Week Five Capstone Assignment C_Roy

Running head: CAPSTONE: BRYANS ROAD SUSTAINABLE COMMUNITY 1
Capstone: Bryans Road Sustainable Community
Christine Roy
ENV 497
July 11, 2015
Professor Murphy

Running head: CAPTSTONE: BRYANS ROAD SUSTAINABLE COMMUNITY 2
Bryans Road Sustainable Community
Introduction
With a projected United States population growth to hit 439 million by the year 2050,
there is an over-whelming need to incorporate sustainable living into existing and future
developments in order to maintain the economic and environmental health of the nation (Wallace
2009). As such, sustainable development in the form of sustainable communities is a necessary
element to this success. There are many definitions of what constitutes a sustainable community,
yet it is imperative to understand the concept of sustainability in regards to its conception to
where it is going in the future. Born out of the concept of sustainable living and development
and brought to a global audience at the United Nations in 1974, the declaration for the
establishment of a "New International Economic Order" was adopted. While not being fully
accepted, the principles were expanded upon and evolved into the 1976 United Nations’
conference on Human Settlements (Habitat I) program. The program, consisting of 65 pages of
recommendations such as the redistribution of population in accord with resources, government
controls the use of land to achieve equitable distribution of resources, controls land use through
zoning & land-use planning, excessive profits from land use must be recaptured by government,
public ownership of land should be used to exercise urban and rural land reform, and owner
rights should be separated from development rights which should be held by a public authority
(ICMA 2010).
It was not until the 1990’s when as noted in the article, The History of Sustainable
Development - Connecting the Dots (2010), sustainable development entered into the
vocabulary and was defined by the United Nations as, “development that meets the needs of the
present without compromising the ability of future generations to meet their own needs” (para 9).

Taking it even further, the basics of sustainability have progressed from the previously
understood conception of ecological conservation to include that of socio-economic concept.
Meaning and as noted in the article, Concepts and Issues of Sustainability in Countries in
Transition– An Institutional Concept of Sustainability as a Basis for the Network (2010), the
concept of sustainability and development would consist of a "qualitative concept incorporating
ideas about improvement and progress and including cultural, social and economic dimensions"
(para 1). When looking towards the future and the concept of sustainability and development the
move may appear to have an overly abundant human focus, yet if one looks closely it takes a
more realistic approach. The future of sustainability may more closely resemble the goals of,
human life being able to develop indefinitely, where individuals can flourish, culture can
develop, and the “effects of human activities remain within bounds so as not to destroy the
diversity, complexity and functioning of the ecological life-support system" (Lutteken &
Hagedorn 2010 para 2).
From that point, projects revolving around the development of sustainable communities
commenced. Encompassing the same qualities established by the United Nations, yet taking it
further by ensuring the complete participation of an entire community, to establish goals in order
to develop continuing, cultural, social, and financial environmental health, vitality, and well-
being of the community (EPA 2012). With these concepts firmly intact, this is a proposal to
develop a sustainable community for 100,000 people in Charles County, Maryland. This
document constitutes an initial development plan for the Bryans Road Sustainable Community
(BRSC) in order to efficiently guide and manage future development of the BRSC.

The vision and goals behind the plan follow the same guiding concepts as noted in the Charles
County Comprehensive Plan (2013), which ensures,
“a high quality of life is achieved through universal stewardship of the land, water, and
air resulting in sustainable communities and protection of the environment, public
participation: citizens are active partners in the planning and implementation of
community initiatives and are sensitive to their responsibilities in achieving community
goals, growth areas: growth is concentrated in existing population and business centers,
growth areas adjacent to these centers, or strategically selected new centers, community
design: compact, mixed-use, walkable design consistent with existing community
character and located near available or planned transit options is encouraged to ensure
efficient use of land and transportation resources and preservation and enhancement of
natural systems, open spaces, recreational areas, and historical, cultural, and
archeological resources, infrastructure: growth areas have the water resources and
infrastructure to accommodate population and business expansion in an orderly, efficient,
and environmentally sustainable manner” (Kelly p 8).
As an established Designated Planning Area according to the Charles County Comprehensive
Plan of 2013, Bryans Road Sustainable Community will include a mix of medium to high density
residential, business, and employment operations in a condensed and well-designed, pedestrian
friendly environment. As determined by the Land Use Map of Charles County, Bryans Road
Sustainable Community (BRSC) is located in what is considered a primary planned development
district. As such, the County will provide infrastructure to support growth, particularly with
respect to water and sewer.

Currently, the Bryans Road area water system is serviced by seven aquifers. In the case
of the Bryans Road Sustainable Community, the Mattawoman sewer service area will provide
sewer infrastructure and will work in conjunction with permitted potable water systems installed
along with low-flow fixtures through-out the community. By utilizing existing sewer
infrastructure, the development reduces its impact on the environment. Furthermore, a sub-area
of the development district, identified as the transit corridor will include and surround the
business and commercial areas of BRSC along Route 301 and 210, the closest connections and
main thorough fares to the Washington Metro area (Kelly et al 2012). In addition, public
transportation will be developed around residential and nonresidential densities and will include,
bike share programs, and a combination of natural gas buses and street cars. Consequently,
eliminating the need to construct major highways, but instead build, fewer and less intrusive
connecting roads and minimizing effect on air pollution and climate change.
Energy resources will come from a combination of on-site renewable energy generation
systems, such as solar and wind, reducing the need to use traditional, non-renewable forms of
energy. In addition, district heating and cooling (DHC) systems as supplementary uses or as
special permitted uses will be authorized in appropriate zoning districts through bonus zoning
provisions (USGBC 2013). As part of a sustainable infrastructure there will be energy-efficient
utility equipment, such as water and wastewater pumps installed along with the use of recycled
content or reclaimed materials in utility infrastructure (USGBC 2013). All of which are part of
Smart Growth programs and techniques, serving to help minimize impact on the environment
and promote social equity while ensuring sustainable measures are used. Included in these
programs are guidelines and laws that direct the sustainable use of land while minimizing impact
on wildlife, wilderness and wetlands.

