women of green

Urban Oases: Reclaiming Residential Yard Space

Evan Mason, MA

January, 2010

1. Environmental Science

2. Education3. Public Policy

Three-Pronged Approach to Reclaiming Open Space

Urban Open Space Types• Public: Parks, Greenstreets, Plazas, Street Trees• Private

– Courtyards and terraces;– Roofs;– Single family and small scale housing—

Riverdale, Staten Island, Sunnyside Gardens;

– Rowhouse backyards and front area ways;– Apartment building front, rear and side areaways;

NYC Manhattan Bronx Brooklyn Queens Staten IslandTotal Area (acres) 194,739 14,581 27,138 45,811 70,166 37,043Percent of New York City 100.00% 7.49% 13.94% 23.52% 36.03% 19.02%Open Space 113,077 6,145 16,002 22,606 41,713 26,611Percent of Total Borough Area - 42.14% 58.96% 49.35% 59.45% 71.84%Percent of Total NYC Area 58.07% 3.16% 8.22% 11.61% 21.42% 13.67%Private Open Space (acres) 53,991 1,831 6,343 10,674 20,975 14,167Percent of Total Borough Area - 12.56% 23.37% 23.30% 29.89% 38.24%Percent of Total NYC Area 27.72% 0.94% 3.26% 5.48% 10.77% 7.27%Yard Space (acres) 68,026 3,027 8,804 13,504 24,061 18,630Percent of Total Borough Area - 20.76% 32.44% 29.48% 34.29% 50.29%Percent of Total NYC Area 34.93% 1.55% 4.52% 6.93% 12.36% 9.57%Residential Yard Space (acres) 52,236 2,077 6,438 10,674 19,857 13,190Percent of Total Borough Area - 14.24% 23.72% 23.30% 28.30% 35.61%Percent of Total NYC Area 26.82% 1.07% 3.31% 5.48% 10.20% 6.77%LANDMARKWEST! AND CUNY Institute for Sustainable Cities, 2008

Summary of Open, Private, Yard, and Residential Space in New York City

How Much Urban Open Space is There?

Historic Preservation + Environmental Benefits =

New Approach to Preserving the Built and the Natural

Environments

Environmental Benefits• Reducing the amount of water needing

treatment by the City’s already overburdened water treatment system;

• Reducing temperatures (Urban Heat Island effect) and energy use over the hot summer months;

• Air quality improvement and air pollution reduction properties of trees and other vegetation

• Habitat

Blue JayRuby-Throated Hummingbird

Mourning Dove Downy Woodpecker

Tufted Titmouse

Habitat

Ecological Servicesand Climate Change

Stormwater FACTS: Retain/detain at the Source•27 billion gallons of untreated wastewater flow into our waterways annually;•NYC will have to spend $1.9 billion over the next 10 years to reduce the number of times a year that untreated wastewater flows into our waterways;•1.4 billion gallons of water per inch of rainfall runoff could be captured by the 53,000 acres of residential open space IF it were all covered with permeable surfaces;

Heavy Rains likely to increase precipitation in NYC 7.5-10%

Ecological ServicesTree, Air Pollution and Urban Heat Island

Trees and Vegetation:• Improve air quality;• Reduce temperatures;• Removing pollutants from the air;• Reduce energy consumption where tree canopies

shade nearby buildings.

Plunz, R. A History of Housing in New York City

Rowhouse—Garden Core

Typical Unclaimed Apartment Building Space

Photos: eDesign Dynamics

New York Magazine, 10/19/09

Public Policy• To meet PlaNYC goals,

work with property owners to control water from its source, and to encourage owners to plant trees and vegetation;

• Tax abatement program to remove concrete;

• Consider zoning reform to reduce rear yard additions, limit community facility encroachments into rear yards;

• Landmarks Law reform and/or enforcement to protect historic viewshedand city plan

So What can YOU do to help?

