as tion in peak summer energy load.113

30 Often, greater investment in one WATER SYSTEMS area can mean less is needed elsewhere. Water flows through and around build- The use of passive or underfloor air- ings for many uses and from many delivery systems with CO2 sensors and sources, both human and naturally gen- airflow controls can reduce the need erated. Green buildings emphasize con- for high-energy, high-maintenance servation of potable water and avoid mechanical fans. Optimization of duct using it for nonhuman consumption, sizes reduces pressure loss. Air leakage encourage recovery and reuse of waste- can be reduced with high R-value water, and reduce the impact of storm- (better insulating) materials, low- water. The Hearst Headquarters building leakage sealing and thermal buffer is designed to reduce stormwater flows zones. Guidelines recommend jointly by 25%, which is the LEED require- optimizing cooling system components, ment.114 The Solaire, with numerous such as chiller cooling-tower (prefer- mechanisms in place for all aspects of ably closed-loop) pumping and distribu- the water cycle, uses 50% less potable tion. A combination gas heater and water than other buildings its size.115 chiller can also be more efficient than There are numerous water conserva- two separate systems. Right-sized tion and reuse technologies. Simplest is mechanical equipment with components the installation of water-saving fixtures, that can respond to load changes can including dishwashers, showerheads, save energy and space, minimizing up- toilets, front-loading washing machines front costs. and waterless urinals. High-performance Photovoltaic cells, solar water heat- buildings like the Solaire incorporate a ing, Energy Star appliances and com- water capture and retention system for puters, green roofs, rainwater runoff from roofs and set- compact fluorescent backs, and use timer-controlled drip bulbs and motion irrigation rather than spray systems. sensors for public Rainwater has lower treatment require- spaces can also save ments than gray water, but both can be energy. Design ele- used for building maintenance, irriga- ments such as open and inviting stair- tion and sidewalk washing. Filtration cases can shift traffic from elevators, and other ecology-based treatments are with positive health and energy benefits. preferable to chemical systems. Pervasive in green building design is the use of controllable daylight to mini- COMMISSIONING, MAINTENANCE mize the need for artificial lighting. This AND OPERATIONS is augmented by high ceilings, open Commissioning is the process of ensuring interiors, light shelves, skylights, court- that operating and monitoring systems yards and atriums. Typical design ele- perform individually and together accord- ments for artificial lighting include ing to design specifications. It is a critical efficient distribution with low ambient part of green building success, and typ- lighting supplemented by focused higher- ically includes a computerized integrated intensity lighting. monitoring system that covers HVAC, Equally important in green building electrical and water systems. The process design is the precept that individuals starts during the design phase and en- should have the ability to regulate their sures that design intent has been met. own lighting and temperature, including For long-term, low-effort maintenance, operable windows. some of the most important work comes

31 in the design and planning stages. It throughout the building. Also, ongoing requires thinking ahead to providing the decisions and activities such as staff most efficient cleaning methods and training, the use of nontoxic cleaning lowest-maintenance equipment, incor- products and integrated pest manage- porating dedicated and ventilated space ment continue to affect the quality and for recycling and perhaps composting efficiency of buildings, inside and out.

32 APPENDIX B Internet resources

General U.S. Green Building Council: http://www.usgbc.org/

Government New York City Department of Buildings main site: http://www.nyc.gov/html/dob/html/home/home.shtml • Model Code Program: http://www.nyc.gov/html/dob/html/model/model.shtml • Building Code: http://www.nyc.gov/html/dob/html/reference/code_internet.shtml

New York City Department of Design and Construction Office of Sustainable Design: http://www.nyc.gov/html/ddc/html/ddcgreen/

New York City Department of City Planning: http://www.nyc.gov/html/dcp/ • Zoning main page: http://www.nyc.gov/html/dcp/html/subcats/zoning.shtml

Local Law 86: http://home.nyc.gov/html/dob/downloads/pdf/ll_86of2005.pdf • Interpretation and associated forms: http://www.nyc.gov/html/ddc/html/ddcgreen/ll86.html

Local Law 77: http://www.nyccouncil.info/pdf_files/bills/law03077.pdf • Manual: http://www.nyc.gov/html/ddc/html/ddcgreen/documents/lowsulfur.pdf

Executive Order 111: http://www.nyserda.org/Programs/exorder111.asp

New York State Energy Conservation Construction Code: http://www.dos.state.ny.us/code/energycode/ nyenergycode.htm eCodes (New York State and international codes): http://www.ecodes.biz/

International Code Council: http://www.iccsafe.org/

Incentives New York State Green Building Tax Credit: http://www.dec.ny.gov/energy/1540.html

