HARI
SREENIVASAN: It
took the local utility company more than a year to build this 440 acre solar
array in southwest Florida.
SYD
KITSON: It's one of the largest
if not the largest in the state. But more importantly it powers, it powers the
town of Babcock Ranch.
HARI
SREENIVASAN: Syd
Kitson once played football for the Green Bay Packers and Dallas Cowboys. Now a
developer, Kitson is the mastermind behind Babcock Ranch, an 18,000 acre
planned community. At its peak, Kitson says the development will have close to
20,000 homes, all powered by the sun.
SYD
KITSON: The idea for us from the
beginning was to create the most environmentally responsible, the most
sustainable new town that had ever been developed.
HARI
SREENIVASAN: In
2006, Kitson’s real estate company bought 91,000 acres of land, then sold 80
percent of it to the state of Florida to be preserved forever. The company is
using the remaining property, mostly former farm and rock mining land to create
Babcock Ranch. That includes more than 8,000 acres for green space. The first
residents moved in in January. The hope is that by 2040 Babcock Ranch will be
home to 50,000 people. And demonstrate that going green is good business.
SYD
KITSON: It just seemed like a
great opportunity to prove that you can do it the right way. That you can
preserve land, that preservation and development can work hand in hand.
HARI
SREENIVASAN: But
the ambition goes beyond solar power and preservation. The goal is for Babcock
Ranch to be a model of sustainability. The development requires all the homes
and commercial buildings to be certified green by the Florida Green Building
Coalition.
JENNIFER
LANGUELL: Builders were like,
“really? You want me to do what? That’s going to blow my budget.”
HARI
SREENIVASAN: Jennifer
Languell is a sustainable design consultant hired by Kitson’s firm. She works
with the builders at Babcock Ranch, steering them towards environmentally
friendly building techniques and materials.
JENNIFER
LANGUELL: So why I wanted to get you guys out here to this
house in particular was because it's kind of this house in his underpants stage
and so we can kind of see what's behind those walls.
HARI
SREENIVASAN: She
points to insulation in the roof, foam in the concrete walls, and even the
thickness of windows. All of these components are specifically selected to
optimize energy efficiency.
JENNIFER-LANGUELL:
We're looking at about a
27 percent energy reduction over Florida energy code and that's about about a
40 to 42 percent energy reduction over the national average.
RICHARD
KINLEY: I wanted the smallest possible home…
HARI
SREENIVASAN: Richard
and Robin Kinley were the very first residents of Babcock Ranch. The
semi-retired couple moved here in January from the Atlanta area to escape the
congestion of the city and lead a more eco-friendly life.
ROBIN
KINLEY: I grew up on the east
coast of Florida and I saw homes just kind of thrown up and not thought through
all that well.
RICHARD
KINLEY: It's more of an intention to live in this kind
of community. Pretty much everyone that's moved in seems to be a similar mind
as far as sustainability.
HARI
SREENIVASAN: The
Kinleys own two cars, one of which is electric. Every garage is pre-wired with
enough power to easily charge it. But living in a town designed to be walkable
-- Babcock Ranch has miles of trails -- the Kinleys say they often go several
days without driving at all.
ROBIN
KINLEY: I love the idea of
getting away from cars. I mean I think cars are just literally choking America
to death.
HARI
SREENIVASAN: The
town is testing one of the state’s first driverless shuttle systems, powered by
electricity generated from the solar panels. The goal is to give every resident
access to the vehicles via a ride hailing app. And Syd Kitson says that may be
feasible by next year.
SYD
KITSON: We're hoping
within ten years people will have need for only one car and then shortly
thereafter they won't need a car at all.
HARI
SREENIVASAN: In
the meantime residents keep coming, about 200 so far.
Jasmin and Joshua Day
weren’t looking for a community like Babcock Ranch. But just a week after
discovering the town, they put a deposit on a home.
JASMIN
DAY: He had a
conversation with a co-worker who was joking with him because we kind of are
more, 'hippy,' I guess maybe in some of the things that we do. And they were
joking and they were like, 'oh we heard about this town it's like this
sustainable city there's solar panels you guys would love it.' And I looked it
up and I was like I really actually do love this town.
HARI
SREENIVASAN: Joshua,
a physical therapist, got a job at the local health center in the town's
commercial hub before they moved in. It's where the first buildings went up.
