Green Shelby 2020: Environmentally Responsible Development and Renovation Plan Charter Township of Shelby, Michigan - Shelby Township
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Green Shelby 2020:
Environmentally Responsible Development and Renovation Plan
Charter Township of Shelby, Michigan
Prepared for the Planning Commission
Charter Township of Shelby, Michigan
University of Michigan, Taubman College
Urban and Regional Planning Team
Andrew Broderick
Anne Choike
Abby Eisen
Marcus Jones
Stephanie Simon
April 2010
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Acknowledgements
With tremendous gratitude, our team wishes to thank the following for their time,
expertise, guidance, and inspiration throughout the development of this plan:
Glenn Wynn, Shelby Township Planning Director
Professor Larissa Larsen, University of Michigan
Professor Maria Arquero de Alarcon, University of Michigan
Megan Masson-Minock
Nick Rajkovich
Paul Coseo
Julie Steiff
Charter Township of Shelby Planning Commission:
Jerome Moffitt, Chairperson
Phil Frame, Vice Chairperson
Janet Elliot, Secretary
Doug Wozniak, Township Board Representative
Lisa Casali
Mike Ho
Raquel Moore
James Randlett
Diane Wessels
Focus Group Participants:
John Baas
Ron Current
Christine Dearlove
Janet Elliot
Dub Hearon
Anthony Lombardo
Dick Wright
Additional Sources:
Landon Bartley, Planner, City of Grand Rapids
Katherine Moore, AICP, Program Manager, Georgia Conservancy
Dave Dobromilsky, Planner, West Windsor Township, New Jersey
Elzbieta Mscichowska, Shelby Township Resident
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Table of Contents
Executive Summary 7
Summary Matrix 9
Introduction 10
LEED 3.0 Explained 12
Part One: Vision and Overarching Goals 13
Vision and Definition of Green Development 15
Goal Overview 16
Goals and Objective Outline 17
Part Two: Recommendations 19
Promote Environmental Education and Stewardship 21
Optimize Land Use 35
Improve Efficiency 47
Conserve and Preserve Resources 59
Increase Environmental Quality 71
Part Three: Framework for Action 81
Implementation Strategy 82
Green Development and Renovation Incentives 84
Photo Credits 85
Appendix One: Counter Manual 87
Appendix Two: Township Maps 91
5
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Executive Summary
Despite the effects of the global financial crisis, Shelby Township remains fortunate
in its continued enjoyment of a high quality of life in 2010. Residents and business
owners value ample land, abundant resources, and relative predictability in living
costs. However, Shelby Township, as well as the greater Detroit metropolitan region
and the United States as a whole, confronts evolving economic and environmental
realities. Consequently, in order to maintain the high quality of life upon which it
prides itself, Shelby Township must be poised for significant change in the coming
years.
Over the past half-century, the Township has expanded considerably in geographic
size and population. This growth occurred without environmental guidelines
to minimize impacts of development and renovation. To become a model green
community, Shelby Township will need to follow a carefully considered environmental
roadmap. The following plan outlines the mindset and practices the Township must
adopt in the short and long term to progress into a more environmentally responsible
municipality.
Current economic circumstances have slowed development in all of Southeast
Michigan. To help Shelby Township transition into a more progressive and
sustainable community when development activity resumes in coming years, our
team conducted extensive research in the township, including a field investigation
of current development patterns, a focus group with a diverse group of Township
stakeholders, and a thorough assessment of current Township planning standards
and procedures. Our team augmented this information with instructive case studies
of green strategies utilized in similar settings, interviews with green development
experts, and exploration of effective green tools making a difference in other
communities. Combining depth and breadth, the following action plan provides
Township leaders with creative, technical, and realistic guidelines for how to
approach development and renovation in the community going forward.
Five goals, derived from our research, organize Part Two:
- Promote Education and Environmental Stewardship
- Optimize Land Use
- Conserve and Preserve Resources
- Improve Efficiency
- Increase Environmental Quality
Each goal is broken down into objectives. Each objective includes a brief summary
of the issue, why it is relevant to green development in the township, examples of
the strategy’s success, and a recommendation for how to implement it. In Shelby
Township, individual objectives can serve as “tear sheets,” stand-alone educational
resources for residents, developers, and local officials.
Part Three outlines the implementation strategy for greening Shelby Township.
Divided into three phases, our implementation approach provides a framework for
action in the short and long term. The objectives described in Part Two align with one
or more specific phases in the implementation, with each sucessive phase including
more ambitious techniques. We believe that this incremental approach to raising
community awareness, promoting green development practices, and incentivizing
7
developer behavior over time will effectively integrate green development standards
into community norms and procedures in a manageable way.
In addition to the objective “tear sheets,” our team’s efforts equip the Township with
the additional helpful tools:
- Educational counter manual
- Green development and renovation checklist
- Implementation framework and timeline
Shelby Township can become a model green community in the region, state, and
nation. We believe this plan will catalyze new thinking, conversations, and behaviors
to update the township’s approach to development and renovation, and guide it in
a greener, more environmentally responsible direction.