Land Use, Wildlife, Wildness, and Wetlands
As noted in the article, Smart Growth Guidelines for Sustainable Design and
Development (2009), an estimated 89 million homes and 190 billion square feet of new offices,
institutions, stores, and other non-residential buildings will be built by 2050 (p 7). This degree
of development as with any on such a large scale has an impact on the land, wildlife, wilderness,
and wetlands. In order to ensure sustainability of the land, wildlife, wilderness and wetlands in
the proposed Bryans Road Sustainable Community, specific steps, including Smart Growth
design and development will be planned and implemented. In accordance with the Charles
County Comprehensive Plan the proposed site for the BRSC, while in a designated planned
development district does not necessarily need an Environmental Impact Statement (EIS) as the
county has already conducted and Environmental Analysis. However, since any development
can have a negative impact on the environment and due to some segments of the development
requiring construction and disturbance of land, an EIS will created in an over-abundance of
caution and desire to exceed all sustainable expectations.
The EIS for the Bryans Road Sustainable Community is based upon the following
analysis, the need to build connecting roads, use of construction vehicles in the development,
impervious development, erosion, habitat disruption, updates on existing infrastructures such as
sewer and water, and building of wind turbines on agricultural land. All of which can contribute
to some extent to air, water, and noise pollution and are subject to regulatory Federal, State, and
County laws including the Charles County Comprehensive Plan. Regulatory laws such as the
Clean Air Act, Clean Water Act, Energy Policy Act, and extensive conservation ordinances as
noted in the Charles County Comprehensive Plan (2012), in order to “meet the requirements for
local government planning in Maryland pursuant to State enabling legislation and requirements

contained in Article 66-B of the Annotated Code of Maryland (p 8). The overall goal of the
development plan and EIS will be to incorporate the principles of sustainable development by
advancing the union of economic, environmental, social and cultural issues into local policies
and programs (Bray Town 2011).
As a planned development district, part of what makes the location of the Bryans Road
Sustainable Community optimal is it is not located on any preserved or protected land, in close
proximity to any wetlands, nor is it within 100 feet of water or coastline. The selection of this
site corresponds with the goal of maximizing sustainability and preservation of land.
Furthermore, as part of the preservation plan, and to reduce the impact the community has on the
land such as in the case of erosion, development will not take place on slopes that are greater
than 15 percent. According to the United States Green Building Council (2015), by keeping
development on slopes that are 15 percent or less will better “protect habitat and reduce stress on
natural water systems by reserving steep slopes in a natural, vegetated state” (para 1). Nor will
there be any development on land that is considered highly erodible due to the potential of
increased run-off, such as in the case of sandy soils which are generally located close to the
coastline.
Additionally, as part of the goal to preserve wetlands, a plan for stream restoration and
erosion control as noted by USGBC, such as the covenants, conditions, and restrictions (CC&R)
development agreement will be implemented in the case monitoring indicates any increased
levels of phosphorus and nitrogen in waterways and damage to stream or wetlands do to erosion.
If development needs to occur on slopes greater 15 percent, anywhere from 40 to 100 percent
restoration will be implemented. Furthermore, protection of watersheds will in part take place
with the application of improved urban nutrient management and stormwater filtering. This will

be accomplished using methods such as stormwater infiltration facilities, sand filters, landscaped
swales, or bio retention areas (Kelly et al 2012). Moreover, the preservation program area of the
BRSC encourages the development of natural stream channel design work, watershed
assessments, watershed remediation plans (PAwatersheds.org 2015).
Another large impact to the land due to the development of the Bryans Road Sustainable
Community is the increase in impervious surface area. To off-set this impact and minimize the
effects this can have on climate change, the development company will utilize Environmental
Site Design (ESD) and Water Improvement Program (WIP) techniques that will help to reduce
the amount and acceleration of pollutants entering streams and atmosphere (Kelly et al 2012).
Charles County plays host to an abundance of diverse and natural resources of plant and
wildlife habitats in its rivers, streams, marshland, forests and shoreline making it imperative to
ensure its sustainability. Forests are beneficial because they absorb and store nutrients and
sediment from stormwater runoff, minimizing erosion, absorb carbon from the atmosphere, and
supports wildlife. As noted in the Charles County Comprehensive Plan (2012), development
proposals such as the Bryans Road Sustainable Community will include both forest stand
delineation and conservation plans. The conservation plans will require a process known as
reforestation, the planting of trees where deforestation (due to development) has taken place.
Moreover, in the event of existing mature trees that are worth preserving (where possible) will be
included in the development, particularly those located on rocky embankments will be
maintained (Bray Town 2011).
Protection and conservation of habitat and wildlife in and around the proposed
development site and in accordance with the County, a Habitat Protection Plan will be created.
Wildlife is important not only for ecological balance but also for the aesthetics, education, and

