Building-related renewable energy and the case of 360 state street

Vanderbilt Law Review

Volumn 65, Issue 6, 2012, Pages 1875-1934

  Bronin, Sara C ^a  

^a UNIVERSITY OF CONNECTICUT   (United States)

Author keywords

[No Author keywords available]

Indexed keywords

EID: 84871494992     PISSN: 00422533     EISSN: None     Source Type: Journal    
DOI: None     Document Type: Article

References (200)

1. DAVID MALIN ROODMAN & NICHOLAS LENSSEN, WORLDWATCH PAPER NO. 124: A BUILDING REVOLUTION: HOW ECOLOGY AND HEALTH CONCERNS ARE TRANSFORMING CONSTRUCTION 5 (1995).
2. Green Buildings Introduction, SMART COMMUNITIES NETWORK, http://www.smartcommunities.ncat.org/buildings/gbintro.shtml (last visited Sept. 6, 2012).
3. Securing America's Future with Energy Efficient Buildings, U.S. DEPARTMENT OF ENERGY, http://www1.eere.energy.gov/buildings/about.html (last updated Apr. 18, 2012).
4. John L. Sznopek & William M. Brown, Materials Flow and Sustainability, U.S. GEOLOGICAL SURV. (June 1998), http://pubs.usgs.gov/fs/fs- 0068-98/fs-0068-98.pdf.
5. PIKE RESEARCH, ENERGY & ENVIRONMENT CONSUMER SURVEY 5 (2012).
6. Jeffrey M. Jones, In U.S., Alternative Energy Bill Does Best Among Eight Proposals, GALLUP (Feb. 2, 2011), http://www.gallup.com/poll/145880/Alternative- Energy-Bill-Best-Among-Eight-Proposals.aspx.
7. Large Majorities in U.S. and Five Largest European Countries Favor More Wind Farms and Subsidies for Bio-fuels, but Opinion Is Split on Nuclear Power, HARRIS INTERACTIVE (Oct. 13, 2010), http://www.harrisinteractive.com/NewsRoom/ HarrisPolls/FinancialTimesHarrisPolls/tabid/449/ctl/ReadCustom%20Default/mid/ 1512/ArticleId/584/Default.aspx.
8. U.S. DEP'T OF ENERGY, RENEWABLE ENERGY CONSUMPTION AND ELECTRICITY PRELIMINARY STATISTICS 2010, at 1 fig.1 (2011).
9. RENEWABLE ENERGY POLICY NETWORK FOR THE 21ST CENTURY, RENEWABLES 2011 GLOBAL STATUS REPORT 17 (2011).
10. RENEWABLE ENERGY POLICY NETWORK FOR THE 21ST CENTURY, 2011, supra note 6, at 18.
11. Fuel Cells: Basics, U.S. DEP'T OF ENERGY, http://www1.eere.energy.gov/ hydrogenandfuelcells/fuelcells/basics.html (last updated Nov. 19, 2010).
12. U.S. DEP'T OF ENERGY, OFFICE OF ENERGY EFFICIENCY & RENEWABLE ENERGY, 2010 FUEL CELL TECHNOLOGIES MARKET REPORT 1 (2011).
13. Sara C. Bronin, Curbing Energy Sprawl with Microgrids, 43 CONN. L. REV. 547, 549 (2010).
14. Robert I. McDonald et al., Energy Sprawl or Energy Efficiency: Climate Policy Impacts on Natural Habitat for the United States of America, 4 PLOS ONE, Aug. 2009, at 1, 1.
15. LEED Projects & Case Studies Directory: Certified Project Directory, U.S. GREEN BUILDING COUNCIL, http://www.usgbc.org/LEED/Project/ CertifiedProjectList.aspx (last visited Sept. 6, 2012).
16. Fuel Cell Databases: State Fuel Cell and Hydrogen Database, FUEL CELLS 2000, http://www.fuelcells.org/info/statedatabase.html (last visited Sept. 6, 2012).
