Can urban development be environmentally sustainable for the local community? True sustainable development can only be realized when physical and economic benefits are combined with social and environmental concerns. “Green Building” are two essential words that give urban design and community planning the common denominator of sustainability.

EDSA, an internationally renowned planning, landscape architecture, graphic design and urban design firm has been involved with redevelopment planning and design for the City of Oakland Park (Florida) for over three years. Teamed with Carter & Burgess, Inc., a civil engineering, traffic planning and engineering and infrastructure planning firm, EDSA has been working with city officials and residents to develop a number of city-wide improvements such as the Community Redevelopment (CRA) Plan and the Downtown Mixed-Use District Zoning and Design Guidelines, as well as a number of infrastructure and park improvement projects.

The latest effort led by EDSA was the creation of an ordinance that channels quality mixed-use, neighborhood compatible redevelopment for the commercial district in the city which had been experiencing elevated vacancy and underutilized property. A series of public meetings that began in October of 2004 invited both business owners and residents of the area to discuss their concerns regarding redevelopment. These meetings revealed a number of competing needs regarding buffering, traffic calming, hours of operation, building height, density and land uses.

Paul Kissinger, a principal at EDSA, felt an overlay district was the best solution for the City of Oakland Park because it avoided putting a finite life to any current uses and offered additional zoning options.

“Our goals are to stimulate redevelopment for the city, allow a mix of uses to successfully co-exist and create neighborhood compatibility,” said Kissinger.

In addition, the extended hours requested by entertainment venues was approved, but only under compliance with current codes and new regulations. The aesthetic enhancements of these properties will facilitate their role in neighborhood compatibility.

“But to make the overlay district a true compromise of divergent needs,” Kissinger continues, “We had to go beyond the basic needs of the project and find a benefit for the community as a whole.”

Combining urban design with environmental advocacy, EDSA augmented their solution by implementing one of the nation’s first Green Building incentive programs. The Green Building Density and Height Incentive Program simultaneously achieves economic gains and environmental sustainability through the promotion of Green Building development. The idea was not only to increase opportunity for developers, but also to provide a holistic benefit to the community that creates a positive image and improves quality of life for current and future residents.

According to Kimberly Mandras Doerle, an associate at EDSA and a LEED accredited professional, “Green Building and sustainability is not just a trend, it’s becoming the preferred option. We consider it our responsibility to educate our clients on the latest technological advances and innovative practices,” she explains.

Mandras Doerle, who has a strong personal interest in green practices, was looking forward to incorporating Green Building development within the private sector through municipal regulations.

“Sustainable practices are the key to adding value to the district and establishing a unique identity for the City of Oakland Park,” Doerle adds.

EDSA created a Green Building Density and Height Incentive Program by incorporating the LEED (Leadership in Energy and Environmental Design) Green Building Rating System, a voluntary, consensus-based national standard for developing high-performance, sustainable buildings developed by the USGBC (United States Green Building Council).

The incentive fosters smart redevelopment by requiring that the USGBC’s LEED system be applied to new development within the district for increased density and height. To be eligible for the incentive, LEED requirements must be incorporated into the proposed design and built project. In exchange for a LEED rating, developers may construct a building with a bonus height of 120 feet, improved from a 36-foot base height. Density may also be increased from 25 to 50 dwelling units per acre.

The Green Building Density and Height Incentive Program elevates the ordinance to a level where it can serve as a catalyst for redevelopment in other areas of Oakland Park, and brings the city closer to their goal of being recognized as “a friendly ‘small town’ with safe and attractive neighborhoods, quality schools, outstanding parks and exceptional recreation programs, with the social, cultural and business opportunities of a big city.”

City Manager, John Stunson, envisions that green buildings and the future mix of uses will soon result in a new community fabric and livelihood for the area.

“The inclusion of green building practices within the overlay district provides a way for development to give back to the community, not just property owners,” claims Stunson. “We’re looking forward to a future of quality redevelopment that reduces dependency on the city’s infrastructure.”

The LEED system was designed to minimize negative impacts that building practices historically have had on the environment through high-energy use, air pollution and consumption of water, land and natural resources. Following an extensive application and compliance process to ensure adherence to the LEED ideals, the USGBC grants LEED certification to buildings that address essentials such as site sustainability, water conservation, energy efficiency, material and resource use and indoor air quality. Aside from their environmental advantages, LEED certified buildings are also known to improve the health and productivity of occupants, as well as reduce operational costs.

As the green movement continues to go mainstream, these benefits are quickly being realized and demanded. An integrated design approach is one that analyzes all components of a project including evaluation of the relationship that a building and its specific components have with the surroundings and its occupants. According to the USGBC, buildings consume 36% of the energy and more than 68% of the electricity used in the United States annually. One of the most effective ways to reduce operating costs over the life of a project is to optimize energy efficiency in buildings.

After passing on March 1, 2006, the Green Building Density and Height Incentive in Oakland Park became the first of few such programs in the nation. In the near future, the city expects to receive its first Green Building application from a property owner who has been in attendance since the first public meeting. EDSA is looking forward to creating a paradigm for future urban design by bringing principles of green development to the City of Oakland Park and the southeastern region of the United States.

“The bottom line is no longer driven by profit alone. Environmental sustainability and social responsibility are now an integral part of any successful urban progress,” claims concludes Kissinger. “We want the City of Oakland Park to be recognized as a redevelopment leader in the region.”  SLDT