recreational purposes they fulfill. In order to create a sustainable development that incorporates
the healthy existence of wilderness and wildlife, the development plan will include green
infrastructure or what are normally identified as open spaces. In the state of Maryland a green
infrastructure initiative was created in the 90’s and after a few revisions was renamed the
Maryland Green Plan. As noted the Charles County Comprehensive Plan (2012), the program
“identifies Targeted Ecological Areas preferred for Statewide Program Open Space funding
based on their high ecological value” (Kelly et al p 93). Additionally, as part of the preservation
action plan, development will not take place around endangered or sensitive species and or
ecological communities. Buffers will be inserted near important habitats and restoration of
native ecological communities using indigenous vegetation and provide protection plans around
these areas.
In agreement with the Charles County Comprehensive Plan and the EPA’s Clean Water
Act, water protection and conservation techniques will be implemented. As part of the plan to
protect all water sources the following objectives will be created but not limited to, guiding
development away from bodies of water and or wetlands, affix buffers around wetlands and or
bodies of water, prevent development from disrupting or destroying these areas, restore
predevelopment bodies of water and wetlands, protect and maintain these areas and “require
stormwater management plans that emulate natural hydrologic conditions and use infiltration,
evapotranspiration, and other best management practices to prevent stormwater runoff ” (Byerly
2013). Consequently, preserving and minimizing the impact development has on proposed land,
wilderness, wildlife and wetlands.
In addition to the preservation and sustainable development of a community, economics
is an important part of the development and success of the plan. With the creation of a

sustainable community, economic development and jobs are at the core. Part of the development
plan will include actionable items for economic development such as, increase and access to
jobs, promote local agriculture, encourage local food production, and green commercial
buildings. For example, the Environmental Protection Agency offers grants and funding in the
form of programs such as the Environmental Workforce Development, U.S. Department of Labor
Microenterprise Grants Program, and Job Training Grant, just to name a few (EPA6 2015).
In addition, residential and affordable housing will be developed near existing and newly
proposed job locations, while commercial establishments will be developed near new and
existing transit and residences (Byerly 2013). Since the Bryans Road Sustainable Community
will consist of mixed uses, a variety of housing options will exist. Compact housing
development accomplishes many goals important to an economically sustainable community.
The variety of housing will reduce the development footprint while creating ethical housing for
different incomes. Consequently, and as noted by author Meg Byerly (2013), “this enables
housing developers to build more affordable housing types through cost efficiencies associated
with smaller units, as well as the spread of land, infrastructure, approval, and carrying costs
among a larger number of units” (p 45). It also makes incentives, which are a big part of the
financial considerations of a sustainable community more possible.
To encourage developers and attract businesses to use sustainable techniques, incentives
will be implemented. Incentives such as, tax increment financing, property tax abatements, fee
waivers, direct financial assistance, technical assistance, educational incentives,, and marketing
incentives (Byerly 2013). Furthermore, in order to support sustainable development the plan will
include Tax Increment Financing (TIF). As noted by authors, Richard Dye and David Merriman
(2006), tax increment financing is a tool for local economic development “that allows

municipalities to promote economic development by earmarking property tax revenue from
increases in assessed values within a designated TIF district” and allows the development the
ability to approve upfront investments (para 1).
The ethics of creating Bryans Road Sustainable Community goes back to the core
elements of sustainable development and as noted in the article Ethics of Sustainability (2012),
that means, “meeting the needs of the present without compromising the ability of future
generations to meet their needs”(p 6). In order to understand how and why sustainability fits into
community development, land use, and the conservation and preservation of wetlands,
wilderness, and wildlife one must have a better understanding of the ethical concepts as
presented in theories such as the Precautionary Principle, the Chain of Obligation, the
Distributional Principle, the Land Ethic, and the Rights of the Other Species (Kibert et al 2012).
Ultimately, these theories recognize the ethical need and supply of food, safe drinking water,
sanitation facilities, health, shelter, education, information, and access to services (Kibert et al.
2012). By addressing these and previously mentioned elements of the Bryans Road Sustainable
Community, the path to creating a sustainable community plan is forged.
Water Supply and Wastewater Management
One of the most important aspects of developing a sustainable community is how water
will be obtained and how wastewater will be dealt. With approximately 410 billion gallon of
water being used per day in the United States it is essential to create systems that are biologically
and chemically safe (UMICH 2014). However, that does not lessen the need to do so in a
sustainable manner as new developments affect water quality and water shortages due to
population growth and drought have an extreme impact on water resources. One of the essential
goals of any state, county and community is to adhere to the Environmental Protection Agency’s,

Clean Water Act. As noted in the article, Protecting Water Resources with Smart Growth
(2014), a couple of the main reasons that some bodies of water do not meet the Clean Water Act
(CWA) are due to “storm sewer over-flows and run-off from nonpoint sources” (EPA¹ p 7).
Which is why improving and protecting existing watersheds is just as important when
developing sustainable water systems so that the community is not significantly contributing to
climate change.
In order to reduce environmental impact due to the development of the Bryans Road
Sustainable Community, existing aquifers and sewer plants will be utilized. Two out of the 52
aquifers located in Charles County will supply potable water, the Patapsco and Patuxent
Aquifers. These are made up of seven existing, underground wells that purify, reserve and
deposit water that is penetrated by drilling, which then pumps water to the surface for
distribution (CharlesCountymd 2013). Because the Patuxent aquifer is a mostly underused water
resource, the development of the BRSC will not require any additional wells to be dug, limiting
the impact on the environment. According to the Charles County Comprehensive plan, the
BRSC currently has a large permitted withdrawal of 513,000 gallons per day (gdp). Yet, should
an increase in consumption occur, the Bryans Road Sustainable Community is slated for
interconnection with the Waldorf systems in 2040 (Kelly et al. 2012).
In addition, the Bryans Road Sustainable Community, waste water infrastructure and
management will be provided by the Mattawoman sewer service area which will ultimately
require less land to be disturbed. Environmental disturbance will be limited to the installation of
infrastructure in the form of piping that connects from the Mattawoman Wastewater Plant to
residents and businesses within the BRSC. Furthermore, to reduce any potential contamination
due to discharge from the treatment plant to surface water, advanced wastewater treatment will