17. Fuel Cell Databases: Worldwide Fuel Cell Installation Database, FUEL CELLS 2000, http://www.fuelcells.org/info/databasefront.html (last visited Sept. 6, 2012).
18. Worldwide Fuel Cell Installations, FUEL CELLS 2000, http://www.fuelcells. org/info/charts/FCInstallationChart.pdf (last updated Oct. 2005).
19. John R. Nolon, Land Use for Energy Conservation and Sustainable Development: A New Path Toward Climate Change Mitigation, J. LAND USE & ENVTL. L. (forthcoming 2012).
20. Distributed Energy Basics, NAT'L RENEWABLE ENERGY LABORATORY, http://www.nrel.gov/learning/eds-distributed-energy.html (last updated May 18, 2012).
21. Bronin, Distributed Energy Basics, NAT'L RENEWABLE ENERGY LABORATORY, http://www.nrel.gov/learning/eds-distributed-energy.html, supra note 11, at 559-65.
22. N.Y. STATE ENERGY RESEARCH & DEV. AUTH., MICROGRIDS: AN ASSESSMENT OF THE VALUE, OPPORTUNITIES AND BARRIERS TO DEPLOYMENT IN NEW YORK STATE 12-21 (2010).
23. Microgrids at LBNL, LAWRENCE BERKELEY NAT'L LABORATORY, http://der.lbl.gov (last visited Sept. 6, 2012).
24. Current Project: Santa Rita Jail, LAWRENCE BERKELEY NAT'L LABORATORY, http://der.lbl.gov/microgrids-lbnl/santa-rita-jail (last visited Sept. 6, 2012).
25. Enhancing the Smart Grid: Integrating Clean Distributed and Renewable Generation, U.S. DEPARTMENT OF ENERGY, http://energy.gov/sites/prod/files/ oeprod/DocumentsandMedia/RDSI-fact-sheet-090209.pdf(last updated Sept. 2, 2009).
26. SPIDERS, SANDIA NAT'L LABORATORIES http://energy.sandia.gov/?page-id=2781 (last updated Feb. 23, 2012).
27. Bronin, SPIDERS, http://energy.sandia.gov/?page-id=2781, supra note 11, at 547.
28. McDonald et al., SPIDERS, http://energy.sandia.gov/?page-id=2781, supra note 11.
29. Tara Benedetti, Running Roughshod? Extending Federal Siting Authority Over Interstate Electric Transmission Lines, 47 HARV. J. ON LEGIS. 253 (2010).
30. Ashley C. Brown & Jim Rossi, Siting Transmission Lines in a Changed Milieu: Evolving Notions of the "Public Interest" in Balancing State and Regional Considerations, 81 U. COLO. L. REV. 705 (2010).
31. Joshua D. Fershee, Reliably Unreliable: The Problems with Piecemeal Federal Transmission and Grid Reliability Policies, in UNIV. OF CONN. CTR. FOR ENERGY & ENVTL. LAW POLICY PAPER SERIES (2011).
32. Jim Rossi, The Trojan Horse of Electric Power Transmission Line Siting Authority, 39 ENVTL. L. 1015 (2009).
33. Sandeep Vaheesana, Preempting Parochialism and Protectionism in Power, 49 HARV. J. ON LEGIS. 87 (2012).
34. MCKINSEY & CO., REDUCING U.S. GREENHOUSE GAS EMISSIONS 7, 10 (2007).
35. MCKINSEY & CO., CURBING GLOBAL ENERGY DEMAND GROWTH: THE ENERGY PRODUCTIVITY OPPORTUNITY 9 (2007).
36. Steven Chu, Weatherization: Saving Money by Saving Energy, HUFFINGTON POST BLOG, (Oct. 30, 2009, 10:49 AM), http://www.huffingtonpost.com/steven-chu/ weatherization-saving-mon-b-339935.html.
37. U.S. DEPARTMENT OF ENERGY, BETTER BUILDINGS, http://www1.eere.energy.gov/ buildings/betterbuildings/(last updated Aug. 14, 2012).