8 Green Shelby 2020
Summary Matrix Legend Responsible Party: H = Homeowner, D = Developer, T = Township
* = Kickoff Objective
Goal Phase 1 Phase 2 Phase 3
ES 1: Distribute a Counter Manual (T) ES 5: Renovate a Township Building with
Promote Environmental
ES 2: Host a Developer and Business a Significant Visual Green Element (T)*
Stewardship (ES)
Owner Education Session (T)
Education and
ES 3: Initiate Green Events Campaign (T)
ES 4: Launch an Annual Green Award (T)
ES 6: Introduce a Green Development
and Renovation Checklist (T)
LU 1: Integrate and Increase Biodiversity LU 3: Develop and Implement Smart
of Landscape Planting (D, H)* Growth Strategies (D, T)
Optimize Land Use (LU)
LU 2: Reduce the Area of Impervious
Surface (D, H)*
LU 4: Develop and Implement Efforts to
Protect and Expand Native Habitat (T)
LU 5: Encourage Redevelopment and
Reuse of Previously Developed Sites (T)
LU 6: Create Chapter on Environmental
Sustainability in Township Master Plan (T)
Green Shelby 2020
IE 1: Optimize Building Orientation and IE 5: Use On-site Renewable Energy
Improve Efficiency (IE)
Envelope Treatment (D, T) Sources (D, T)
IE 2: Improve Energy Efficiency for
Lighting, Appliances (H, D, T)*
IE 3: Improve Energy Efficiency for
Mechanical Systems (H, D, T)
IE 4: Improve Water Wfficiency and
Wastewater Management (H, D, T)
IE 6: Reduce Heat Island Effect (D, T)
CR 1: Use Recycled Content and/or CR 2: Use Locally Sourced Materials in
Resources (CR)
Products that Reduce Environmental Construction (H, D)
Conserve and
Impact throughout the Life Cycle of a
Preserve
Building (H, D) CR 5: Provide Large-scale Recycling
Facilities for all Residents and Businesses
CR 3: Recycle Construction Waste (D, T)
(T)
CR 4: Encourage Adaptive Reuse (T)* CR 6: Design for Deconstruction and
Disassembly (D)
EQ 1: Limit Harmful Emissions from
Increase Environmental
Building Materials and Fixtures (H,D,T)*
EQ 2: Implement Construction and Post-
Quality (EQ)
Construction Pollutant Controls (T)
EQ 3: Improve Resilience to Natural,
Technological, and Man-made Hazards
(T)
EQ 4: Reduce Water Pollution Resulting
from Stormwater Runoff (H, D, T)
9
Introduction
Context
Shelby Township is located in Macomb County and the greater Southeast Michigan
Detroit Metropolitan Statistical Area. Shelby Township experienced a rapid growth
of population over the past 50 years as a direct result of its position in the region
along a major highway corridor, Van Dyke (M-53). As the township experienced a
steady increase in residential population from 14,114 in 1960 to 72,559 in 2008,
Shelby Township developed within the framework of traditional Euclidian zoning
regulations, and is divided into the following land uses:
-Single Family Residential
Figure 1: Shelby Township park.
-Multi Family Residential
-Mobile Home Park
-Commercial
-Office
-Industrial
-Public
-Semi-Public
-Private Recreation
-Vacant Land
Figure 2: A multi family residential Over the course of the past year, the recent slowdown of the economy has
development in Shelby Township. significantly halted further development projects, allowing Glenn Wynn, Shelby
Township’s Planning Director, to creatively explore plans that will enhance the
Vision, Goals, Objectives quality of life for all Township citizens. Mr. Wynn has enlisted our team to create a
33 hours (10%) plan that implements green building and development practices in the township,
Research and Assessment so that Shelby Township will be poised for environmentally friendly growth when
the economy revives. In addition, branding Shelby Township as a green place may
132 hours (40%)
distinguish the township from similar surrounding communities and position it for
further growth.
Method, Process, Timeline
Our team completed Green Shelby 2020 over an eleven-week time frame. The work
plan was divided into the following stages:
1. Research and Assessment:
- Review codes and Township’s development history
Recommendations and - Understand and prioritize environmental issues
Strategies - Assess stakeholder interests
132 hours (40%) - Investigate site and building design best practices through case studies
and interviews
2. Vision, Goal and Objective Setting:
- Define “green development”
- Create five goals for realizing the vision, along with six objectives to help
meet each goal
3. Recommendation formulation and preparation of final products:
Administration - Final Report
33 hours (10%) - Counter Manual
- Final Presentation
10 Green Shelby 2020INTRODUCTION
Focus Group Session
As part of our strategy to investigate community and stakeholder concerns, our
team held a community focus group on March 22, 2010. The focus group consisted
of eight participants, including two members of the Shelby Township beautification
committee, the deputy building director, a local developer, a civil engineer, one
former and one current planning commission member, and a representative of
the local chamber of commerce. The group discussed their ideas of what green
development practices entail and how Shelby Township should approach them.
Areas of focus included:
Figure 3: Focus group, March 22, 2010.
-The education of current and prospective Shelby Township homeowners about
environmentally sustainable building and renovation practices
-The role of the building department and its potential to influence development
through regulation
-The implementation of an awards program that would provide additional
incentives based on recognition of green development practices
-Site planning methods with a special focus on including more sustainable
landscaping requirements
Following the focus group, our team considered the implications of the discussion
and created the following plan based on major concerns addressed at the meeting. Figure 4: Posting focus group input on to
brainstorming board.
11LEED 3.0 Explained
What is LEED 3.0?
Leadership in Energy and Environmental Design (LEED) is the standard,
internationally-recognized green building certification system administered by
the U.S. Green Building Council (USGBC). It is designed to certify that a building
or neighborhood includes a specified list of green building best practices.
LEED sets benchmarks for important design metrics including: energy savings,
water efficiency, CO2 emissions reduction, indoor environmental quality, and the
protection of natural resources and habitats. The LEED rating system applies to all
types of construction ranging from commercial interiors to entire neighborhoods
and can be applied to both new construction and retrofit projects.
LEED’s rating system is based on obtaining credits for certain criteria. If a project
obtains a base amount of credits, it can become certified. If a project earns
Figure 5: U.S. Green Building Council
oversees LEED
additional credits, it will be certified at one of several upper tiers: silver, gold,
or platinum. Understanding the LEED certification process helps builders and
other professionals in making design, construction, operations, and maintenance
decisions.
LEED assesses the green features included in a new construction (NC) project by
applying the following categories:
- Sustainable Sites (SS)
- Water Efficiency (WE)
- Energy & Atmosphere (EA)
- Materials & Resources (MR)
- Indoor Environmental Quality (IEQ)
- Innovation in Design (ID)
- Regional Priority (RP)
Other similar categories exist for neighborhood development (ND) and other types
of projects.