New York State Energy Research and Development Authority (NYSERDA): http://www.nyserda.org/ • Incentives page: http://www.nyserda.org/incentives.asp • Green building services: http://www.nyserda.org/programs/Green_Buildings/default.asp • New Construction Page: http://www.nyserda.org/programs/New_Construction/default.asp • $mart Loan Fund: http://www.nyserda.org/loanfund/default.asp • Peak load reduction program: http://www.nyserda.org/programs/peakload/default.asp

New York resources for water conservation: • Comprehensive Water Reuse Program requirements: http://www.nyc.gov/html/dep/pdf/waterrates.pdf • Water reuse application and instructions: http://www.nyc.gov/html/dep/pdf/waterreuse.pdf

33 Database of State Incentives for Renewable Energy: http://www.dsireusa.org/index.cfm

Federal incentive overview: http://www.dsireusa.org/library/includes/genericfederal .cfm?currentpageid=1&search=federal&state=US&RE=1&EE=1 • Financing for Energy-Efficient Buildings: http://www.eere.energy.gov/buildings/info/plan/financing/ • Federal Tax Incentive Assistance Project (for energy-efficient buildings): http://www.energytaxincentives.org/

EPA Energy Star Buildings and Plants page: http://www.energystar.gov/index.cfm?c=business.bus_index

Best practices/Guidelines Lower Manhattan Development Corporation World Trade Center Site Sustainable Design and Construction Policies: http://www.renewnyc.com/plan_des_dev/construction_guidelines.asp

Battery Park City Authority Residential Environmental Guidelines: http://www.batteryparkcity.org/page/ page23.html

Design Trust documents: • High Performance Building Guidelines: http://www.designtrust.org/projects/project_98hpbg.html • High Performance Infrastructure Guidelines (w/DDC): http://www.designtrust.org/publications/ publication_03hpig.html • Implementing the High Performance Building Guidelines: http://www.designtrust.org/projects/project _99imphpbg.html

Organizations WE ACT: http://www.weact.org/

Environmental Defense: http://www.environmentaldefense.org/ • Cleaner Diesel Handbook: http://www.cleanerdieselhandbook.org • All Choked Up: Heavy Traffic, Dirty Air, and the Risk to New Yorkers: http://www.allchokedup.org

Earth Pledge Green Roofs Initiative—Greening Gotham: http://www.greeninggotham.org/home.php

GreenHomeNYC (works with builders, suppliers, and owners in NYC to support green building): http://www.greenhomenyc.org/

Building Green (includes green building product information and Environmental Building News for subscribers): http://www.buildinggreen.com/

Natural Resources Defense Council—Building Green From Principle to Practice: http://www.nrdc.org/buildinggreen/

34 Notes

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38 81 Bell Power Systems, “Manhattan Beer 90 New York City Department of City Plan- Distributors: Natural Gas Vehicle Facts.” ning, “New York City Land Use.” Online resource, available at http://www 91 New York City Department of City Plan- .bellpower-cleanengines.com/files/MBD ning, “Community District Profiles.” _Fact_Sheet-Final_12-8-05.pdf. Last 92 University of Pennsylvania. “Penn’s West accessed June 29, 2007. Philadelphia Initiatives.” Online resource, 82 Business Wire, “OffPeak On-Target in First available at http://www.upenn.edu/campus/ Year of Operation; PierPASS’ Innovative westphilly/. Last accessed May 25, 2007. Cargo Truck Traffic Initiative Meeting the 93 University of Pennsylvania. “The Goal: Challenges and Changing the Way Goods Clean and Safe Streets.” Online resource, Move at the Ports of Los Angeles and Long available at http://www.upenn.edu/campus/ Beach.” July 24, 2006. Online resource, westphilly/streets.html. Last accessed available at http://www.findarticles.com/ May 25, 2007. p/articles/mi_m0EIN/is_2006_July_24/ 94 University City District. “Planning and ai_n16547752. Last accessed September 13, Capital Improvements.” Online resource, 2006. available at http://www.ucityphila.org/ 83 California Air Resources Board, “Currently ucd_programs/neighborhood_initiatives/ Verified Technologies for Diesel Emissions planning. Last accessed May 25, 2007. Control Strategies Verification.” June 29, 95 University of Pennsylvania. “The Goal: 2007. Online resource, available at http:// Clean and Safe Streets.” www.arb.ca.gov/diesel/verdev/vt/cvt.htm. 96 University City District. “Planning and Last accessed June 29, 2007; Capital Improvements.” EPA, “Verified Technologies List.” June 19, 97 New York Academy of Science, “Bank of 2007. Online resource, available at http:// America At One Bryant Park: Project Fact www.epa.gov/otaq/retrofit/verif-list.htm. Sheet.” Online resource, available at http:// Last accessed June 29, 2007. www.nyas.org/ebriefreps/ebrief/000474/ 84 Clean Air Communities, “WTC Diesel pdfs/high_perf_factsheet.pdf. Last accessed Emissions Reduction Project.” 2003. Online July 1, 2007. resource, available at http://www 98 World Plumbing Review, “New York Sky- .cleanaircommunities.org/projects/wtc.html. scraper Takes the LEED.” 2006. Online Last accessed June 29, 2007. resource, available at www.cuwcc.org/ 85 Environmental Defense, “Cleaner Diesel uploads/tech_docs/world_plumbing Handbook: Bring Clean Fuel and Diesel _review_06-01-01.pdf. Last accessed July 1, Retrofits Into Your Neighborhood.” April 2007. Pages 54 - 57. 2005. Online resource, available at www 99 Wheeland, Matthew, “Behind the Scenes: .cleanerdieselhandbook.org. Last accessed The BoA Tower At One Bryant Park.” June 29, 2007. Online resource, available at http://www 86 Personal communication with Bernard Daly, .greenbiz.com/news/reviews_third.cfm Project Manager for the Croton Filtration ?NewsID=35336. Last accessed July 1, 2007. Plant, New York State Department of 100 World Plumbing Review. Environmental Protection. 101 USGBC Certified Project List http://www 87 Environmental Defense, “Cleaner Air for .usgbc.org/LEED/Project/CertifiedProjectL America.” 2005. Online resource, available at ist.aspx?CMSPageID=244&CategoryID http://www.environmentaldefense.org/ =19&; Last accessed July 19, 2007. documents/4488_cleanerairamerica.pdf. 102 NRDC, “Building Green: From Principle Last accessed July 20, 2007. to Practice.” Online resource, available at 88 Environmental Defense, “Cleaner Diesel http://www.nrdc.org/buildinggreen/bizcase/ Handbook.” com_rent.asp; Last accessed July 20, 2007; 89 NASA, “Keeping New York City ‘Cool’ is “Green Living in Manhattan.” Yoga Journal. the Job of NASA’s ‘Heat Seekers’.” January May 2006, quoting Lydia Haran, Solaire 30, 2006. Online resource, available at Marketing Director. http://www.nasa.gov/centers/goddard/news/ 103 Also see Appendix B for further links to topstory/2005/nyc_heatisland.html. Last government information, organizations accessed July 1, 2007. related to green building and other helpful

