Given the vulnerability of fresh water supplies in our region and around the world, the call to action has been made to preserve this fundamental natural resource.  Local design and construction professionals have responded, creating specific project examples that have incorporated holistic-minded approaches to water collection, storage, usage and on-site "downstream" management in buildings.

Can we eliminate the "waste" in "wastewater?"  Join us at the Roundtable and find out!

Panelists
Earl Everett--Director, Safety Engineering Division, Georgia Department of Labor
Dwayne Garriss--Assistant State Fire Marshall, State of Georgia
Windell Peters--CBO, Manager, Codes and Standards, AGL Resources, Inc.
Gregg Johnson, PE, moderator--Johnson, Spellman & Associates

*Summary

Windell Peters, the outgoing chair of the State Codes Advisory Committee (SCAC), spoke on the topic of energy codes and their formation to help people understand the nature of codes and how to have a say in their development. Georgia currently has one of the most current energy codes in the country. At present, under the Uniform Codes Act (UCA), we have eight mandatory codes and two permissive codes. Codes are recommended by the state through the SCAC, created by the UCA, and approved by the Department of Community Affairs (DCA). The SCAC has the final authority on making codes but the hearings are open and public. Amendments are accepted until December 15th to be considered in the next year’s cycle. These codes are adopted and enforced at the local level. So far there is very little code on geothermal heating, but it will be addressed this year. Since the codes are only based on minimum standards, solar technologies will not be addressed until economics and legislation allow. However, there will be tax credits in 2006 and 2007 for solar improvements.

Dwayne Garris, the Assistant State Fire Marshall of Georgia, spoke on development of Fire and Safety Codes and opportunities to get involved. Fire and Safety codes were first enacted in 1948 with the building exit code. Currently the Fire and Safety Commissioners head the rule-making process and have enforcement authority, although local governments are responsible for ensuring enforcement. The national code hearings are public, and agencies adopt standards at the state level. A review committee is established to develop a final draft, which gets sent to the attorney general. The public hearing reviews it and submits changes, which then go back to the committee, and the Commissioner signs it into effect. These codes are applicable to all except one- or two-family dwellings.

The Department of Labor Safety Engineering Division Director, Earl Everett, spoke on the DOL’s concerns with finding people jobs, helping them keep jobs, and keeping them safe. They have advisory boards for every code they use and report to the Commissioner of Labor, who follows their suggestions. They have laws that limit the liability of the code-makers and host programs such as Project Safe Georgia (an email inquiry), Construction Safety Day and Environmental Safety and Health conferences that help to protect and educate workers and community.

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February 2006
The Future of Sustainability in Georgia: What's happening with legislation in the 2006 General Assembly?

In an election year, controversial issues are often in danger of falling by the wayside to keep candidates shining in a positive light.  At a time when Georgia's environmental community carries considerable political clout, will legislation introduced in 2006 improve or erode sustainability goals and environmental protection?

Panelists
Paul Radford--Deputy Director, External Affairs, Georgia Municipal Association
Todd Edwards--Associate Legislative Director, Natural Resources & the Environment, Association of County Commissioners of Georgia
Susan Kidd, moderator--Sr. Vice President, Georgia Conservancy

*Summary

The February SART was opened by moderator Susan Kidd, who works for Georgia Conservancy and works with the Georgia Conservation Voter’s (GCV). She stated that there are numerous bills in a given session and the GCV’s website has a list of them. In addition to the bills being debated, it is important to look at the budget. This year’s budget will likely restore Hazardous Waste Trust Fund (15.9 Million) and Solid Waste Trust Fund (6.5 Million). Also, loans from GEFA for sewage projects and loans for land acquisition by local governments may be available. However, today’s topic will focus on eminent domain and inverse condemnation.