be implemented. After the primary and secondary treatments, additional treatments such as, sand
and carbon filters and chemicals will be used to help in the removal method (Botkin 2011).
Along with the sustainable supply of water and management of waste water there are
additional ways in which the community can conserve and reduce water use that can ultimately
reduce impact to the environment. Beginning with the products being used to supply water,
including the installation of water-efficient plumbing fixtures, low-flow and fixture fittings such
as, toilets, urinals, lavatory faucets, showers, kitchen sink faucets, and pre-rinse spray valves
(Botkin 2011). Ultimately, by incorporating green building techniques into the structure of some
building, the community can reduce water consumption by almost 30 percent, reduce cost and
energy use while protecting natural bodies of water (EPA¹ 2014). The utilization of green
building techniques would also include, water catchment systems, green roofs, water-efficient
landscaping and irrigation, and reuse.
Direct water reuse is a way to maximize wastewater treatment. Treated water is piped
from the Mattawoman plant to end user. Primary uses will be directed to green spaces,
agriculture, and industrial spaces such as schools, hospital, businesses. Additionally, rainwater
collection will capture stormwater for reuse in landscaping and open space areas will be designed
in order to minimize stormwater run-off. Landscaping will also incorporate features that support
infiltration and retention (EPA¹ 2014).
Since the enactment of the Safe Drinking Water Act (SDWA) in 1974 and subsequent
amendments, development plans are required in order to regulate pollutants in water supplies.
Besides existing as a means to regulate pollutants, the SDWA “provides funding for
infrastructure projects, protects sources of drinking water, and promotes the capacity of water
systems” (UMICH 2014). In addition to the SDWA, the Chesapeake Bay Total Maximum Daily

Load (TMDL) and Water Implementation Plans (WIP) have implemented caps in order to limit
the amount of nitrogen, phosphorus and sediments that are discharged into the Bay and local
waterways. With the proposed future development of the BRSC, it is estimated that by 2040 the
Mattawoman WWTP may exceed its nitrogen cap.
As such, additional wastewater treatment measures will be implemented in order to
mitigate issues over the long-term foreseeable future. Additional wastewater treatment measures
might include, “continue to perform system maintenance and upgrades, particularly to reduce
inflow and infiltration (I/I), which consumes available wastewater system capacity and
participate in nutrient trading, as per the State’s Policy for Nutrient Cap Management and
Trading and in particular, investigate opportunities for Charles County WWTPs to act as a
“seller” of nutrient credits” (Kelly et al p 72). In regards to an Environmental Impact Study
(EIS), one will not be needed for this segment of the plan due to the use of existing
infrastructures for water supply and management.
Water supply and wastewater management can sometimes be one of the most expensive
elements of building the sustainable community. That is if the community is in need of building
a brand new plant. Fortunately, since the BRSC will be utilizing existing aquifers and
wastewater management plant, additional expense will be if any additional wells need to be dug
and piping infrastructure. In part, sources of funding for water and wastewater management will
come from sources such as grants and direct financing. Grants such as the, EPA Clean Water
Act Nonpoint Source Grant, EPA Clean Water State Revolving Fund (CWSRF), and DOE
Weatherization and Intergovernmental Program. The DOE Weatherization program will be
beneficial for the development of green infrastructure, such as green roofs. While according to
the EPA website (2014), the CWSRF will be used to “fund water quality protection projects for

wastewater treatment, stormwater management, nonpoint source pollution control, and watershed
and estuary management” for the Bryans Road Sustainable Community (EPA² para 5 & 6).
Furthermore and as previously noted, the SDWA provides funding for projects in order to
meet guidelines. There is also the opportunity for the partnership and use of private wastewater
systems that can provide the best management of wastewater and cost efficiency. Public-private
wastewater partnerships use the technology and knowledge that the private sector can provide
while the municipality retains ownership (Botkin 2011). With the possibility of needing to
upgrade the current infrastructure and services of the Mattawoman WWTP in 2040 and without
having to raise taxes on the community in order to do so, a public-private partnership might
deliver the most cost effective and practical way to address necessary repairs, replacements, and
upgrades to any facilities.
As part of any sustainable development, the ethical implications of the water sourcing
and treatment as well as wastewater and stormwater management plans must be considered.
This consideration goes hand in hand with the goals of the Clean Water Act’s order to meet and
possibly exceed human health and clean drinking water criteria. As part of the Bryans Road
Sustainable Community plan, the implementation of previously mentioned green infrastructure
will assist in preserving and improving health and water quality and better manage stormwater
for all residents and businesses (Stoner 2012). The health of the community’s residents and
environment are also met through the aesthetics and preservation of green and open spaces and
minimal disturbance to habitats. To ensure fair and equitable distribution and location of all
water sources and management techniques, involvement from the community will be achieved
through education, announcements, sharing of plans and activities with the public through
meetings and communications.

In order to meet the needs of an ever increasing population, new development is
necessary. However, because of population demand, drought, and changes in climate the supply
of usable water is precariously low. As such, it is necessary to implement and enforce
sustainable development for both new and existing structures and infrastructures. A main
component of this involves water supply and wastewater management for the Bryans Road
Sustainable Community. In order to reduce impact to the environment and to ensure BRSC
meets and exceeds the Clean Water Act, the Safe Drinking Act and guidelines set by the Charles
County Comprehensive Plan, sustainable development methods that incorporate Smart Growth
techniques will be implemented.
Waste Treatment and Recycling
It is astounding to note that in the United States over 220 million tons of waste is
generated each year (Duke 2015). Combine that statistic with the estimated population growth to
approximately 439 million by the year 2050, a need to create effective programs and policies that
deal with solid and hazardous waste in a sustainable manner is essential (Roberts 2009). One of
the most effective ways in which to address waste management is in the planning and
development stages of new communities. When developing and building a sustainable
community from scratch, as in the case of the Bryans Road Sustainable Community (BRSC),
there are considerable sources of solid and hazardous waste that need to be taken into
consideration that contribute to the depletion of natural resources and contribute to climate
change. However, there are just as many opportunities available to create policies and solutions
that not only help deal with solid and hazardous waste but does so in a sustainable manner.
In order to reduce environmental impact due to the development of the Bryans Road
Sustainable Community (BRSC), a comprehensive and sustainable waste management plan