• Reclaim and Green even small bits of open space to which you have access

• Lobby your Building or your Landlord• Be creative—expansive!• Be inspired—encourage others• Develop an affordable, realizable plan that

meets your building’s needs

Affordable Strategies to Green your Open Space Sustainably

• Rainwater Harvesting—Rain Barrels• Inexpensive timers can be hooked up to hose

bibs• Use drought-tolerant plants• Concentrate more maintenance-heavy planting

in one area• NYC Council on the Environment—

Gardening Fact sheets http://www.cenyc.org/openspace/publications

Affordable Design

Drought-tolerant indigenous plants

Planters (large and small)

Design for your Building’s Needs

•Quiet•Play•Fold Laundry•Exercise•Community Space•Party

Ipe decks over soil

Rain barrels for irrigation

Permeable Pavements

Battery operated irrigation timer

Social Space—Use it! Enjoy it!

NY Times 3/13/08

Catherine Bobenhausen Viridian Energy and Environmental, LLC

Erica Brabon Steven Winter Associates, Inc.

Mary A BrennanThe Community Preservation Corporation

The Women of Green: Financing Green Retrofits•Refinance Debt•Replace/Upgrade Systems•Investigate Energy Waste•Get all government incentives•Get all utility incentives•Make building more profitable•Also safe, durable, comfortable, efficient

February 16, 2010Mary A. BrennanSVP, Head of Field Officesmbrennan@communityp.com212-869-5300

Energy Efficiency in 1980 in NYC…

• 11,000 buildings owned by the City through tax foreclosure or owner abandonment

• Oil increased in price a few hundred percent in five years

• NYC Department of Housing Preservation and Development establishes an Office of Energy Conservation

An ad Campaign to teach people how to lower their bills and increase

comfort in their apartments!

Circa 1982

And for the summer!

Circa 1982

HPD Proposed a Prescriptive Energy Code

• All multifamily buildings• Phased installation of cost-effective

measures• All property tax deductable through J-51• Assailed by real estate community as

government telling owners what to do

The Community Preservation Corporation

• Non-profit 501 c(3) Mortgage Finance Company

• Founded in 1974 by NY Clearinghouse Banks

• Funded via consortium of more than 70 banks and insurance companies

• Serving the tri-state region – NY, NJ and CT

CPC Mission – Restoring Urban Communities

• Investment in multifamily and mixed use properties in low and moderate neighborhoods

• Diversify risk for our participating institutions

• Provide an economic platform of investment to spur recovery in distressed communities

• Develop and enhance public/private partnerships

The CPC One-Stop ShopConstruction &

Permanent Financing From

Participating Banks

CreditEnhancement

TechnicalAssistance

Borrower

Public Subsidies& Approvals

CPCCPC

CPC History and Performance

• Since inception more than 136,000 units of low and moderate income housing have been financed

• Combined public and private investment of over $7 billion

• Loan losses of less than 2% since inception

The CPC Green Initiative• Simple

– Access to capital in an illiquid environment– Construction & Permanent Loans for occupied properties

• Sensible– Energy retrofits improve property cash flow & increase value– Comply with pending state & federal legislation

• Sustainable– Extend efficiency and life cycle of building systems– Contribute to the reduction of greenhouse gases

Target Markets

• Existing multifamily housing stock throughout New York State

• Occupied cash-flowing rental properties:Must be able to measure energy usage at the beginning so anticipated savings can be measured post retrofit

• Gut rehabs and new construction do not qualify for this program.

How does it work?

1. Standard CPC application required with third party reports

• Appraisal, Engineering, Environmental

2. Standard credit review of borrower and property

3. Energy Audit - Performed by an Energy Expert• Measure current usage – create a building benchmark• Define retrofit work scope• Monitor the retrofit

CPC buildings - Fuel (#2, #4 & #6) Costs Per Sq. Ft.

0

5

10

15

20

25

30

$0-0

.50

$0.5

1-1.

00

$1.0

1-1.

50

$1.5

1-2.

00

$2.0

1-2.

50

$2.5

1-3.

00

$3.0

1-3.

50

$3.5

1-4.

00

Out

liers

Cost/Sq. Ft. ($)

avg = $1.88

CPC buildings - Fuel/Gas Costs Per Sq. Ft.

0

20

40

60

80

100

120

$0-0

.50

$0.5

1-1.

00

$1.0

1-1.

50

$1.5

1-2.

00

$2.0

1-2.

50

$2.5

1-3.

00

$3.0

1-3.

50

$3.5

1-4.

00

Out

liers

Cost/Sq. Ft. ($)

avg = $1.44

CPC Buildings - Electric (Elevator) Costs Per Sq. Ft.