Advantages of LEED Accreditation for Shelby Township Staff
Having a LEED AP on staff will demonstrate Shelby Township’s dedication to
green building and renovation practices. Devoting the time and money to have
a staff member trained and accredited is a worthwhile Township investment: it
will add professional credibility the Township’s green development leadership,
and demonstrate a commitment to environmental stewardship for the community.
Anyone regardless of profession can become a LEED AP by passing two
comprehensive exams. For more information, visit the USGBC’s website at www.
usgbc.org.
12 Green Shelby 2020PART ONE: VISION AND OVERARCHING GOALS
Shelby Township will be a green development leader among its peer
communities. This is a bold but realistic goal that will be achieved through
a series of targeted initiatives and strategies designed to promote
environmental awareness, introduce new practices and ambitious
standards, and guide future development in a more environmentally
sensitive and sustainable direction.
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Vision and Definition of Green Development
Vision
Shelby Township will be a leader in green development among its peer
communities.
Green Development Definition
In Shelby Township, green development is defined as encouraging a culture and
implementing standards that promote environmentally responsible behavior among
developers, contractors, homeowners, businesses, and Township leaders. Creating
a green community includes:
- Education on environmental stewardship
Figure 6: A vegetated buffer surrounds a
- Improving water and energy efficiency throughout the township wetland. Using native planting along water
- Optimizing Township land use effectiveness edges substantially reduces pollution from
- Conserving and preserving resources stormwater run-off.
- Mitigating or eliminating harmful pollutants associated with development
projects
Green development in Shelby Township extends beyond the construction of earth-
friendly buildings. It means thinking about the environmental impacts of development
in a new way and embracing more efficient building construction and maintenance
practices that minimize harm to the natural environment. This will occur in small
steps over a realistic timeline determined with stakeholder input.
A greener Shelby Township will not be created overnight. Instead, it will be the
work of several initiatives over several years, and the community’s green goals
and benchmarks will continue to evolve according to community, reulatory, and
technological progress. Over time, Shelby Township will adopt new approaches
and environmentally sensitive priorities in planning for its growth and development,
resulting in an environmentally aware, engaged, and influential community of
citizens and professionals.
Our team believes that Shelby Township can be a model community in green
development for both the southeast Michigan region and the United States. By raising
environmental awareness, updating its land use policies, and introducing specific
and effective construction and redevelopment practices into the community, Shelby
Township can position itself as a progressive, innovative, and environmentally
responsible municipality, increasing its appeal as a highly desirable locale to live
and work. Becoming a leader in green development will distinguish the township
from similar suburban communities in the Metro Detroit area, enhancing its civic
reputation and strengthening its competitive advantage.
Part One: Vision and Overarching Goals 15Goal Overview
Promote Environmental Education and Stewardship (ES)
Promoting environmental education and stewardship is essential in achieving
Shelby Township’s green development vision. Without the full support of the
community, which is unattainable without suitable education, Green Shelby 2020
will not succeed. The plan’s outreach strategy includes a community awareness
and education campaign, a Green Development and Renovation Checklist, and an
awards and inventives program.
Optimize Land Use (LU)
Understanding that the land we use is an exhaustible resource is an important
concept, and one that must be a priority if Shelby Township wants to move in a
more sustainable direction. The township can optimize its land use by utilizing
already developed land, and providing habitat and protection to natural resources,
which will create a balance allowing nature to replenish itself while accomodating
human needs.
Improve Efficiency (IE)
Efficiency in supplying water and energy to buildings is a key part of
environmental sustainability because water and energy are finite natural
resourcese. Buildings should respond to their environment and sit lightly on their
ecological footprint. The latest technology in green building promotes water and
energy efficiency by reducing the need for these resources in buildings and on the
land. Whenever possible, resources should be conserved and replenished.
Conserve and Preserve Resources (CR)
Throughout a building’s life-cycle — design, construction, operation, and
demolition — all efforts should be taken to decrease waste and maximize
the efficient use of materials. Developers, township officials, businesses, and
homeowners all play critical roles in conserving and preserving natural and
manmade resources in the township, and the success of this goal depends on
each constituency assuming responsibility for its role in the creation, maintenance,
and disassembly of all kinds of buildings in the community.
Increase Environmental Quality (EQ)
Construction, development and renovation projects often generate harmful
byproducts, such as toxic emissions and stormwater runoff, that pollute Shelby
Township’s indoor and outdoor environment. The goal of improving environmental
quality is to practice strategies that limit these harmful contaminants to mitigate
or even eliminate the negative impact they have on Shelby Township’s population
and environment. The recommendations outlined under this goal educate
developers, homeowners or businesses about the potentially detrimental impacts
of their construction and renovation activities upon the environment, and offer
ways to lessen harm to the environment during development or renovation
processes. This goal also suggests that the township evaluate and prepare for
present and future risks to its natural environment.
16 Green Shelby 2020Goals and Objectives Outline
GOAL: Promote Environmental Education and Stewardship (ES)
Objective ES 1: Distribute a Counter Manual
Objective ES 2: Host a Developer and Business Owner Education Session
Objective ES 3: Initiate Green Events Campaign
Objective ES 4: Launch an Annual Green Award
Objective ES 5: Renovate a Township Building with a Significant Visual Green Element
Objective ES 6: Introduce a Green Development and Renovation Checklist
GOAL: Optimize Land Use (LU)
Objective LU 1: Integrate and Increase Biodiversity of Landscape Planting
Objective LU 2: Reduce the Area of Impervious Surface
Objective LU 3: Develop and Implement Smart Growth Strategies
Objective LU 4: Develop and Implement Efforts to Protect and Expand Native Habitat
Objective LU 5: Encourage Redevelopment and Reuse of Previously Developed Sites
Objective LU 6: Create Chapter on Environmental Sustainability in Township Master Plan
GOAL: Improve Efficiency (IE)
Objective IE 1: Optimize Building Orientation and Envelope Treatment
Objective IE 2: Improve Energy Efficiency for Lighting and Appliances
Objective IE 3: Improve Energy Efficiency for Mechanical Systems
Objective IE 4: Improve Water Efficiency and Wastewater Management
Objective IE 5: Use On-site Renewable Energy Sources
Objective IE 6: Reduce Heat Island Effect
GOAL: Conserve and Preserve Resources (CR)
Objective CR 1: Use Recycled Content and/or Products that Reduce Environmental Impact
Objective CR 2: Use Locally Sourced Materials in Construction
Objective CR 3: Recycle Construction Waste
Objective CR 4: Encourage Adaptive Reuse
Objective CR 5: Provide Large Scale Recycling Facilities
Objective RC 6: Design for Deconstruction and Disassembly
GOAL: Increase Environmental Quality (EQ)
Objective EQ 1: Limit Harmful Emissions from Building Materials and Fixtures
Objective EQ 2: Implement Construction and Post-Construction Pollutant Controls
Objective EQ 3: Improve Resilience to Natural, Technological, and Man-made Hazards
Objective EQ 4: Reduce Water Pollution Resulting from Stormwater Runoff
Part One: Vision and Overarching Goals 17[This page is intentionally left blank.]