The presentation was started off by Paul Radford, the Deputy Director of External Affairs for the Georgia Municipal Association. He introduced it as a basic civics lesson - private property rights vs. the common good: Eminent Domain. There have been three dozen bills introduced in the legislature. In Georgia, there is a debate over the city of Stockbridge acquiring land for the creation of a new city hall. Common perspective is that eminent domain should not be used for economic development, but this perspective could inhibit the ability of local governments to respond to the needs of a community. Projects such as Turner Field and Atlantic Station wouldn’t be developed without the existence of eminent domain. The central issue is how one defines the need and appropriate timing for government intervention. Radford believes the burden of proof should be on local and state governments to show why they should use eminent domain. In addition, governments should pay proper compensation and possibly relocation costs. He feels they are responsible not only to the property owner of the potentially condemned property, but also to all the neighbors of that property who can benefit from redevelopment. Eminent Domain is a last resort, but the fair market value of the land will be appraised by the homeowner, local government and sometimes a third party, and then evaluated by a Special Master, who can be surpassed by the court system. If a homeowner wishes to retain ownership and allow redevelopment, becoming an equity partner is possible, but on a very small level.

Todd Edwards, the Associate Legislative Director, Natural Resources and the Environment, Association of County Commissioners of Georgia (ACCG), continued the presentation with an address on inverse condemnation. A bill governing this was introduced last year and ultimately did not pass. No major legislation has been introduced this year. The concept of inverse condemnation would allow a property owner to seek payment from any state or local regulation that negatively impacts the development potential of the property. Two forms of redress: 1) Payment for lost opportunity 2) Grant a variance from the ordinance. Concern about last year’s bill was that it would expand the definition of inverse condemnation. Edwards thinks there are some legitimate concerns expressed by property owners. The ACCG supports private property rights, and the most important property right is the home. Land Use regulations exist to serve the common private property right, improving the community. Zoning protects community values. Also, this has a strong interaction with the environment. Lumpkin County Example: There is a 150 ft stream buffer zone for 7 miles upstream from a new reservoir. The property owners feel this takes away valuable development land. Currently, two bills have been introduced on this issue. One does not look likely to pass and another, in the house, would require compensation for government action, particularly transportation projects. On the stream buffer issue, Edwards feels there is move to change the 25-50 foot minimums to state maximums such that any more stringent regulation would require compensation through inverse condemnation. He and Radford feel strongly that they will not compromise on these issues and cannot work with legislators on the inverse condemnation bill without abandoning their opposition. Some of this legislation has very real potential to be passed, or to attach to other legislation as amendments at the end of the session.

For more information on legislation, visit

Georgia Conservation Voters at www.gavoters.com

And also the Association County Commissioners of Georgia at www.accg.org

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March 2006
Eminent Domain: The Sustainability Side of A Complex Issue
The greatest cities in history have utilized eminent domain to create the fabric that makes them livable.   As repopulation of our regions urban centers continues, governments are using a variety of tools to accommodate the needs of our burgeoning population.  However, the Kelo vs. New London Supreme Court case raises serious concerns about the limits of those powers.

Panelists
Susan Pruitt--General Counsel, Georgia Municipal Association
Joshua Belinfante--Counsel, House Judiciary Committee

Robert Reed, moderator--Principal, Preston & Reed Sustainability Solutions

*Summary

Mr. Reed introduced the topic of eminent domain as controversial due to its constructive place in planning, yet the disputed ability for the government to correctly assess its role.

Mr. Belinfante, an associate in the Atlanta office of Balch and Bingham LLP, addressed the sudden increase in attention towards eminent domain and its pending legislation. The Supreme Court Kelo case decided that a city could take land for redevelopment purposes while giving the state back the power to make these determinations. Currently land can be redeveloped for “remedy of blight,” but the current house bill will restrict this to uninhabitable properties. In addition, this land can be condemned by unelected officers of the city/state. The Governor’s bill (HR 1306) calls for an amendment to remove the power of “certain unelected officials” to condemn property. The bill also calls for restrictions on contested condemnation, leaving room for friendly condemnation by which the landowner can accrue a significant tax benefit. However, this redevelopment must be tied to the “remedy of blight.” This bill also requires that the individual property, as opposed to just the area, is blighted. This creates issues for planning.

Ms. Pruitt says the Kelo case was quite controversial, even among the justices, but it was keeping with precedent. In fact, it imposed limitations on eminent domain that did not previously exist. In Georgia the use of eminent domain has been rather conservative, but one of the key benefits is the ability to create affordable housing to improve neighborhoods. However, Susan does feel that house bill 1313 has a number of problems. It upsets well settled laws on easements, right of ways, services, etc. It carries a reverter clause where prior owners can reclaim the property if not put to use in 12 years, and the definition of blight is far too strict. A judicial review on all condemnations would create an enormous legal burden. This bill is supposed to apply retroactively, which will create problems for current condemnation. However, since condemners want to avoid litigation, they will be fair on appraisal and offers to secure compliance.