0

5

10

15

20

25

30

35

40

45

50

$0-.2

0

$.21

-.40

$.41

-.60

$.61

-.80

$.81

-1.0

0

$1.0

1-1.

20

$1.2

1-1.

40

$1.4

1-1.

60

$1.6

1-1.

80

$1.8

1-2.

00

$2.0

1-2.

20

$2.2

1-2.

40

$2.4

1-2.

60

$2.6

1-2.

80

$2.8

1-3.

00

Oul

iers

Cost/Sq. Ft. ($)

avg = $.64

CPC Buildings - Water Meter Costs Per Sq. Ft.

0

5

10

15

20

25

30

35

40

$0-.2

0

$.21

-.40

$.41

-.60

$.61

-.80

$.81

-1.0

0

$1.0

1-1.

20

$1.2

1-1.

40

$1.4

1-1.

60

$1.6

1-1.

80

$1.8

1-2.

00

$2.0

1-2.

20

$2.2

1-2.

40

$2.4

1-2.

60

$2.6

1-2.

80

$2.8

1-3.

00

Oul

iers

Cost/Sq. Ft. ($)

avg = $.68

What sort of savings (assume 20%)?

• $1.66+ .54 + .58 = $2.78/ft2• 20% savings = 56¢/ft2

For a 100 unit, 100,000/ft2 property:• $560 savings to owner per apt/year• $56,000 in a 100 unit building annually• Estimated to be between 7-10% of total expenses

Freddie Mac Green PILOT Program• Only available through CPC• Enhanced pricing

– 15-30 bps lower for retrofit buildings• Increased Leverage

– Up to 80% Loan to Value on Refinances– Added Leverage Used to fund Retrofit

• Work done post closing via escrow hold back– Typical scope is $3,000 - $5,000 per unit.

CPC Green Initiative• Simple - One Stop Shop

• Sensible - Increase Value and Cash Flow

• Sustainable - Better Buildings, Cleaner Environment

• Thanks for watching 20 slides…….

Annie ChadwickClinton Community Garden

Annie ChadwickClinton Community Garden

Sharon GriffithNYSERDA

The Women of GreenSharon Griffith

Project ManagerMarketing and Economic Development

New York State Energy Research and Development Authority

"Some people dream of success while others wake up and work hard at it!"

• In the Beginning– Eco Conscious

– Syracuse University

– Graduate School

– Graduation Day – Bill Moyers reality check

• Recession/Oil Embargo

• Energy Conservation

• Federal Study: Correlation between Low Income and energy costs.

• Weatherization Assistance Program (WAP)

• No Job Security

• NYS Dept of State, Div. of Economic Opportunity.– CSBG: Community Service Block Grants (shared)

• The TEST is the thing.

• The Value of a College Degree

• Connections to Community Based Organizations – Model Cities

• Personal Experience

• Experience

• On the Job training– Double paned windows and high dense

packed insulation– R value / U value / SIR / SSE – New Diagnostic Technologies

• Luck (Right Place/Right time)

• State’s First Energy Auditor exam.

• Field Rep exam finally developed

• New Director = More technical – Boiler tests, CFL’s, payback,

• Affordable Comfort Conferences

• Tools of the trade

• Hurdles• Benefits• Continual evolution – Building Science

• Building Science hits its stride

• State ethic rules

• Harlem Community Development Corp.– Subsidiary of Empire State Development

• Director of Weatherization

• Management issues (Authorities)

In the interim:

• NYSERDA & the Systems Benefit Charge (SBC)

• New Residential Director Connects to WAP

• NYC office opens

• NYSERDA mission more universal.– Commercial – Residential– Renewables– New technologies: Geothermal/Fuel Cells/

• Multiple Goals– Reduce Energy Use (electricity)– Market Transformation– Increase use of renewables (Solar/Wind)

• Accomplished via– Incentives

– Contractor Training

– Consumer Education

– Technical Support

– Marketing programs

• Marketing – Commercial– Residential– Media spokesperson – New York Energy $mart CommunitiesSM

• Market Transformation

• Economic Development

• EE now in Vogue: Green/Climate Change has been the stimulus

• RGGI Funding – Carbon Credit Sales

• Green Jobs/Green NY - April 2010 - $112m

• Pathways to a State Gov’t job.