PART TWO: RECOMMENDATIONS
The following pages describe specific actions the Township can take to
become a leader in green development among its peer communities.
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ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
ES 1:
DISTRIBUTE A COUNTER MANUAL
Summary
Issue: One of Shelby Township’s challenges in becoming a leader in green
development is a lack of awareness about environmentally responsible building
practices among developers, business owners, and the general public. City
leaders must educate residents about Green Shelby 2020 and its benefits for the
greater community.
Recommendation: The Counter Manual will be the first step in ensuring that
anyone involved with real-estate development or renovation in Shelby Township
understands what green building means in the township and how Green Shelby
2020 will impact their project.
The Counter Manual can be distributed by the Shelby Township Planning
Director and other Shelby Township officials at the township municipal building,
homeowners’ association meetings, and other relevant places and events
throughout the township. The Counter Manual concisely describes Green Shelby
2020’s goals and implementation, and serves as a public relations and marketing
tool to build consensus and momentum for the plan.
Supporting Information
Precedent: The US Green Building Council’s LEED Certification “Awareness and
Education” credits “encourage home builders and real estate professionals to
provide homeowners, tenants and building managers with the education and tools
they need to understand what makes their home green and how to make the most
of those features.”1
Relevance to Goal: The Counter Manual promotes a key component
environmental education and stewardship. It is a straight-forward document that
provides basic infromation about Green Shelby 2020, encourages developers,
businesses owners, and residents to take pride in the possibility of green
development throughout the township.
Costs and Savings: The manual will cost little to print and will save township
officials a tremendous amount of time in in explaining Green Shelby 2020 to
interested parties throughout the community.
Focus Group: Participants expressed a general lack of knowledge about how
to “green” an existing home or business. The Counter Manual stems from these
concerns and addresses several concerns raised at the meeting.
Part Two: Recommendations 21ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
Sources
1. United States Green Building Council. “Intro—what LEED measures.”
(2010). www.usgbc.org/displaypage.aspx
22 Green Shelby 2020ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
ES 2:
HOST DEVELOPER AND BUSINESS OWNER
EDUCATION SESSION
Summary
Issue: Local business owners and real estate developers may be interested
in incorporating green development features into their projects, but are worried
about covering costs. Developers are not often aware how and when building
green can provide cost savings.
Recommendation: Shelby Township can host a series of educational
sessions for business owners and developers. These sessions will help these
constituencies to understand the importance of utilizing green development
practices, as well as to provide information on how to take advantage of the
rewards associated with the phase two.
Supporting Information
Relevance to Goal: Education sessions for business owners and developers
directly address the goal of promoting environmental stewardship. These
sessions will address important issues such as lighting, energy management,
pollution prevention, waste management, and process efficiency in order to help
developers and business owners understand the benefits of green development.
Costs and Savings: There are no direct cost savings associated with hosting
a developer and business owner education, but a session can benefit key
stakeholders indirectly by providing information for free.
LEED 3.0: Education sessions contribute to LEED’s requirement for an
Awareness and Education Component. At these sessions, township officials
should use educational materials available on the USGBC website.
Focus Group: The developer and business owner expressed concern that
without a thorough understanding of green building themselves, they will be ill-
equipped to explain the benefits of such practices to customers.
Sources
1. United States Green Building Council “Intro—what LEED measures.” (2010).
www.usgbc.org/displaypage.aspx
2. “Green Development and Construction Program.” The Illinois Sustainable
Technology Center. Institute of Natural Resource Sustainability. University
of Illinois at Urbana-Champagne. Champaign, IL: the University of Illinois
Part Two: Recommendations 23Board of Trustees. (2010). http://www.istc.illinois.edu/tech/green_
development.cfm
24 Green Shelby 2020ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
ES 3:
INITIATE GREEN EVENTS CAMPAIGN
Summary
Issue: Although Green Shelby 2020 does not directly affect existing Shelby
Township homeowners and business owners, without a community awareness
campaign they might feel overwhelmed or alienated once the community has
reached the long-term implementation stage.
Recommendation: Shelby Township should host a series of educational green
events throughout each calendar year that culminate in a “Green Expo.” In the
short term, Township officials such as the Planning and Zoning Department and
the Building Department Director should focus on creating these educational
opportunities. As time passes and Green Shelby 2020 thrives, Shelby Township
can consider creating its own green building forum.
Supporting Information
Precedent: The Green Events Campaign can be modeled after the Columbus
Green Building Forum’s sustainable development educational campaign in Ohio.
The Columbus Green Building Forum hosts a variety of informational events
and workshops, including a Life Cycle Costing workshop, an eight-week Green
Building School, a Energy Modeling Workshop Series, a Green Home Fair, and a
Green Building Expo. These events expose people from all sectors in the greater
Central Ohio Region to the LEED Certification Process and the positive effects
that sustainable development have on local schools and businesses. They also
help stimulate excitement about future green building initiatives taking place in the
community.