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April 2006

Benefits and Risks of TADs: How are they making the BeltLine work?

In October 2003, the Sustainable Atlanta Roundtable provided a forum for the first video outlining the BeltLine project. Today, thanks to the passage of the BeltLine Tax Allocation District (TAD), this proposed system of parks and trails, neighborhood preservation and revitalization, mixed-use development, affordable housing, cleaner air, and an improved tax base – is coming closer to reality.

While the TAD will be the primary source of funding for the BeltLine, what are the next steps, and who’s weighing the risks? Join us at the April Roundtable to learn more about this economic development tool and its role in the BeltLine’s future.

Panelists
Dr. Carolyn Bourdeaux--Assistant Professor, Andrew Young School of Policy Studies, GSU
John Matthews--Research Associate, Andrew Young School of Policy Studies, GSU
Tina Arbes--Director of Special Projects, Atlanta Development Authority
Mandy Schmitt, moderator--Project Coordinator, BeltLine Partnership

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May 2006

Atlanta Recycles :Proving economic development and a healthy environment go hand in hand.

Few people recognize the impact the recycling industry has on economic development in the state of Georgia. Atlanta Recycles is an organization with members from federal, state, and local   governmental agencies, academia, non-profit organizations and industry. Their focus is to improve the current collection infrastructure of recyclables, promote and enhance existing waste reduction programs, support markets for recyclable materials and improve the quality of life in Atlanta.

Panelists
David Scott--Commissioner, Department of Public Works, City of Atlanta
Jon Johnston--Division Chief, RCRA Services- Environmental Protection Agency
Joe Dunlop--Program Coordinator, State of Georgia Dept. of Community Affairs
Nancy Bevens, moderator--Project Director, Atlanta Recycles

*Summary

As an expert in marketing, sales and economic evaluation, Nancy Bevens, the Project Director of Atlanta Recycles, opened the discussion on the role of recycling on our economy and environment by introducing our speakers.

Our first speaker, Joe Dunlop, program coordinator with the State Department of Community Affairs, commented on the economic benefits of recycling and how we are throwing away profitable resources. In Georgia, through a waste characterization study, it has been shown that we are actually paying the landfill to take material that local industries would pay to use. We are paying approximately $250 million to throw away recyclable materials. Of that, $26 million is newspaper that companies such as SP recycling needs at their mills, $58 million is cardboard that Pratt Industries would like to use, $60 million in metal and $76 million in plastic that can be used to make carpet right here in Georgia. Currently one-third of our recycled plastic goes to China, and another one-third goes to north Georgia to make carpets. Joe believes that not only does recycling save us money, it creates jobs. It is estimated that for every job collecting recyclables, 26 jobs are created downstream in processing the material and reusing it in industry. Nine of fifteen paper mills in Georgia are fed entirely with recycled paper. It is cheaper and more environmentally sound to distribute these locally recycled materials than to acquire distant virgin materials.

John Johnston, the EPA Chief of Region 4 Resource Conservation and Recovery Act programs, agrees with Joe and shared the goals of Atlanta Recycles (AR) and why they have formed. It was apparent that the linkages between those who have the materials and those who needed them were missing. They want to expand the business of recycling and build government, non-profit, for-profit and community partnerships. The Turner Foundation kicked off AR about one year ago and has spent its time gathering a team and organizing its goals. They want to bridge the gaps in the programming and planning of recycling efforts to make it easier and profitable for everyone.

David Scott, the Commissioner of Public Works, talked about the initiatives of AR and reaffirmed the need to bring multiple sectors together and make recycling personal, make it convenient and bring awareness to the importance and implications it can have to business as usual. Mayor Shirley Franklin has tasked them with a zero waste target and a 50 year plan to achieve this goal. Through identifying commodities and their demand, we can divert and control the waste stream before it gets to the landfill. The AR is looking to create incentives for recycling, hire a recycling manager, bring better recycling to public areas, parks and events. They want to be a leader in the nation for recycling and hope that you will talk to your legislators and communities about zero waste.

