Programming your next home purchase to help create sustainable communities: Michael Figura shows you how to evaluate your real estate choices and see "livable" in a whole new light.

[ILLUSTRATION OMITTED]

When you're looking for a home, office or commercial space to purchase or rent, you usually go through a procedure called "programming." Programming is the process of determining your needs and deciding how a building should be designed to suit those needs--whether it's a big back yard at home for Buster or an office with rooms and no need for dreaded cubicles. Most people list these desires for a building, rank them in terms of priority, and then try to find a building that meets, at the very least, the most important needs.

Urban planners think about city design in much the same way, although their "building" is a town or region, and the needs are that of the public at large. However, city and regional planning in America is hindered because of strong private property rights sentiments and because planners have to _design around the automobile (see "Dominance of the Automobile" in the September 2007 issue). But, even with these roadblocks, we can all do our part to help create sustainable communities. We need to think about whether or not the buildings that we're contemplating purchasing or renting are "livable" to us and also whether they are helping to strengthen our communities and foster a more sustainable society.

So, how can you do this with your next real estate transaction?

Fortunately there's a guidepost from The American Institute of Architects (AIA) Called Ten Principles for Livable Communities.

Next time you're looking at buying or renting a building, or even constructing one, consider these principles and rank the buildings on a one to ten scale (based on how many principles they follow) to see how they stack up.

THE AIA'S TEN PRINCIPLES FOR LIVABLE COMMUNITIES (ABRIDGED)*

1. Buildings on a Human Scale Buildings that are in compact, pedestrian-friendly communities give residents the ability to walk to shops, services, cultural resources and jobs.

2. Community with Choices Buildings that are in communities with a variety of housing, shopping, recreation, transportation and employment create lively neighborhoods, mix socioeconomic classes and accommodate residents in various stages of their lives.

3. Mixed Use Development Buildings that are in communities with a mix of different land uses and varied building types create vibrant, pedestrian-friendly and diverse communities.

4. Existing Urban Centers Buildings that are in existing urban centers take advantage of existing streets and services, which reduces the need for new infrastructure, helps to curb sprawl, and promotes stability for city neighborhoods.

5. Transportation Options Buildings that are in communities where residents can walk, bike and/or use public transit, in addition to drive, help reduce traffic congestion, protect the environment and encourage physical activity.

6. Vibrant Public Spaces Buildings that are in communities with vibrant public spaces enable residents to have welcoming, well-defined public areas for personal interaction, celebration and reflection, art and cultural appreciation, civic participation and public events.

7. Neighborhood Identity Buildings that help create a "sense of place" give neighborhoods a unique character, enhance the walking environment, and help create pride in the community.

8. Environmental Resources Protection Buildings that are in the countryside and are on substantial amounts of undisturbed land help to create a balance of nature in conjunction with development to preserve natural systems, protect waterways from pollution, reduce air pollution and benefit property values.

9. Landscape Conservation Homes and farms that are in the countryside and are on substantial amounts of land help protect contiguous open space, local farms and wildlife habitat, which are essential for environmental protection, local food production and recreational needs.

10. Design Matters Buildings that have excellent urban and rural design are the foundation of successful and healthy communities.

* The AIA's Ten Principles for Livable Communities has been adapted for this article to fit the context of buying, renting or building real estate. The unabridged version can be found at www.aia.org/liv_principles.

[ILLUSTRATION OMITTED]

Michael Figura is a planner at GreenPlan, Inc., co-owner of Eco Concepts Realty, and a member of the New Life Journal Green Home Experts Board. He can be reached at [e-mail].