consistent with integrated waste management (IWM) will be implemented. The IWM will
incorporate methods such as collection, storage, disposal, recycling, and reuse of waste in order
to meet both public and environmental health concerns, and the desire to reuse and recycle waste
material (Carter Center 2004). Therefore, Bryans Road Sustainable Community will utilize the
existing 114 acre landfill located at the Billingsley Road Landfill in Waldorf, Maryland, located
just 12 miles from the BRSC. This eliminates the need to ship waste to other state landfills or
have to designate protected or unused land for additional landfill. However, since capacity at
the Billingsley Road Landfill is estimated to be reached in approximately 18 years (2030),
alternative solutions will be proposed and implemented (Kelly 2012). To reduce fill estimates
and to exceed the Maryland Recycling Act (MRA) of 1989 and Charles County’s 2010
municipal solid waste (MSW) recycling goal of 35 percent, at least one of each of the following
facilities will be built, warehousing, separation and processing facility, transfer station, holding
and temporary storage facility, material recovery facility, and compost facility, as they play a
significant part in integrated waste management (Kelly 2012). However, since Charles County
zoning does not permit public run facilities any new ones will be run by the municipality.
While land will be disturbed for the development of these building, the environmental
impact will be reduced due to not having to allocate more land for fill and the implementation of
construction waste management protocol. As noted by the United States Green Building Council
(2013), with construction waste management developers are required to, “recycle or salvage at
least 50 percent of nonhazardous construction and demolition debris, such as cardboard, metal,
brick, acoustical tile, concrete, plastic, clean wood, glass, gypsum wallboard, carpet, and
insulation” (Byerly p 94). In order to help developers meet this goal, municipality will create

and coordinate specific drop-off stations located within the Bryans Road Sustainable Community
during the development project.
The benefits of an integrated waste management (IWM) plan is its comprehensiveness.
Not only does IWM take into consideration commercial and industrial waste management, but
also that of residential when it comes to the reuse, source reduction, recycling, composting,
landfill, and incineration of waste (Botkin 2011). In conjunction with the IWM and to reduce
landfill waste, Bryans Road Sustainable Community will implement a zero-waste program. A
program that will in essence endeavor to produce no solid waste, as anything produced would be
reused. This would be accomplished through the development and implementation of several
elements. For example, the zero waste program will include the development of at least one
reuse or recycling station, a drop-off point for hazardous office or household wastes, compost
station, a minimum of one recycling container on every mixed-use or nonresidential block, and
the implementation of a “pay as your throw” tax program (Byerly 2013). The Pay as you Throw
program helps to motivate people to produce less waste because they are charged on the amount
they produce (Botkin & Keller, 2011). Furthermore, the program works for both residential and
commercial waste. Similar to a plan implemented in Concord, New Hampshire, BRSC residents
can purchase one or 2 bags, either 15 gallons for one dollar or 30 gallons for two dollars and
commercial businesses are issued containers for entire buildings, and each building is billed on
the number of containers it purchases (EPA³ 2010).
Another opportunity for sustainable IWM, which has gained considerable visibility and
popularity in the last few years is upcycling. Originally proposed by William McDonough in his
book, Cradle to Cradle and as noted in the article, Recycling vs. Upcycling: What is the
difference? (2010), upcycling is different from recycling as it is, “a process that can be repeated

in perpetuity of returning materials back to a pliable, usable form without degradation to their
latent value—moving resources back up the supply chain” (Caine para 3). While recycling
“takes an item and targets it for reuse, returning it back to the cycle of daily contribution to
society rather than discarding it to trash” (Caine para 2). While integrated waste management
can successfully reduce the amount of waste generated as well as sustainably process what is
produced, creating sustainable policies are essential for proper implementation and enforcement.
As noted by the Environmental Protection Agency, the Resource Conservation Recovery
Act (RCRA) “is a US law that provides, in broad terms, the general guidelines for the waste
management program envisioned by Congress” (EPA 2015). The main law governing solid and
hazardous waste, the RCRA was passed on October 21, 1976 to “address the increasing problems
the nation faced from our growing volume of municipal and industrial waste” and with the
fundamental goals to, protect human health and the environment from the potential hazards of
waste disposal, conserve energy and natural resources, reduce the amount of waste generated,
and ensure that wastes are managed in an environmentally-sound manner (EPA4 2014).
In keeping with the RCRA, each state is responsible for implementing and enforcing all
waste management regulations. As previously noted, the State of Maryland signed into law the
Maryland Recycling Act (MRA) in 1989, requiring the state to meet a 15 percent recycle goal of
municipal solid waste (MSW) by 1994. The MRA goal was then amended to 35 percent in 2010.
Since exceeding that goal by achieving 39 percent recycling of municipal solid waste, it is with
confidence that the BRSC implements the zero waste program.
Utilizing the EPA’s Recycling on the Go and Wastewise programs it is estimated that
within the first few years 70 percent recycle can be achieved and zero waste by 2030. Recycling
on the Go, addresses pollution prevention in locations open to the public by providing easily