There's also a restaurant and coffee shop, a small grocery store, and a brand
new school
And this is all strategic
- it's early in the project, but Kitson's goal is to build a self-contained
town: provide robust local businesses with job opportunities so residents will
be less likely to jump in a car and leave.
In fact, Joshua's new
commute is just a five minute bike ride.
JASMIN
DAY: For us being part of
like a community of people who are also thinking this, it’s not just our
choices. It's you know builders, it's landscapers, it's people who are buying
from the farmers market instead of you know X Y and Z. Like, for us it's really
an endless stream of choices.
HARI
SREENIVASAN: The
solar panels and green buildings may be the most visible sustainability
features at Babcock Ranch. But according to engineer Amy Wicks it’s water
conservation that shaped the design of the community.
AMY
WICKS: It's really a
unique system here and it's really not something that's been done in
residential developments thus far.
HARI
SREENIVASAN: Driving
along the town’s roads you might not notice these flat ribbon curbs. They
allow water to flow to what are called rain gardens, they’re designed to
replicate what wetlands do - hold and filter water before it flows downstream.
AMY
WICKS: Instead of just
engineering a system to work we're engineering the system to mimic nature
because really what we've learned over time is nature had it right all along.
HARI
SREENIVASAN: Wicks
has worked on water engineering at Babcock Ranch for more than a decade. She
says this land once had seasonal lakes before it was drained to make way for
agriculture.
AMY
WICKS: This here is the weir
that we've designed that's going to hold back that water to mimic that natural
system that was here before, that natural lake system.
HARI
SREENIVASAN: North
of town a ditch that just a year ago looked like this has been
transformed.
AMY
WICKS: This now holds water,
almost the entire year. Back to what the natural conditions were.
HARI
SREENIVASAN: And
what Babcock Ranch is doing here has an effect on nearby waterways. Toxic algae
blooms have increased in Florida. They turn waterways green, smell, and can
affect both human and marine animal health. The blooms can naturally occur, but
worsen with runoff from agriculture and development, including fertilizer and
waste.
AMY
WICKS: We've really realized
that development has really impacted the water quality in the state of Florida.
Something like this is really important just to try to reduce the overall
runoff that's going out to our gulf ultimately, out to our oceans.
WIN
EVERHAM: Something's always downstream from you and
you've got to take that into account.
HARI
SREENIVASAN: Win
Everham is an ecologist at Florida Gulf Coast University. Early in the
development of Babcock Ranch he was called in to help survey the wildlife
population. And he’s followed the project’s development.
.
WIN
EVERHAM: What we know will happen in the future on this
landscape is more people will want to come here. And what we're really lacking
is better models for how to put them on the land. Babcock Ranch could be a
better model.
HARI
SREENIVASAN: But
for all of the town’s sustainability features, there are gaps. For example most
of the homes will be single family.
WIN
EVERHAM: I think it's fair to
criticize some of the ways we develop and part of the ways that Babcock's been
developed that the most efficient way of putting people on the land would be in
tall apartment buildings where the people are concentrated and you maximise the
green space
HARI
SREENIVASAN: And
while green space has been set aside at Babcock, and the amount of grass each
home can have is limited, some have argued the developers could have gone
further. For instance they could ban lawns altogether.
SYD
KITSON: We've been asked, you know, why don't you just
you know say you can’t have grass at all and you know the practicality of it is
difficult. Remember, we do have to sell homes
HARI
SREENIVASAN: Kitson
says homes are priced for different budgets. They start at around $200,000,
slightly higher than the median for this part of Florida and can go as
high as one million dollars. Kitson says affordability and sustainability are
not necessarily in conflict.
SYD
KITSON: We need to prove that building a sustainable and
environmentally responsible new town makes sense from an economic perspective.
Not just from the people who are developing it like us but for the homeowners
who are going to buy homes and make their investments within the community.
HARI
SREENIVASAN: But
Kitson acknowledges making Babcock Ranch as green as possible is still a work
in progress.
SYD
KITSON: Are we 100 percent
sustainable right now? No. But can we get there? Absolutely.
|
TIMECODE |
LOWER
THIRD |
1 |
00:32 |
AERIALS COURTESY BABCOCK RANCH |
2 |
1:18 |
SYD KITSON KITSON & PARTNERS |
3 |
4:55 |
JASMIN DAY BABCOCK RANCH RESIDENT |
4 |
7:25 |
WIN EVERHAM FLORIDA GULF COAST UNIVERSITY |
5 |
7:49 |
SYD KITSON KITSON & PARTNERS |