39 materials, including actual legislative City of New York Department of Design language. and Construction, “Implementing the High 104 Hsu, David, Design Trust for Public Space Performance Building Guidelines.” Online and NYC Office of Environmental Coordi- resource, available at http://www.designtrust nation. Sustainable New York City. January .org/pubs/02_HPB_implementation.pdf. 2006. Online resource, available at http:// Last accessed July 20, 2007. www.designtrust.org/pubs/06_Sustainable 113 Battery Park City, “Chapter 3: Energy.” NYC.pdf. Last accessed July 20, 2007. Page 15. Online resource available at http://www 105 6 NYCRR Part 638, “Green Building Tax .batteryparkcity.org/page/page21_2.html. Credit,” Online resource available at http:// Last accessed July 20, 2007. www.dec.state.ny.us/website/ppu/grnbldg/ 114 Vazquez, Anne, “Grounded in Green: gbprop.pdf. Last accessed November 2006. Building on its past, Hearst Corporation Pages 5 and 27 earns LEED Gold for its new headquarters 106 Department of Environmental Conserva- building in New York City.” Today’s Facility tion, “New York State Green Building Tax Manager, October 2006. Credit Legislation Overview.” Online 115 Battery Park City, “Chapter 4: Water.” resource available at http://www.dec.ny.gov/ Online resource available at http://www energy/1540.html. Last accessed July 20, .batteryparkcity.org/page/page21_2.html. 2007. Last accessed July 20, 2007. 107 6 NYCRR Part 638, clarified by personal communication with Dennis Lucia of New York Department of Environmental Conservation 108 NYSERDA, “New Construction Program.” Online resource, available at http://www .nyserda.org/programs/New_Construction/ default.asp. Last accessed July 20, 2007. 109 NYSERDA, “New York Energy $mart Loan Program.” Online resource, available at http://www.nyserda.org/loanfund/. Last accessed July 20, 2007. 110 NYSERDA, “Peak-Load Reduction Pro- gram.” Online resource, available at http:// www.nyserda.org/programs/peak-load.asp. Last accessed July 20, 2007. 111 Melago, Carrie, “Recycle water & tap savings.” New York Daily News, April 5, 2004. Page 1. 112 Best practices for this section were drawn from a number of sources which can be found in Appendix B. The most important include: Lower Manhattan Development Corpora- tion, “Sustainable Design Guidelines and Construction Policies at the World Trade Center Site.” Online resource, available at http://www.renewnyc.com/plan_des_dev/ construction_guidelines.asp. Last accessed July 20, 2007; Battery Park City, “Residential Environ- mental Guidelines.” Online resource, available at http://www.batteryparkcity.org/pdf/ BPCA_GreenGuidelines.pdf. Last accessed July 20, 2007;

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