Relevance to Goal: The Green Events Campaign directly addresses the goal
to promote environmental education and stewardship. It helps to raise awareness
and generate enthusiasm for Green Shelby 2020.
Costs and Savings: Homeowners, developers and residents benefit in direct
and indirect cost savings because they don’t have to spend their own resources to
educate themselves.
LEED 3.0: This objective contributes to, but does not quality for, LEED’s
requirement for an Awareness and Education Component. Township officials
can use educational materials available on the USGBC website in organizing
educational programming.
Focus Group: This objective ties into the focus group’s concern that current and
potential Shelby Township homeowners do not understand the costs and benefits
associated with the adoption of green building and development practices in their
Part Two: Recommendations 25ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
homes. The events support Green Shelby 2020’s mission of encompassing both
new construction and renovation of existing homes and businesses.
Sources
1. Columbus Green Building Forum. www.cgbf.org
26 Green Shelby 2020ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
ES 4:
LAUNCH AN ANNUAL GREEN AWARD
Summary
Issue: Township officials need to stimulate enthusiasm in order for Green Shelby
2020 to succeed.
Recommendation: Shelby Township can create three distinct awards to
recognize compliance with objectives on the Green Development and Renovation
Checklist. The three award categories are a homeowners’ Green Award, a Green
Business Award, and a Green Developer Award.
The three award programs can work as follows:
Homeowner’s Green Award: Targeted at long-time homeowners, this award
focuses solely on renovations to existing homes. Homeowners’ associations will
nominate homeowners who have implemented green strategies in their homes
using Energy Star appliances, native landscaping, and recycled building materials
for renovations. Each spring, the winner will be awarded the “Homeowner’s Green Figure 7: A rendering of the proposed Green
Award” at a township-wide event and will be presented with a native tree to plant Development Award, which will hang in
on his or her property. Township Hall.
Green Business Award: Local business owners will compete in one of two
categories: the new construction category and the existing building category.
Businesses that fall under the New Construction Category must complete eight of
the ten suggested criteria on the Green Development and Renovation Checklist in
order to qualify for a Green Building Award. Participants in the Existing Building
Category must complete a total of five of the ten criteria in order to be considered
for an award. Once a business has proved it has met all the necessary
benchmarks, it will receive a “Best of Shelby Township Green Businesses” emblem
to place on its property and in advertisements. Each of the compliant businesses
will be announced at the annual green event.
Green Developer Award: Developers must meet eight of the ten requirements
in order to be considered for nomination. Once nominated, the developers will
then be judged on the number of requirements they meet and how many new
buildings they have constructed that have these requirements. The winner will be
announced at the annual awards banquet and will receive his or her name on a
Green Award plaque.
Supporting Information
Precedent: The township is very proud of the beautification awards program and
the Green Awards Program can function similarly.
Part Two: Recommendations 27ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
Relevance to Goal: The Green Awards Program directly addresses the
“Promote Environmental Education and Stewardship” goal because it instills a
sense of pride about the green development process in the community. The
ultimate goal for the program is to make it a fun and competitive process that
residents and business owners will strive to win every year, thus allowing them to
showcase how they have embrace green development and renovation.
Costs and Savings: The township would incur low costs associated with the
creation and continued operation of an annual Green Awards Program.
LEED 3.0: This objective contributes to LEED’s requirement for an Awareness
and Education Component.
Focus Group: The awards program was born out of the focus group
conversation.
28 Green Shelby 2020ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
ES 5:
RENOVATE A TOWNSHIP BUILDING WITH A
SIGNIFICANT VISUAL GREEN ELEMENT
Summary
Issue: While the leadership of Shelby Township might embrace Green Shelby
2020, without implementing its own visual green element to a city-owned building,
the program will not enjoy the maximum level of support from the community.
Recommendation: Shelby Township can create a “Comparative Garden
Project” by planting examples of native and conventional, non-native gardens on
the municipal building grounds. A sign with information should be nearby, and
address the differences in the amount of water usage and yard waste, as well as
the decreased cost of maintenance over the course of a year. Other visual green
element ideas include a green roof, porous pavement, and rainwater systems.
Supporting Information
Precedent: The Comparative Garden Project is inspired by a similar project
called “Garden/Garden,” which is conducted by the Office of Sustainability and
the Environment in Santa Monica, California. The two gardens have been planted
at adjacent houses providing a visual comparison of the costs and benefits
associated with native gardens and traditional gardens. Each garden includes the
following elements:
Native Garden: California native plants, water-efficient drip irrigation system,
and an underground rainwater filtering system.
Traditional Garden: Exotic plants native to the eastern portion of the United
States that require significant amounts of water, fertilizers, and pesticides
not necessary for the native plants in the neighboring garden.
The township should provide short fact sheets that show the significant cost
savings associated with each garden, as well as on-site plaques that show each
plant’s purchase price, maintenance cost, waste consumption, trash generation,
and time commitment required for sufficient upkeep
Relevance to Goal: The Comparative Garden project is an educational project
geared toward promoting green site design, making it relevant to the goal of
promoting environmental education and stewardship in the township. Introducing
a green element at the municipal office site will show a commitment to green
development on the part of the city staff.
Costs and Savings: The initial landscaping costs of this project will be
approximately $36,000 (projected based on the construction costs for the Garden/
Part Two: Recommendations 29ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
Garden Project). However, it will eventually lead to cost savings for the native
garden of $2,200 in annual maintenance fees.
LEED 3.0: The Comparative Garden Project addresses several of the LEED
Certification measurements, including Sustainable Sites, Materials and Resources,
and Awareness and Education.
Focus Group: During the focus group conversation, participants repeatedly
mentioned that without visual support from the township, the green development
as a concept would not necessarily “catch fire” immediately. Constructing a green
element would be the township’s first step in creating community support.
Sources
1. Jett, Susanne. Garden/Garden (2004)
http://www.smgov.net/Departments/OSE/Categories/Landscape/
Demonstration_Gardens.aspx
Figure 8, 9: A single family home with
conventional turf grass (above) and a home
with native planting (below).