For more information about recycling visit Earth911.org . If you want to volunteer contact the Department of Community Affairs. If you’re a business looking to start a recycling program, contact P2AD. If you would like to contact Atlanta Recycles, call Nancy Bevens at 678-441-8090

 

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June 2006

Growth Management 101: Are we speaking the same language?

At the root of many growth issues in Atlanta is confusion about the systems and tools currently in place to manage growth and even the terms used to describe them. Come learn the basic, and not-so-basic, technical and legal framework for planning. This session will set the stage for a summer series that examines the region's current conditions, its carrying capacity for the future, and some visionary approaches to managing growth.

Panelists
Frank Jenkins - Senior Partner, Jenkins & Olson, P.C.

Dan Reuter - President, Georgia Planning Association
Susan Kidd, moderator - Senior Vice President, Georgia Conservancy

*Summary

Susan Kidd, the Vice President of the Georgia Conservancy, opened the conversation on growth management by addressing the issue that “smart growth” can host a myriad of definitions, and understanding the basic language and technical framework for planning and creating “smart growth” is crucial for us to succeed.

             

Dan Reuter, the president of the Georgia Planning Association and Division Chief of Land Use Planning for the Atlanta Regional Commission, began by addressing the trends of growth we have seen in Atlanta and Georgia. Since the 1970’s Georgia, and mainly Atlanta and the northern part of the state have been booming, and will likely continue to do so for the next 30 years. Incentives to growth, such as the building of roads and infrastructure, have a strong influence on growth management and must be accounted for. As well, state departments must communicate and understand the ways they influence growth and its management. The GA Department of Community Affairs requires Georgia to do a local comprehensive plan; the GA Environmental Protection Division concerns itself with developing environmentally sensitive areas and GA Division of Public Health regulates septic systems in rural areas and has a stake in rural growth. Each of these different departments deals with growth and development and creates plans and policies that should be understood and accounted for by each other. Some statewide plans like the GA water management plan, the transportation plan, and the energy strategy also have immense influence on growth and should be designed in collaboration or with an overarching commission to help them communicate. This also applies to the 70 local governments within 10 counties of Metro Atlanta who all create their own local comprehensive plans which provide the framework for growth policy and a basis for legal regulations.

             

Frank Jenkins, a Senior Partner of Jenkins & Olson, P.C., summarized the process of planning and zoning currently in Georgia. Uniquely, Georgia constitution gives planning and zoning powers directly to the local governments, bypassing the state legislator’s power to remove or change them. This limits the ability to create restrictions on development or have compliance and synergy with adjacent counties or jurisdictions. There is no control or standard on how local governments adopt ordinances, and thus are seldom adopted correctly. Only constitutional or unconstitutional acts have the authority to control the adoption and this would help standardize the process and create accountability. Planning is considered a guide to zoning, but it is not a required compliance, and very few zoning jurisdictions are consistent to Land Use Plans. The legislature has tried to control growth and has made breakthroughs in legislating guidelines and requirements for certain zoning jurisdictions. Examples include limiting impervious surfaces to protect water, in turn limiting growth but not explicitly through a zoning restriction. As a citizen it is very important to become locally active in planning commission meetings and learn as much as you can about the process in order to help influence it.

 

For More Information:

www.jnlaw.com

www.smarthgrowth.com

 

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July 2006

Growth Management: How Far can we go?
Most of us have heard of thresholds that limit the capacity of ecosystems to endure the stresses placed on them. Is growth of our economy and infrastructure limited by these same thresholds? If so, are we reaching our limits?

Panelists
John Sibley, moderator, Executive Director, Captain Planet Foundation
Scott Bernstein - Director, Center for Neighborhood Technology, Chicago

*Summary

Scott has been the President of the Center for Neighborhood Technology in Chicago for over 25 years developing resources and systems to promote healthy, sustainable communities. His extensive history in the field of sustainable growth and development includes service on the President's Council for Sustainable Development, appointed by President Clinton.

 

Scott brought a compelling conversation to the table as he discussed Atlanta 's ecological footprint, incomes, households, transportation and pollution with respect to our growth.

