Water Jobs: Making Plans

Abby Crisostomo, an associate at the of the Metropolitan Planning Council, joins us today to discuss what it’s like to be a planner in the non-profit world. Abby grew up in Duluth, Minnesota but moved to Chicago to attend the University of Chicago and stayed to earn her master’s at the University of Illinois at Chicago. When not working hard to save water in Chicagoland, Abby enjoys swing dancing and chatting with @IllinoisWater on twitter.   

Would you please explain what an Associate with the Metropolitan Planning Council does?

MPC is a small organization without too much hierarchy, so everyone ends up doing a lot of different types of work. Associates handle much of the day-to-day management of our various projects. MPC does research, advocacy and on-the-ground implementation, so daily work can vary wildly from doing research to convening partners to coordinating meetings to site visits to writing reports and blog posts to attending conferences and giving presentations, and more.

How did you end up at the Metropolitan Planning Council?

I interned here while I was in grad school and loved what I was doing. I stayed on past the internship period to do my master’s project, and ended up getting hired full-time just as I was completing my degree.

How did you become interested in planning?

I’ve always been interested in the interdisciplinary nature of planning. Growing up, I always thought I’d go into law, as I thought that was the only way to get such a broad exposure to issues, but then I discovered planning while in undergrad taking a class from the urban sociologist, Saskia Sassen. I spent the rest of my undergrad years trying to learn more about what planning was. After graduation, I moved to New York City to work at a law firm, but on the side, I got involved with my local community association. I went to events by an organization similar to MPC in NYC (Municipal Arts Society), and took classes through Rutgers’ planning school and New York University’s real estate school. When I moved back to Chicago, I worked at the Alliance for the Great Lakes for a few years, which reignited interest I had in water issues and environmental policy, so I knew I wanted to go back to grad school to combine all those things.

What kind of education does a planner need?

Planners do such varied jobs, that there’s no one-size-fits-all path. It’s pretty standard to get a master’s degree in planning, public policy, public administration, architecture, or a specific policy topic (such as, environmental policy). Beyond that, on-the-job experience through internships is almost, if not more, important.

Water Jobs: Sustainable Development

As part of our Earth Week festivities, today we welcome Chris Dillion to the Water Jobs series. An advocate of sustainability, Chris has worked with Vermilion Development for five years, where he strives to make green building part of their multi-use real estate projects. Chris is a graduate from the University of Illinois and has kindly taken a moment out of his crazy schedule to share with us what LEED certification is and how he views sustainability.

Since you and Vermilion Development are interested in sustainable development, can we start off with a definition of what that means? And what is LEED certification, anyway?

On a practical basis, sustainable development involves incorporating green strategies into a project’s design, construction, operations and maintenance. There are a variety of certifications and tools available to measure sustainability.  When it comes to development, the U.S. Green Building Council (USGBC) and its Leadership in Energy and Environmental Design (LEED) certification program is widely accepted as a good measure of sustainability.

LEED is a voluntary, consensus-based, market­-driven program that provides third-party verification of green buildings.

The certification process is largely driven by the design team and other consultants engaged by the development team. I view my role as a steward and champion of the green building movement, ensuring that our impact on the environment is a consideration in all that we do.

With a degree in business and a career in real estate development, you aren’t the typical interviewee in our careers series. Tell us about what you do and how you have made sustainability a part of your career.

As an undergraduate at the University of Illinois, I had a strong desire to merge my background in Entrepreneurship (College of Business) with my interest in environmental sustainability. This initially led me to diversify my degree by becoming an Environmental Fellow at Illinois. Through this specialty, I became aware of the green building movement, which in many respects was still in its infancy.

Upon graduation, I started my career in retail development, working on projects throughout the United States. During that time I became a LEED Accredited Professional (LEED AP), which was an emerging professional credential for the green building industry through the U.S. Green Building Council (USGBC).

Several years later my work evolved to include large-scale, mixed-use developments primarily in micro-urban cities throughout the Midwest. These projects were inherently sustainable and major economic development drivers for the municipalities in which they were located. As my work continued to evolve, sustainability became an increasingly important factor in my projects.

Your title is managing director. What does that mean for your responsibilities in both the day-to-day and big picture?