30 Green Shelby 2020ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
ES 6:
INTRODUCE A GREEN DEVELOPMENT AND
RENOVATION CHECKLIST
Summary
Issue: As Shelby Township moves towards promoting green development
practices, it will need a set of guiding principles upon which to evaluate future
development projects and renovations.
Recommendation: Shelby Township can implement a Green Building Checklist
that covers a number of suggested practices necessary for innovative and
progressive green renovation and development. The checklist will be used as a
basis for determining whether or not a project qualifies for the “Green Track” in
Phase 1, and eventually meets upgraded township standards required in Phase 3.
Supporting Information
Precedent: The Green Development and Renovation Checklist will incorporate
green development practices listed in categories consistent with the Green Shelby
2020 objectives:
- Optimize Land Use
- Improve Efficiency
- Conserve Resources
- Increase Environmental Quality
Our plan recommends that Shelby Township initially adopt ten of these
requirements during the kickoff period.
Beginning with Phase 1, the Planning and Building Departments will evaluate each
renovation and development proposal based on the Green Development and
Renovation Checklist. It is suggested that in order to qualify for the “Green Track,”
each project must meet five out of ten objectives. Over time, Township staff will
add additional suggested green practices, gradually increasing the number of
criteria that must be met in order to qualify for the “Green Track” and its incentives.
By Phase 3, a single green development track will be established and all
proposals must address checklist requirements for project approval.
Relevance to Goal: The Green Development and Renovation Checklist provides
a complete understanding of the Environmental Education and Stewardship goal.
It creates a tangible means for conceptualizing green development practices on a
case-by-case level, thereby promoting environmental education and stewardship.
Costs and Savings: During Phase 2, homeowners and developers who
Part Two: Recommendations 31ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
choose to follow the required number of guidelines on the Green Development
and Renovation Checklist will be rewarded with “fast track” permitting, resulting
in significant time and indirect monetary savings (see Part Three: Framework for
Action for further description).
LEED 3.0: Each suggested green development or renovation practice item on
the checklist corresponds with a separate LEED credit. Please see the referenced
objective in the checklist on the next page.
Sources
1. West Windsor Township, NJ Green Development Practices Checklist. (2009)
32 Green Shelby 2020ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
Green Development and
Renovation Checklist
OBJECTIVE YES NO EXPLANATION
OPTIMIZE LAND
USE
Does the project LU 1
use diverse and
native plant
species in its
landscaping plan?
Does the project LU 2
use pervious
pavement?
Does the project LU 3
comply with the
physical design
guidelines for its
character area in
the township
master plan?
Does the project LU 4
protect preserve a
natural habitat for
native species?
Does the project LU 5
reuse an existing
site?
IMPROVE
EFFICIENCY
Does the project IE 1
utilize the benefits
of solar
orientation?
Does the project IE 1
utilize natural light
where possible?
Does the project IE 1
utilize natural
ventilation?
Does the project IE 2
include energy
efficient lighting
systems?
Does the project IE 3
include energy
efficient
mechanical
systems?
Does the project IE 4
use low-flow water
fixtures?
Does the project IE 4
use advanced
water efficient
systems?
Part Two: Recommendations 33ES LU IE CR EQ
PROMOTE ENVIRONMENTAL EDUCATION AND STEWARDSHIP
Green Development and
Renovation Checklist
Does the project IE 5
use on-site
renewable energy
sources?
Does the project IE 6
use strategies to
reduce the heat
island effect?
CONSERVE AND
PRESERVE
RESOURCES
Does the project CR 1
use recycled
materials?
Does the project CR 2
use locally sourced
materials in
construction?
Does the project CR 3
recycle
construction
waste?
Does the project CR 4
reuse an existing
building?
Is the project CR 6
designed for
disassembly and
deconstruction?
INCREASE
ENVIRONMENTAL
QUALITY
Does the project EQ 1
use materials and
fixtures that limit
harmful emissions?
Does the project EQ 2
have construction
and post-
construction
pollutant controls?
Does the project EQ 4
minimize storm
water runoff?
34 Green Shelby 2020ES LU IE CR EQ
OPTIMIZE LAND USE
LU 1:
INTEGRATE AND INCREASE BIODIVERSITY OF
LANDSCAPE PLANTING
Summary
Issue: Conventional development methods rely heavily upon foreign species and
monocultures in landscaping, to the detriment of the urban ecology. Conversely,
native and diverse plants species tend to be hardy, require little water and
fertilizer, and provide habitats for birds and other native animals.
Recommendation: Promote diverse and native plant species by adopting Figure 10: Native plantings bloom in the front
standards for their use on all properties, including buildings, parks and sidewalks. yard of the Ann Arbor Great Oak co-housing
building. Native plantings are drought
tolerant, provide habitat for native species,
and discourage the spread the invasive
Supporting Information species.
Precedent: Woodlands, Texas pioneered methods of low-impact development on
a large-scale.2 The community replaced curbs with cultivated native vegetation in
swales; this technique controlled stormwater at the same time that it purified runoff
absorbed to the water table. Elsewhere in the community, planting native vegeta-
tion preserved biodiversity beneficial to forest and woodlands, and decreased
stormwater runoff generated. Use of native vegetation in Woodlands, Texas
also minimized development impacts on local hydrological systems, specifically
nearby streams.
Relevance to Goal: Integrating and increasing biodiverse landscape plantings
in the urban and suburban setting optimizes land use in several ways. Landscape
plantings generally reduce the amount of stormwater runoff generated by impervi-
ous surfaces. Native landscape plantings in particular allow for increased vegeta-
tion biodiversity and prevent the spread of non-native invasive plant species.1
Costs and Savings: This recommendation is not expected to have any sig-
nificant impact on capital costs. To the contrary, limiting cultivation of invasive,
non-native species cuts labor costs associated with grounds maintenance and
reduces the cost of replanting often incurred after intended species have been
overrun by invasive, non-native species.