In 2001 Atlanta 's ecological footprint was studied to show we had 8,000 sq. km. of developed space, with the need of 3,000 more for water use, 37,000 for food production, and an additional 232,000 sq. km. for carbon assimilation! With the growth in population, a rise in the size of homes (sq.ft.), larger household lot size, more cars per household, rising energy use in homes and yet a continuous decrease in the number of people per household, it is easy to see that we are not growing sustainably. Land use all over the nation is growing much more quickly than population, sometimes 13 times as much. This is the challenge we face.

 

Transportation issues include the needed replacement of 50-year-old, or more, infrastructure, the assessment of property values with respect to proximity of mass transit, pollution in the city brought about by commuters from outside the city, traffic and congestion that we cannot just build ourselves out of, etcetera. Transportation is a major household cost and affects the affordability index more strongly as income decreases.

 

It is important to consider the most cost-effective solutions first, not always the greenest. Get the incentives right and show that it can be economical, comfortable and convenient to live more sustainably.

 

During the discussion Scott emphasized the following concepts. There is no excuse in the world not to work toward energy efficiency. People like it and it saves money. Offer a challenge to mayors to find economic benefits for environmentally friendly practices. Think about the role of buses as well as trains for mass transit. Ten percent of the flights out of Hartsfield are less than 100 miles. Using clean buses for up to 150 mile trips, connecting with rail networks can decongest the airport and make it convenient. Keep the money raised from transportation taxes away from road builders. Use the laws you have. The Atlanta Regional Commission gets to spend some of that money, plus citizen participation should be early and continuing for spending decisions. For road builders, the money must already be allocated before construction. We need people working full time and looking at costs of energy and storm water management, etc. It's all about getting the right people together, he suggests we must have 5 full time people working on this by next year or we are falling behind.

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August 2006

Growth Management: What are the best solutions?

During the SART summer series we have found that there are still many tasks to be done to ensure the best growth management practices in the metro Atlanta region.  At the same time there are some solutions already on the ground here. Come hear about local projects that are helping change the face of the region, and join in the discussion about what are the most promising and realistic tools in Georgia.

Panelists
Jim Durrett - Executive Director, Livable Communities Coalition
Steve Nygren -Founding Chair, Chattahoochee Hill Country Alliance & Managing Partner, Serenbe Development
Susan Kidd, moderator - Senior Vice President, Georgia Conservancy

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September 2006

Global Warming: How will it affect us as a region?
Joined by a national global warming expert and a leading expert in conservation biology, we will discuss the science behind global warming, its impacts, particularly on hurricanes, and the potential impacts of global warming on Georgia. Come learn about this international problem, and join us in discussing personal, local, and state solutions.

Panelists
Dr. Kim Cobb - Assistant Professor, School of Earth and Atmospheric Sciences, Georgia Tech
Dr. Ron Carroll - Co-Director, River Basin Science and Policy Center, Institute of Ecology, UGA
Julie V. Mayfield, moderator - Vice President and General Counsel, Georgia Conservancy

Download the powerpoint The Science of Global Warming (3.4mb file)

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October 2006

Transit and Development: Where is the region headed?

Atlanta has a fixed number of existing MARTA stations that represent a substantial public investment. There are many new transit oriented development (TOD) projects near transit stations around Atlanta.  How many of these developments truly embrace transit, density and make basic living needs available by foot? The October 6th SART will examine several examples of recent developments on both MARTA properties and adjoining station areas.

Some recent developments have pushed the limits on Atlanta's experience with TOD, while others still seem to be figuring it out. As we look at examples of recent projects, join us in discussing the market for TOD and where Atlanta should be headed. These discussions have increased in importance as new developments are proposed near MARTA stations and the BeltLine. What are the core features of TOD that all development within ½ mile of a MARTA station should embrace?

Panelists
Scott Pendergrast - Manager of Real Estate, MARTA

Mike Alexander - Principal Planner, ARC, Development Review

Dan Reuter , moderator - President, Georgia Planning Association

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November 2006

Sustainability at the State Level: What's being done with Georgia buildings?

Georgia government owns/operates approximately 19,000 buildings throughout the state as of 2005, which is noted in the draft Georgia Energy Plan. Senate Bill 158, signed into law by Governor Perdue, created the State Property Officer position. Currently, the State Property Officer is charged with accounting and developing a long-term asset management strategy for these state-owned facilities.

What is the current sustainability policy in Georgia for State owned properties? How is the State working to change building renovation and new construction to reduce energy usage, lower water consumption, expand the use of renewable construction resources and minimize site disturbance? Join us in a discussion about these issues and more.