As a real estate developer, I help establish a vision for a prospective development (with joint venture partners, community stakeholders, tenants and others) and orchestrate the process, concept to completion. The activities associated with development are wide ranging and varied, including property acquisition, financing, public relations/community engagement, construction management, leasing, among many other responsibilities.

You have an elevator ride to describe Vermilion Development and its projects to win over a community member of a neighborhood in which you’re working: what do you say?

Vermilion Development works with universities, communities and other entities to effectuate transformative change. Vermilion has successfully elevated the economies of a growing number of communities with projects that blend creativity, thoughtful planning, and design. Our developments extend beyond the built environment, stimulating economic growth and enhancing community sustainability.

Of the projects you just described, which one are you most proud of, and why?

Harper Court is a two-phase, 1.1 million square foot mixed-use development located at 53rd Street and Lake Park Avenue in Chicago’s Hyde Park neighborhood. The project is a public-private partnership among the City of Chicago, the University of Chicago and Harper Court Partners, LLC (comprised of Vermilion Development and JFJ Development Company).

The first phase is nearing completion.  It includes a 150,000 square foot University of Chicago office tower that will serve as a prominent gateway to both campus and community. It also includes a Hyatt Place hotel (being developed by a third-party) and nearly 75,000 SF of retail space.  The project’s ground floor retail will have an emphasis on dining and entertainment.  The project’s first phase is valued at approximately $137 million.

Harper Court has been particularly rewarding for several reasons.  First, the community’s vision for the project was articulated in a series of workshops and visioning documents.  This provided a strong foundation for the project’s eventual plan.  Second, the community recognized the importance of sustainability.  The project has achieved a LEED for Neighborhood Development (LEED-ND) gold rating (for the entire project area) and anticipates additional certifications under the LEED for Core & Shell (LEED-CS) (for the office and retail components), LEED for New Construction (LEED-NC) (for the hotel component) and LEED for Commercial Interiors (LEED-CI) (for the University of Chicago and several retail interiors) designations. We anticipate that we will be the first to achieve all four ratings within one master development in the United States.

And since we’re the Illinois Water Resources Center, would you talk about what sustainable development means for water and water resources?

A sustainable development addresses water efficiency and storm water runoff. On a practical basis, we employ a variety of strategies that reduce potable water consumption, including water efficient landscaping and water efficient fixtures.  At a larger scale, we’re now looking at how green infrastructure can better handle storm water runoff, which is a significant issue in the Chicagoland area.

Where does the inspiration for your projects come from? 

For me, inspiration comes from the community surrounding the development – the people, businesses and organizations that contribute to a community’s identity. I go to great lengths to ensure that the things we do are complementary and additive to the community fabric that already exists.  I am also inspired when a community or university speaks with one voice on its vision and the role a thoughtful development can play in achieving shared objectives.

How do you get picked to design a building or project?

At times, it can be as simple as identifying an opportunity to create a development that addresses a community need that isn’t currently being served.  Alternatively, we are often directed to development opportunities through a client, generally a university or community, that has a need or wishes to fulfill a strategic objective.  For a number of Vermilion Development’s projects, we enter bidding competitions where we present our qualifications and expertise in an effort to secure the rights to develop a project.  Under that scenario, the vision or strategic priority for the university or community is often well articulated as part of the institution or community’s request.

Is it harder to build LEED certified developments? If so, why do you do it? 

To achieve high levels of certification it certainly requires added coordination and depending on the corresponding requirements, additional expense.  Low levels of certification are easily attained in urban areas, where infill development is inherently more sustainable than greenfield development.

In terms of why this is important to me, it’s simple really, environmental sustainability is something I value.  It’s part of who I am.

There are exciting things happening in the green building industry.  A building that uses energy and water while creating waste is still unsustainable, no matter how green it might be by today’s standards.  The Living Building Challenge is a new standard that is emerging that I am eager to participate in when a project opportunity emerges.

Do you have any education or certifications beyond your degree that have helped you?

I am a LEED Accredited Professional.  I originally received the designation in 2005. The LEED AP credential affirms an individual’s advanced knowledge of green building and the LEED rating system.

More recently, the Green Building Certification Institute implemented changes to the LEED AP program.  At that time, I elected to specialize my credential in Building Design and Construction, LEED AP BD+C.