• Pathways to a NYSERDA job

• Professional networks

• Professional Organizations

• Certification Groups

NYC office went from 4 to 6 to 17

• BA in Sociology • BA in English Literature • MS in Social Work • Certificate in Business, • Administrative Assistant • BS in Physics • BS in Earth, Atmosphere, and

Planetary Sciences • Energy Management • Master of Urban Planning • MS in City and Regional

Planning • M.S.E. in Environmental

Engineering

• BA in Environmental Studies • BA in English • BA in Psychology • BS in Environmental Science • BA in Physics • BA in Environmental Design and

Architecture • MS in Solid-State Physics • Master’s of Engineering in

Sustainable Energy • BSE in Materials Science and

Engineering • BA in Environmental Studies

• Green Jobs not limited (still confusion)

• Challenge of word burnout

• Experience

• Training

• Proud• Happy• Grateful• Impressed• Scared• Bouyed• Humbled• Willing• Lucky

Energy Efficiency

G R E E N

Maureen MahleSteven Winter Associates, Inc.

Maureen M. Mahle

Green Design and LEED® Certification

My company

My job

More on my job

Photo: Ken Wyner

Getting Started in Green

“Why learn it wrong?”

Green feels good

LEED for New Construction

ENERGY STAR

Residential green certification

LEED for Homes

National Green Building Standard

Green Communities

How do you build green?

No, REALLY…

Roles and responsibilities

More roles and responsibilities

Green building is still dirty work

Tackle the technical

Building science still rules

Reasons projects go green

Why certify?

Why certify?

Certification equals motivation

Great LEED Buildings

Charlotte MatthewsRelated Companies

Big and GreenCharlotte MatthewsVice President – SustainabilityRelated Companies

Time Warner Center Columbus Circle, NYC

Roots of Green

Countryside Drive Summit, New Jersey

Roots of Big

Hong Kong 1985

Hong Kong2005

Getting to Work

Giancarlo LaboratoriesBrown University

Architect: Payette Associates

Planting Seeds for Change

Source: www.datacenterknowledge.com

A Heat Wheel

Relationships Follow You

Café across the street Summer Street, Boston

Directing the Work

Bank of America Tower

LEED® CS Platinum anticipated

The Durst OrganizationCook + Fox

Big and Green

Tribeca GreenBattery Park City, NYC

LEED® NC Gold

Related Robert A.M. Stern

Executing the Work

Construction Waste Management (Done Right, from the Inside)

Managing the Work

Archstone ClintonHells Kitchen, NYC

LEED® NC Certified

The Dermot CompanyFXFowle

The Lucida UES, NYC

LEED® NC Certification anticipated

Extell CorporationCook + Fox

Previous Labors Bearing Fruit

The BromptonUpper East Side, NYC

LEED® NC Silver anticipated

RelatedRobert A.M. Stern

Entry into “Corporate” Sustainability

Bigger and Green

National September 11th Memorial and MuseumLEED® NC Gold anticipated

Bigger Target: Industry

Environmentalist as Owner/Developer

Snowmass Base Village, Colorado

LEED® ND Certification for neighborhood anticipatedLEED® NC Silver for individual buildings anticipated

Creating a Corporate Sustainability Strategy

https://www.related.com/ourcompany/businesses/16/Sustainability/

Really Big and Green

Hudson Yards Planned development of 26-acre

Manhattan rail yards

LEED® ND Certification for neighborhood committed

LEED® NC Silver for individual buildings committed

Related Companies

Codifying Green Building

Leading by Example

W42nd Street Planned development of 1.2M SF

condo, rental, hotel and theatre

LEED® NC Silver anticipated

Related CompaniesArquitectonica and SLCE with Frank Gehry Theatre

Past to Present foretells Open Future

The Clarendon / One Back BayBoston

LEED® NC Silver anticipated

Related CompaniesRobert A.M. Stern

Tatiana MorinNYC SWCD

Resource Waste or

PHOTO COURTESY OF: http://picasaweb.google.com/lh/photo/4nz8PLMyvPRgPpGVyoqQqA

8.25 million New Yorkers

+ millions of

workers and tourists that visit NYC each day

….stormwater picks up everything off the streets, roofs, sidewalks parking lots and construction sites..