Panelists
Dr. Gena L. Abraham - State Property Officer, Georgia Building Authority
Gregg Johnson , P.E., Moderator - Consultant, Johnson, Spellman & Associates, Inc.

*Summary

The roundtable began with opening comments from moderator, Gregg Johnson. This month's topic was sustainability at the state level for the citizens of Georgia . Gena Abrahams led the discussion. Ms. Abrahams is a State Property Officer for Georgia . Ms. Abrahams began with a discussion about the state of current affairs in Georgia. Leases, facilities, and acreage owned by the state were all mysteries. As of October 15th all properties were mapped for better understanding. They are not doing lease or portfolio asset management as a part of this mapping. The properties need assessments to recommend a process for asset management. Communication with state facility managers is imperative. There is a rising cost of ownership in Georgia and so many buildings need to be demolished. We are trying every method for building assessment on 45 state buildings to understand the cost-benefits of different methods. Within Georgia there is an Energy savings performance contract. This will help save energy on 13 buildings. GEFA hired contractors for the projects that will deal with old issues and materials (ie: new urinals and light switch breaks). The problem is finding money but currently, the group is pursuing financial alternatives.

Abrahams then addressed the next steps towards statewide sustainability. Training for green building and performance data tracking are necessary to progress the process. Abrahams stated that Georgia is not ready for LEED building legislation; however there are some alternative pilot projects underway. At the basic level the state looked at sustainability guidelines, roofing guidelines, and carpet specs. The State is currently conducting research on other states attempting to achieve environmentally sustainable buildings and the best practices in achieving their goals.

 

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December 2006

Greening Business: Integrating sustainability into the workplace.

In 2004, Perkins + Will developed a green operations plan for their firms in the U.S. and Canada. Paula Vaughn will share their achievements in greening the workplace.  Additionally, Southface's Susan Garrett will highlight the 2007 Greenprints conference as a case study of The Natural Step model of sustainability. Be sure to get a take-home guide on making your office more sustainable!

Panelists
Paula Vaughn - Co-Director of Sustainable Design Initiative, Perkins + Will
Susan Garrett - Commercial Green Building Services Associate, Southface
Julie V. Mayfield, moderator - Vice President and General Counsel, Georgia Conservancy

*Summary

The December Sustainable Atlanta Roundtable commenced with an introduction and opening comments from Julie V. Mayfield, the Vice President and General Counsel of the Georgia Conservancy. Ms. Mayfield spoke to the exciting initiatives underway in regards to the "greening" of businesses. Susan Garrett, a Commercial Green Building Services Associate at Southface Energy Institute, followed with a look at the process of greening the 2007 Greenprints Conference with the Natural Step model of sustainability. The Natural Step, which envisions a global shift to ecological and social sustainability, provides a framework for individuals and organizations to better understand sustainability and build sound programs, tools and metrics. The Greenprints Conference is utilizing these guiding principles to achieve both a more environmentally and socially sustainable event. Sustainable initiatives include zero waste goals (compost and recycle all generated waste), the encouragement of public and alternative transportation (prize incentives for bikers, a regional carpooling service, the conference is located near a MARTA stop), the incorporation of local and organic food wherever possible and more.

 

Paula Vaughn, Co-Director of the Sustainable Design Initiative at Perkins + Will, discussed the firm's adoption of a "Green Operations Plan" to establish sustainable guidelines for each of its offices daily operations in addition to assisting their clients in the design of sustainable facilities. Ms. Vaughn discussed the manner in which Perkins + Will has utilized LEEDT Silver standards as a tool to integrate sustainability into the workplace. The firm focuses on issues of transportation (providing stipends for public transportation users, bike racks and shower facilities for bikers, and eliminating the use of company cars soon to be replaced by the Flex car to name a few), water use (replacing old fixtures with low-flow technologies), energy use (ENERGY STAR appliances, investing in wind energy, utilizing individual CFL task lights in place of overhead lights), office consumables (a new paper recycling program, Green Seal Certified products, Green Guard furniture) and indoor air quality (low-VOC carpeting and paints, tree planting). Both the 2007 Greenprints Conference and Perkins + Will highlight the growing and inevitable trend towards integrating sustainability in the workplace.

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