accessible recycling containers that help to prevent the loss of resources as well avoid any
intentional or unintentional tossing of trash that could end up in the waste stream. Whereas the
Wastewise program focuses more on the reduction of municipal solid waste from industrial
sources (EPA², 2012). Additionally, in keeping with the 1980’s Comprehensive Environmental
Response, Compensation, and Liability Act (CERCLA), which provides "policies and procedures
for release of hazardous substances into the environment ", the BRSC will as previously noted,
utilize the existing Billingsley Landfill for the process and release of any hazardous substances
(Botkin 540). In regards to an Environmental Assessment, one will be needed for this segment
of the plan due to the building of incremental waste management warehousing, separation and
processing facilities, transfer stations, holding and temporary storage facilities, material recovery
facilities, and compost facilities.
Along with the implementation of a waste management plan, a significant part of
developing a sustainable community is securing funding. Allocating land, obtaining permits, and
building waste management plants is costly. In regards to the Bryans Road Sustainable
Community, the ability to utilize the existing landfill and having access to the 10 county drop-off
centers helps reduce any new construction costs. In addition, Charles County conducts a multi-
year Capital Improvements Program (CIP) which as noted in the Charles County Comprehensive
Plan, addresses any “functional plans such as the Land Preservation, Parks, and Recreation Plan,
the Educational Facilities Master Plan, and Solid Waste Management Plan” (Kelly p192).
Included in the multi-year CIP are any needed improvement projects and cost estimates.
Recommendations from the CIP are then included in the annual Capital Budget and Capital
Improvements Program along with any development regulations, such as in the case of BRSC.

This includes any permits for development and are based on whether or not the necessary
community facilities are either in place or programmed (Kelly 2012).
In addition to CIP, funding will most likely come from two separate allocations, within
the community and outside the community. For example, internal sources would include
solutions such as the previously noted Pay as you Throw tax, which not only helps to reduce
waste production but also generates revenue to fund waste management. Additionally, there
will be fees for residential and commercial collection and hauling of solid waste as well as the
ability to generate revenue from sales of recyclable materials (ANTHC n.d.). External sources
will come in the form of any federal and state grants, as well as any private and nonprofit
foundations and organizations.
Part of any successful and sustainable waste management plan are the ethical
implications. As noted in the article, Ethical and Environmental Background to the Management
of Waste (1995) there are three elements of import when determining the ethical considerations
of sustainable waste management, especially in regards to new projects and or developments
such as BRSC. The first consideration is, “those who generate the wastes should take
responsibility, and provide the resources, for the management of these materials in a way which
will not impose undue burdens on future generation”. Followed by, “waste should be managed
in a way that secures an acceptable level of protection for human health and the environment,
and affords to future generations at least the level of safety which is acceptable today, and a
waste management strategy should not be based on a presumption of a stable societal structure
for the indefinite future, nor of technological advance” (OECD-NEA para 6). As such, Bryans
Road Sustainable Community plans to implement sustainable programs such as the construction
waste management protocol, Recycling on the Go and Wastewise programs will accomplish the

goal of preserving and improving health better waste manage for all residents and businesses
(Stoner 2012). To ensure fair and equitable management of all waste sources and management
techniques, inclusion from community is necessary and will be achieved through education,
announcements, sharing of plans and activities with the public through meetings and
communications.
In order to meet the sustainable needs of the Bryans Road Sustainable Community along
with laws that are regulated by federal, state and county governments, a comprehensive waste
management plan will be implemented. An integral part of this plan is to utilize existing
infrastructure, create and implement plans that prevent, reduce, and manage waste in a
sustainable, economical and socially equitable manner. Open communication from planners and
involvement from the community will be crucial. Furthermore, in order to reduce impact to the
environment and to ensure BRSC meets and exceeds the Maryland Recycling Act and guidelines
set by the Charles County Comprehensive Plan, sustainable development methods that
incorporate Smart Growth and Cradle to Cradle techniques will be implemented.
Energy and Air Pollution Prevention
There are numerous elements that can cause the climate to change, both natural and man-
made. However, one of the biggest components of climate change is that of greenhouse gases
(GHG), with anthropogenic activities such as the burning of fossil fuels for electricity, heat and
transportation being the largest contributors (EPA 2015). Consequently, making the need to
reduce the emission of GHG’s an essential part of any sustainable development plan. Every
aspect of the Bryans Road Sustainable Community Plan is designed so that the community is not
significantly contributing to climate change. Two major components in achieving this goal are
keeping air pollution to a minimum and sustainable energy use. When addressing keeping air

pollution to a minimum one cannot help but included other aspects of the development plan such
as transportation, agriculture, building, landscaping, infrastructure and energy as they are all
intertwined. It will take a comprehensive plan, inclusive of all these areas to not only meet but
exceed the National Ambient Air Quality Standards (NAAQS) established by Environmental
Protection Agency (EPA) and the State Implementation Plan (SIP) for Maryland. It is with the
implementation of the EPA’s Sustainable Skyline Initiative and implementation of alternative,
renewable energy sources such as solar and wind that the Bryans Road Sustainable Community
(BRSC) will become a designated attainment area and not contribute significantly to climate
change.
In order to become a designated attainment area, Bryans Road Sustainable Community
has an uphill battle. That is because currently, the Washington DC-MD-VA region is designated
as a “marginal” nonattainment area. As reported in the Environmental Protection Agency’s
(EPA) 2008 report, the state of Maryland as a designated nonattainment area, means it is not
meeting the ground-level ozone standards established by the EPA in 1997 (Kelly 2012). As part
of the state of Maryland, Charles County is part of the Metropolitan Washington Air Quality
Committee (CWAQC) and as such included in the State Implementation Plan (SIP) on air quality
for the DC-MD-VA area under the federal Clean Air Act. Maryland’s 2008 SIP, is the most
recent plan created to demonstrate continued improvement and compliance with the 1997
NAAQS for particulate matter of 2.5 in the Washington region (MWCOG 2008). The plan
addresses the six major contributors of air pollution, ozone, carbon monoxide, nitrogen dioxide,
particulate matter, sulfur dioxide and lead (Botkin 2011).
The Bryans Road Sustainable Community in an effort to keep air pollution from
contributing significantly to climate change will implement the Environmental Protection