…and takes it down the drain where it combines with sewage

¼” rain + Combined Sewers + inadequate infrastructure + high % impervious surface =

CSOs

Separate Sewer Outfalls 

CSOs

Newtown Creek(Courtesy of Riverkeeper)

St. Nevin’s Street.

Source: Final Report of the Blue Ribbon Commission on Sustainability and the MTA

Source:http://www.nydailynews.com/ny_local/galleries/

Croton Filtration Plant

Why all this Waste?

The Cost of Water

For municipal water you pay 2X:

(1) water supplied + (1) sewer costs(Whether the water actually goes down the sewer or not)

1000 Gallons

$5-$7 per

Stormwater Rate Structure Study

•This would establish a separate pricing structure for stormwatergeneration characteristic of specific land uses

•Potential credit programs are being reviewed to incentivize intallations of stormwater BMPsand water conservation measures

The Near Future…..Your wallet

Developments in the Croton Watershed

Marcellus Shale Formation 2008 Production

The Bright Side: OpportunitiesplaNYC

•LIDs•Water Conservation•Smart Use

Sustainable StormwaterManagement Plan 2008 DDC Construction Code, Local Law 86 of 2005, Design Consulting Guide 2003DEP Long Term Control Plan, JBWPP

Green Roof Tax Abatement Legislation

Principles of LID

Private Development •Urban/suburban/exurban•Residential•Commercial•Industrial

Government Facilities•State/local government buildings•Public schools•Public Housing•Public transit

Public Works/Infrastructure•Streets•Highways•Sidewalks•parks

Why Be Water-Efficient?

Potable water Stormwater, CSOs &

Climate Change

sewage flow via water conservation and capturing stormwater flow

wastewater = better treatment and less nitrogen loading

The Three Rules ofWater Conservation and Efficiency

Reduce Repair

Retrofit

Conserving home72.5

49.6

32%Savings

Non-conserving home

I Rent. Why Should I Care?

• Increased operating costs provide a basis for landlords to receive larger rent increases under the rent stabilization system

• NYC RGB studies operating costs, including water utility costs, each year as part of the rent guidelines process

• Ultimately, if you waste, you pay.

ToiletsSwitch to 1.6 GPF

Waterless UrinalsDual-flush or low-flush toilets ~0.8 GPF

ShowersSource: www.farm2.static.flickr.com/1127/551241770_e9e9f5..

12 GPM BAD!Average: 4-7 gpmLow flow ≤ 2.5 gpm

Source: Home Depot

1.6GPM

WashingStandard washing machines use 40-50 GPL

• 18-25 GPL• 40% less energy• Reduced drying

time.

The Bathroom Sink• Hand-washing and tooth-brushing• Do these activities really require high volumes of

water?0.5 gpm

The Kitchen Sink• Average  1.5 – 5.0 gpm• Should flow < 2.2 gpm

Water temperatures should be reduced to 120o F at point of delivery

Water ↔ Energy = $•Water regulated the temperature on earth

•Vegetation can act to move heat out of the lower atmosphere in the form of vapour phase water

•Energy and Water costs are increasing worldwide

•Urban Heat Island Effect pronounces these costs

Carina MolnarCUNY ISC

2006An Inconvenient Truth 

200847% of Americans believe that climate change is caused by human activity. 

200936% 

LifeInALaboratoryIs Non‐stopAdventure. 

Image drawn by Patsy Chen. 

College level Environmental Studies students 

had never read Walden…

or even heard of Henry David Thoreau. 

I almost cried. 

And then I made them read it. 

And then they didn’t want to take my class. 

Treating the environment as a “thing,”

located in one specific geographic location,

that needs your attention for protection, 

has not worked. 

Source: Marda Kern

Source: Mary Miss and Marda Kern

Cities can be solutions. 

But only if we do them right. 

human behavior and the city

Painting: Nancy Weber

Culturally, we love the city. Neurologically, we have a hard time in this place. 

“…when people say: ‘As a scientist, would you say…that we know that people need nature?’

I say: ‘As a scientist I can’t tell you. I’m not ready to say that,’ ”Kuo said. 

“ ‘But as a mother who knows the scientific literature, I would say, yes.’ ”

cmolnar@hunter.cuny.edu

This city is what it is because our citizens are what they are.‐Plato  

The End

Can we have a big hand for our presenters?