LEED 3.0: Depending on the requirements adopted for any given type of build-
ing materials or fixtures, the following LEED standards may be met:
- LEED-NC SS credit 5.1 Site Development: Protect or Restore Habitat
- LEED-ND GCT credit 7: Minimize Site Disturbance During Construction
Focus Group: The focus group stressed the importance of planting trees and
vegetation.
Part Two: Recommendations 35ES LU IE CR EQ
OPTIMIZE LAND USE
Sources
1. NYC Green Codes Task Force: Full Proposals (UE 1)
2. NYC Green Codes Task Force: Full Proposals (UE 2)
3. Press Release, US Dept. of Agriculture, President Clinton Expands Federal
Effort to Combat Invasive Species (Feb. 3, 1999), available at http://www.
ladwpnews.com/go/doc/1475/182533/.http://www.nps.gov/plants/alien/pubs/
eopress.htm.
4. Dep’t of Transp., Fed Highway Admin., Memorandum on Environmen-
tally Beneficial Landscaping (Apr. 26, 1994) http://www.fhwa.dot.gov/
environment/042694em.htm.
5. http://www.extension.umn.edu/pesticides/ipm/pubnplant.htm
36 Green Shelby 2020ES LU IE CR EQ
OPTIMIZE LAND USE
LU 2:
REDUCE THE AREA OF IMPERVIOUS SURFACE
Summary
Issue: Covering the majority of the built environment’s surface area with
impervious materials – such as pavement, buildings, and even turf grass – strains
the natural habitat and stormwater systems. Impervious cover prevents water
from reaching the subsoil below and percolating to the water table, disabling
aquifer recharge and causing excess stormwater to be released directly into the
natural environment. Figure 11: Ecostone porous pavement is
used for the parking bays in this North
Carolina parking lot. Impervious asphalt is
Recommendation: Adopt site plan review standards that encourage still used for the driving lane - a compromise
permeability, through use of pervious pavement, for at least one-third of the lot that minimizes maintenance costs and
area that is not covered by buildings or structures. increases the area of porous surfaces.
Supporting Information
Precedent: Several North American cities and states require new and redevel-
oped sites to reduce impervious areas and limit driveway paving. The City of
Philadelphia now requires new developments and redevelopments over 10,000
square feet to reduce impervious surfaces areas that are connected to sewers by
twenty percent as compared to preexisting conditions. Philadelphia’s standards for
reducing the volume of peak stormwater flows may also be met by decreasing a
given lot’s impervious area.1 The City of Chicago requires redeveloped sites larger
than 7,500 square feet that discharge to combined sewers to reduce impervious
cover by fifteen percent from previous conditions.1 Chicago’s stormwater manage- Figure 12: An asphalt parking lot in Shelby
ment manual recommends landscaping and permeable pavement as a way to Township. Impervious asphalt pavement
meet their regulations. Berkeley, California limits the amount of paved off-street covers the entire lot, and contributes to
increase stormwater runoff..
parking allowed in a yard and requires that permeable surfaces and landscape
strips surround paved parking.2 Toronto, Ontario provides a maximum front yard
driveway width and requires 50-60% of front yards to be landscaped.3 The State
of North Carolina prohibits more than eighty percent of a “vehicular surface area”
from being an impervious material if the vehicular surface area exceeds one acre.4
Relevance to Goal: Promoting surface permeability will reduce stormwater
runoff, local flooding, combined sewer overflows, and allow for groundwater re-
charge.
Costs and Savings: This proposal is not expected to have any significant im-
pact on capital costs. However, prohibiting the use of invasive, non-native species
reduces labor cost associated with grounds maintenance and reduces the cost of
replanting after intended species have been overrun by invasive, non-native spe-
cies.
Part Two: Recommendations 37ES LU IE CR EQ
OPTIMIZE LAND USE
LEED 3.0: Depending on the requirements adopted for any given type of build-
ing materials or fixtures, the following LEED standards may be met:
-LEED-NC SS credit 7.1: Heat Island Effect, Non-Roof
-LEED-ND GCT credit 10: Heat Island Reduction
Focus Group: The large amount of impervious surfaces in Shelby Township con-
cerned focus group participants.
Sources
1. NYC Green Codes Task Force: Full Proposals (SW 1)
2. BERKELEY MUN. CODE § 23D.12.080 (2006). http://www.ci.berkeley.ca.us/
citycouncil/2006citycouncil/packet/072506/2006-07-25%20Item%2003%20
Ord%20-%20Off%20Street%20Parking%20Yards.pdf.
3. City of Toronto, Front Yard Parking, http://www.toronto.ca/zoning/frontyard.
htm (last visited Oct.14, 2009).
4. North Carolina, Impervious Parking Legislation, S. Res. 845 S.L. 2008-198
(2008).
38 Green Shelby 2020ES LU IE CR EQ
OPTIMIZE LAND USE
LU 3:
DEVELOP AND IMPLEMENT SMART GROWTH
STRATEGIES
Summary
Issue: Conventional, Euclidean development patterns are limited in functionality
and lack connectivity. Consequently, usage patterns underutilize structures and
sites, and mobility depends heavily upon the automobile and excludes other
modes of transit.
Recommendation: Adopt standards that use zoning and incentives to
encourage pedestrian-scale, mixed-use, higher density development and
redevelopment. During site selection, the township can give preference to sites
that offer pedestrian access to a variety of services, locating them within a half
mile radius of services and mass transit.1 Township zoning ordinances can
establish and maintain growth measures such as growth boundaries to avoid the
depletion of agricultural land and protected areas.
Supporting Information
Precedent: The Belmont Dairy is a mixed-use, urban infill project in the Portland,
Oregon neighborhood of Sunnyside. Located approximately 1.5 miles southeast of
downtown, Belmont Dairy has expanded housing and retail choices for Sunnyside
residents, spurred reinvestment, and created a vibrant anchor for a changing
neighborhood.