Agency’s Sustainable Skyline Initiative. As noted in the book, Environmental Science, Earth as
a Living Planet (2011), this initiative includes the following elements; reduce emissions from
landscape equipment through improved irrigation of lawns and turf management, as well as
retrofitting any applicable small off-road equipment to achieve reduced emission of air
pollutants. Additionally, reduce vehicle emissions by increasing public transportation and
reducing distance traveled in vehicles, encourage the use of hybrid taxis, construct “green
buildings” with healthier interior environments and landscaping that benefits the local external
environment. Moreover, reduce emissions from idling vehicles and retrofit any diesel engines to
reduce emissions, and encourage the planting of trees in the community to create a tree canopy in
as many areas as possible (p 462).
Furthermore, additional efforts to manage and minimize air pollution in the Bryans Road
Sustainable Community will be implemented. Initiatives such as previously outlined in the plan
namely, installing Energy Star products in buildings, community designed to encourage public
transportation use along with walking and biking, establish motor vehicle emissions budgets
(MVEBs) or maximum allowable levels of PM 2.5 Direct and NOx , designated greenspace and
tree planting program, and indoor air pollutant controls. Air pollutant controls such as, inflow of
fresh air from ventilation, source removal and modification and air cleaning (Botkin 2011).
An additional way in which BRSC will minimize its impact on climate change will be
through sustainable energy use. Building a sustainable community is a challenge to say the least,
especially when trying to accomplish this from the standpoint of a fossil fuel dependent world.
Traditional forms of energy range from electricity, gas, coal, and oil, unfortunately those
resources are not only in limited supply they have a negative impact on the environment and
contribute to climate change. One of the first steps in planning a sustainable community is to

implement renewable energy sources, because as noted in the Charles County Comprehensive
Plan, (2012), “energy cost and use affects income and budgets, land use patterns and the natural
environment, including air quality and water quality” (p 107).
There are multiple areas in which to draw upon for renewable energy, such as wind, sun,
water, geothermal, and tidal power. A major component of the Bryans Road Sustainable
Community development plan is the supply and use of sustainable energy. In 2009, Charles
County was awarded an Energy and Efficiency and Conservation Block Grant (EECBG) from
The U.S. Department of Energy. The objectives of the EECBG, which as being part of Charles
County will be extended to the new BRSC include, minimize BRSC energy consumption and
improve efficiency as a component of growth, and reduce greenhouse gas (GHG) emissions in
order to grow in a more sustainable manner in the future.
In addition, develop and expand the use of local, sustainable energy through programs
such as the Maryland Renewable Energy Portfolio Standard Tier I and Tier II renewable energy
Resources, while minimizing BRSC energy expenditures. BRSC will raise awareness of energy-
saving government operations and encourage adoption by other in-house departments and non-
government organizations (Kelly 2012). Furthermore, programs to educate residents and
businesses about opportunities to participate in energy-saving programs while simultaneously
grow a green economy with an increased number of jobs in the clean energy and energy
efficiency sector will be implemented. Lastly, reduce overall energy consumption and reduce
fossil fuel combustion emissions in BRSC’s transportation sector (Kelly 2012).
According to the Charles County Comprehensive Plan, energy use and distribution for
Charles County has residential use at 65.1 percent, commercial 28.1 and government buildings at
6.8 percent (Kelly 2012). Consequently, it is important that residential buildings are constructed

with renewable energy sources that will be built into their infrastructure. The Bryans Road
Sustainable Community building portion of the plan will include onsite solar power with building
layouts that provides optimal solar access for development, while wind turbines will be installed
on adjacent agricultural land. Of which will be integrated into the existing and updated grid
system in Charles County. A combination of solar and wind power is ideal for BRSC due to its
proximity to waterways and agricultural fields and consequently its ability to generate adequate
amount of wind and sun exposure.
The benefits of wind power are endless, with the advances made in technology, wind
farms can produce “sustainable power for less than five cents per kilowatt-hour (with the PTC), a
rate that is competitive with the rates of traditional sources” (Wright, 2011). Additionally, the
land that the farms encompass can still be used for farming, while at the same time utilizing the
already updated electrical grids and plants, so as not to require additional destruction of
ecosystems. Just as with wind, solar power offers an unlimited energy source for electricity.
Solar power has an amazing capacity, as noted in the text, Environmental Science: Toward a
Sustainable Future (2011), “the total amount of solar energy reaching Earth is vast—almost
unbelievable. Just 40 minutes of sunlight striking the land surface of the United States yields the
equivalent energy of a year’s expenditure of fossil fuel. The sun delivers 10,000 times the
energy used by humans” (p 399). In regards to the effect solar power has on the environment, it
is negligible when compared to the destruction conventional energy sources have, such as, air
pollution, strip mining, greenhouse gas emissions, and nuclear waste disposal (Wright, 2011). In
addition and as noted by Byerly in, Technical Guidance Manual for Sustainable Neighborhoods
(2013), “on-site renewable energy systems reduce fossil fuel use and associated greenhouse gas
emissions, improve outdoor environmental quality, and reduce water pollution. These systems