The LEED AP BD+C credential is appropriate for individuals with expertise in the design and construction phases of green buildings serving the commercial, residential, education and healthcare sectors. The specialty denotes practical knowledge in the LEED for Core and Shell, LEED for New Construction and LEED for Schools rating systems.

How did your education prepare you for your job now? Any experiences or adventures you wish you’d had in high school or college?

My time at the University of Illinois provided me with an incredible amount of personal and professional growth, both inside and outside of the classroom.  At Illinois, I received a rigorous education through the College of Business.  My time as an Environmental Fellow provided me an outlet to focus my academics on the issues that were important to me.

Since my undergraduate days, I’ve supplemented my education with a program through the University of Cambridge, a global leader in sustainability education.  Through the Prince of Wales’s Business & The Environment Programme, I’ve had the opportunity to further enhance my knowledge and leadership on sustainability.

All told, I wouldn’t change a thing.

We always like to ask our guests if they have any advice to offer our fifth grade friends at Cesar E. Chavez should they also be interested in becoming sustainable developers. What do you wish you’d known when you were making school and career choices?  

It’s surprisingly simple: show up, set measurable goals, work hard and seek out opportunities for advancement.  These are the components that allow an individual to live their best life.

Crumbling Pipes and Failed Hydrants: Water Infrastructure

Last month businesses in Carterville, IL suffered extensive fire damage when a water hydrant failed in the midst of firefighting efforts. City water managers explained that the system was old and no longer functioning well. Aging infrastructure is a problem we think about a lot here at IWRC, partly because our news feeds have been filled with stories of water main failures in Illinois, like here, here, and here, to name only a few.   

It turns out that everyone else is thinking about crumbling infrastructure, too. Not only did members of the water industry testify before Congress, just last week, but their suggestions on how to address urgent water structure needs were also recently echoed by a new Government Accountability Office report.

To top things off, the American Society of Civil Engineers issued their 2013 Infrastructure report card yesterday, assigning a D+ as the overall grade for American structures. This is a marginal improvement from the last reports, issued in 2009, when the overall score was a D-. 2013 grades for water-related infrastructure were all low, with Dams receiving a D, a grade shared by Drinking Water and Wastewater. Levees received a D-, as did Inland Waterways. Bridges were a brighter spot on the card, earning a C+.   

In Illinois specifically, infrastructure received a grade of D+, while necessary upgrades to drinking water over the next twenty years were estimated to require $15 billon. Wastewater needs were estimated at $17.5 billion. This is an increase from the 2009 report, where these numbers were estimated at  $13.5 billion and $13.41 billion, respectively. Likewise, high hazard dams in the state (those which could potentially cause human harm and property loss if they failed) rose from 187 to 201.   

In the midst of this doom and gloom, however, Illinois is making some progress. This past fall Gov. Quinn established the Clean Water Initiative, which makes $1 billion in water project funding available to Illinois communities through low interest loans. It is funded through the equity of existing State Revolving Fund loans, Federal grants, and Federal stimulus funds. Thus far, projects in Perkin, IL and Chicago have received loans to address both drinking water and wastewater. Villages like Kenilworth, however, are pursuing another avenue of funding and have asked residents to vote on a referendum that would raise property taxes to address aging infrastructure causing flooding basements and insufficient water flow at fire hydrants. 

Rivers in Illinois History

Lately, I've been completely sucked in by Northwestern's Medill Reports. One of their recent stories highlighted the role the Chicago River has played in the rise of Chicago, beginning as a shallow stream in a swamp and becoming a busy shipping corridor. The full story is available here and well worth the read.    

But, it also reminded me of a great report sitting in IWRC's archives which chronicles the development of waterways all over Illinois. An Annotated Bibliography of Observations on Illinois Water Resources 1673 to 1850 was produced by history professors at the University of Illinois at Urbana-Champaign in 1966 and contains quotes for the early explorers of Illinois, like this observation of the Illinois River from Marquette:

"We have seen nothing like this river that we enter, as regards its fertility of soil, its prairies and woods; its cattle  [buffalo], elk, deer, wildcats, bustards, swans, ducks, parroquets, and even beaver.  That on which we sailed is wide, deep, and still, for 65 leagues.  In the spring and during part   of the Summer there is only one portage of half a league  [at   Chicago]."