Bethesda Row, located in the central business district of Bethesda, Maryland
illustrates the revitalization of a suburban downtown area into a mixed-use,
walkable shopping and restaurant district. It has become so successful it draws
people from the surrounding county and Washington D.C.
Davidson, North Carolina is setting new standards attracting development to
the downtown by revitalizing its existing buildings. The small community has
began preserving community character and creating a sense of place, while
incorporating a variety of lot sizes, uses and housing types within a five minute
walk.
Relevance to Goal: Encouraging smarter growth allows communities to reap
benefits from new development without destroying the natural environment.
Incorporating mixed-use and transit-oriented developments preserves open space
while serving the needs of a growing population.
Costs and Savings: Costs to upgrade existing infrastructures to accommodate
mixed-use may be significant.
Part Two: Recommendations 39ES LU IE CR EQ
OPTIMIZE LAND USE
LEED 3.0: Depending on the requirements adopted for any given type of site or
building materials, the following LEED standards may be met:
-LEED-NC SS credit 2: Development Density & Community Connectivity
-LEED-NC SS credit 4.1: Alternative Transportation: Public Transportation
Access
-LEED-NC SS credit 4.2: Alternative Transportation: Bicycle Storage &
Changing Rooms
Focus Group: The group commented on the need for multiple travel options,
including walking and biking, and stressed the need for linkages between
neighborhoods.
Sources
1. Shelby Township Master Plan, Chapter 4
2. Smart Growth, http://www.smartgrowth.org/
3. Environmental Protection Agency, http://www.epa.gov/smartgrowth/topics/
eb.htm
4. Eco City Cleveland, http://www.ecocitycleveland.org
5. National Association of Realtors, http://www.realtor.org/government_affairs/
smart_growth?opendocument
6. Urban Land Institute, http://casestudies.uli.org/dcs_frameset_master.html
40 Green Shelby 2020ES LU IE CR EQ
OPTIMIZE LAND USE
LU 4:
DEVELOP AND IMPLEMENT EFFORTS THAT
PROTECT AND EXPAND NATIVE HABITAT
Summary
Issue: Development has consumed needed for wildlife to survive and facilitated
the spread of invasive species due to the destruction of native habitats.
Recommendation: Adopt standards to provide incentives for planting trees,
creating additional green space with native vegetation, increasing the amount
of native habitat by developing and maintaining sufficient open space corridors,
and protecting agricultural and natural areas as part of new development and
major renovations. The township has the option of using transfer of development
rights (also known as TDRs) to preserve existing open space in the township,
and establish a wetland mitigation bank to preserve wetlands from development.
Shelby Township can also expand and implement Master Plan recommendations
for natural areas, specifically in Master Plan Chapter 3, Natural Features and
Environment.1
Supporting Information
Precedent: Ann Arbor, Michigan is using TDRs to establish a “greenbelt” around
the city that preserves agricultural land, wetlands, woody areas, and open space.
The City of Ann Arbor has protected over 1,000 acres of farmland and open space
through donations, grants, and locally funded programs.2
Relevance to Goal: Expanding and protecting natural habitats optimizes land
use by allowing sites and the structures upon them to coexist with the natural en-
vironment. Native species require little maintenance, and limiting development to
certain areas protects and preserves native habitat species.
Costs and Savings: This recommendation is not anticipated to have any signifi-
cant impact on capital costs. However, prohibiting the use of invasive, non-native
species reduces labor cost associated with grounds maintenance and reduces
the cost of replanting after intended species have been overrun by invasive, non-
native species.
LEED 3.0: Depending on the requirements adopted for any given type of site or
building materials, the following LEED standards may be met:
-LEED-NC SS credit 5.1: Site Development, Protect or Restore Habitat
-LEED-ND GCT credit 7: Minimize Site Disturbance during Construction
Focus Group: The group commented on the need for more open space and
protection of the natural features, including increased accessibility to River Bends
Part Two: Recommendations 41ES LU IE CR EQ
OPTIMIZE LAND USE
Park.
Sources
1. Shelby Township - Chapter 3: Natural Features & Environment
2. http://www.a2gov.org/greenbelt/Pages/greenbelthome.aspx
3. West Windsor Township, NJ - Master Plan, Section 13: Land Use, Objective
1.3
42 Green Shelby 2020ES LU IE CR EQ
OPTIMIZE LAND USE
LU 5:
ENCOURAGE REDEVELOPMENT AND REUSE
OF EXISTING SITES
Summary
Issue: Many areas remain vacant or underutilized in the township, to reduce the
pressure on undeveloped land, an effort to rehabilitate damaged or underutilized
sites before developing in an open space.
Recommendation: Utilize brownfield sites and underutilized properties
whenever possible. During the site selection process, give preference to
brownfield sites or greyfield sites. Identify tax incentives for redevelopment.
Supporting Information
Precedent: Brownfield programs have reached beyond commercial and indus-
trial site restoration, using brownfield restoration for residential reuse. Emeryville, Figure 13, 14: Before and after pictures of
California transformed a former industrial site into a 220 residential housing unit. the Emeryville, CA brownfield redevelopment
and adaptive re-use project.
The project help spark the economically distressed are into an award winning
project. The city worked with local developers and regulation agencies to create a
plan to redevelop an abandoned railroad yard. The industrial site was transformed
into 220- residential housing units, cleaning a total of 10 contaminated sites. The
once 180 contaminated site now proved over 7,500 square feet of retail space,
and 1,800 community center for the new apartment community. The brownfield
was able to leverage nearly $20 million in private investments through the cities
brownfield assessment. Providing space for new residential space, has allowed
those who desires for relocation to the inner city, the opportunity of the city to
respond to these development trends.
Relevance to Goal: Encourages smart growth and smart use of land, utilized
land that has already been converted from open space to developed space.
Costs and Savings: This proposal will allow savings on infrastructure and basic
utilities, because these are in place.
LEED 3.0: New Construction: SS credit 3, Brownfield Redevelopment; MR credit
1.1, Building Reuse
Focus Group: Participants addressed issues on the amount of existing structure
they have that are underutilized. .
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