may generate cost savings through utility rebates, incentive programs, future energy savings, and
net metering, in which excess energy is sold back to the utility”. Utilizing the lessons learned
from the cities of Burlington, Vermont and Georgetown, Texas, both 100 percent renewable
energy generated cities by wind and solar, BRSC will also be able to generate 100 percent of
their energy from solar and wind and obtain a status of attainment.
However, it will be the use of existing policies that help Bryans Road Sustainable
Community achieve attainment status. There is no question that energy has garnered
considerable attention from all countries considering its impact on the environment,
sustainability, and economic health. And as previously noted, energy is integral in each aspect of
the development plan. With the country focusing so much on renewable energy in the past few
decades, it was the signing of the Energy Policy Act of 2005 that generated laws encouraging a
greater use of fossil fuels and nuclear power, while providing some support for energy
conservation and renewable energy” (Wright, 2011). While it did not significantly address
renewable energy sources at that time, it did pave the way for later initiatives.
Initiatives such as the Energy Independence and Security Act of 2007 which,
“emphasizes the demand-side policies such as conserving energy and using renewable energy
sources” instead of the supply-side, and the American Recovery and Reinvestment Act of 2009
that “gave a huge boost ($43 billion) to renewable energy and energy conservation, with the
intent of doubling the energy from renewable sources by 2012” (Wright, 2011). Combine those
with Maryland’s Renewable Energy Portfolio Standard Tier I and Tier II renewable energy
Resources and Energy and Efficiency and Conservation Block Grant, BRSC will be utilizing 100
percent renewable energy and minimizing its effect on climate change and air pollution. Due to
the BRSC incorporating onsite solar power into the initial infrastructure of each building and

using updated existing utility grids, an EIS will not be necessary for this aspect of the plan.
Furthermore, even though the wind power will also be utilizing updated utility grids, since the
wind turbines will be constructed on existing agricultural land an EIS for those specific areas
will need to be created.
Every development plan either succeeds or fails based on the economics supporting it.
What helps to make the Bryans Road Sustainable Community economically feasible from an
energy perspective is its implementation and use of renewable energy. The first aspect is due to
the fact that solar and wind energy will be built into the infrastructure of all buildings in the
construction phase, off-setting any costs residents and businesses would have to assume when
retrofitting or updating outdated and traditional energy systems. Furthermore, there are almost
99 state incentives and programs that builders, residents, and businesses can take advantage on to
ensure affordable sustainability. For example, there is the Residential Clean Energy Grant,
Commercial Clean Energy Grant Program, and the Low Income Home Energy Assistance
Program (LIHEAP), to name just a few (DSIRE 2015). Additionally, the cost for implementing
the Sustainable Skyline Initiative is funded partially through an Environmental Protection
Agency federal grant.
Furthermore, the actual cost of solar and wind energy has dropped drastically over the
last few decades due to technological advances and continued growth in residential and
commercial markets due to policies and incentives. As noted in the article, Renewable Energy
vs. Fossil Fuels (2012), due to the continuing research and new technology solar and wind
energy is more affordable with the “cost of wind energy declining from 40 cents per kilowatt-
hour to less than 5 cents” and the “cost of electricity from the sun, through photovoltaics
dropping from more than $1/kilowatt-hour in 1980 to range from five to 20cents/kilowatt-hour

today” (para 6). However, do not forget the true cost savings that solar and wind energy
provides over traditional forms. Cost savings in the form of natural resource conservation,
cleaner air and water, healthier population which reduces medical costs, and healthier planet for
future generations.
As part of any sustainable development, the ethical implications of air pollution and
sustainable energy sources must be considered. As previously noted, the implementation and use
of renewable energy has a profound effect on not only the environment but also the population of
the community and consequently the planet. Including solar and wind power infrastructure in
the initial build will eliminate any initial out of pocket costs for residents and reduced kilowatt-
hour cost, making it cost affordable for everyone. Combine that with financial incentives that
address all levels of income, the fair and equitable distribution of policies and incentives make it
affordable for all residents and businesses. Additionally, minimizing air pollutants through the
implementation of the Sustainable Skyline Initiative addresses the ethical implications regarding
air pollution and population health along with the health of the planet and its inhabitants.
Conclusion
There are almost countless reasons as to why sustainable development is necessary for
the continued health and growth of the planet. Similar to a line in a poem, let me count the ways,
population growth of over one billion by the year 2050 (UN 2013), fossil fuel consumption peak
and oil reserve decline in approximately 70 years (Murphy 2012), and climate change affecting
temperatures, sea levels, storm frequency and velocity, soil erosion, flooding, and droughts
(Kelly 2012). In order to meet the needs of an increasing population now and for future
generations, the importance of sustainable development cannot be stressed enough and needs to
be an integral part of every new and existing community. In the case of the Bryans Road

Sustainable Community, in order to meet all sustainable needs and criteria, including that of
ethical decision making, along with laws that are regulated by federal, state and county
governments, a comprehensive development plan along with an abbreviated Environmental
Impact Statement will be implemented
As noted in the Technical Guidance Manual for Sustainable Neighborhoods (2013), it is
“how buildings are constructed, how they are arranged on the land, and how human settlement
patterns are shaped are critical to our success in curbing the causes of climate change and
creating a livable human environment” (p 3). In addition, preservation plans along with
sustainable development must be integral components with constructing a sustainable
community. Consequently, the Bryans Road Sustainable Community plan includes Smart
Growth techniques and preservation programs that focus on the sustainable use of land, water
resources, waste management, pollution, energy, transportation, public facilities, economic
development, housing, social equity, policy, natural resources, and community development.
Lastly, the goal of sustainable development and that of the BRSC development plan is to be good
stewards. Stewards that help identify the values that are most important to the community,
analyze possible actions and outcomes as they relate to these values, while promoting continued
growth economically, while at the same time protect the environment and conserve resources for
current and future generations (Kibert et al. 2012).

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