38. Jackie Calmes, Obama Announces Backing for Energy-Efficiency Initiative, N.Y. TIMES, Dec. 2, 2011, http://www.nytimes.com/2011/12/03/us/politics/obama- announces-backing-for-energy-efficiency-initiative.html.
39. Rick Pierson, Chu Proposes Energy Efficiency Initiative at Clinton Conference, CHI. TRIB., June 30, 2011, http://articles.chicagotribune.com/2011- 06-30/business/chi-energy-secretary-steven-chu-announces-business-initiative-at- clinton-conference-20110630-1-efficiency-energy-dept-energy-waste.
40. Financial Incentives for Energy Efficiency, DATABASE OF STATE INCENTIVES FOR RENEWABLES & EFFICIENCY, http://www.dsireusa.org/summarytables/finee. cfm(last visited Sept. 6, 2012).
41. AMANDA LOWENBERGER ET AL., AM. COUNCIL FOR AN ENERGY EFFICIENT ECON., THE EFFICIENCY BOOM: CASHING IN ON THE SAVINGS FROM APPLIANCE STANDARDS (2012).
42. Sara C. Bronin, The Quiet Revolution Revived: Sustainable Design, Land Use Regulation, and the States, 93 MINN. L. REV. 231, 255-57 (2008).
43. Sarah B. Schindler, Following Industry's LEED: Municipal Adoption of Private Green Building Standards, 62 FLA. L. REV. 285, 312-13 (2010).
44. AMANDA LOWENBERGER ET AL., AM. COUNCIL FOR AN ENERGY EFFICIENT ECON., THE EFFICIENCY BOOM: CASHING IN ON THE SAVINGS FROM APPLIANCE STANDARDS (2012).
45. Sara C. Bronin, The Quiet Revolution Revived: Sustainable Design, Land Use Regulation, and the States, 93 MINN. L. REV. 231, 255-57 (2008).
46. Sarah B. Schindler, Following Industry's LEED: Municipal Adoption of Private Green Building Standards, 62 FLA. L. REV. 285, 312-13 (2010).
47. Owen, Following Industry's LEED: Municipal Adoption of Private Green Building Standards, 62 FLA. L. REV, 2010, supra note 47, at 80, 82.
48. Sara Schaefer Muñoz, Do "Green" Appliances Live Up To Their Billing?, WALL ST. J., Aug. 2, 2007, at D1.
49. Hope M. Babcock, Assuming Personal Responsibility for Improving the Environment: Moving Toward a New Environmental Norm, 33 HARV. ENVTL. L. REV. 117, 174 (2009).
50. Stephanie M. Stern, Smart Grid: Technology and the Psychology of Environmental Behavior Change, 86 CHI.-KENT L. REV. 139, 139-40 (2011).
51. Michael P. Vandenbergh & Anne C. Steinemann, The Carbon-Neutral Individual, 82 N.Y.U. L. REV. 1673, 1678 (2007).
52. N.C. SOLAR CTR. & INTERSTATE RENEWABLE ENERGY COUNCIL, CONNECTING TO THE GRID: A GUIDE TO DISTRIBUTED GENERATION INTERCONNECTION ISSUES 26-45 (2009).
53. Interconnection Policies, DATABASE OF STATE INCENTIVES FOR RENEWABLE ENERGY & EFFICIENCY (Aug. 2012), http://www.dsireusa.org/documents/ summarymaps/interconnection-map.pdf.
54. INTERSTATE RENEWABLE ENERGY COUNCIL, MODEL INTERCONNECTION PROCEDURES (2009).
55. WORLDWATCH INST. & CTR. FOR AM. PROGRESS, AMERICAN ENERGY: THE RENEWABLE PATH TO ENERGY SECURITY 26, 30 (2006).
56. RENEWABLE ENERGY POLICY NETWORK FOR THE 21ST CENTURY, supra note 6, at 12, 15, 17 (2011).
57. DATABASE OF STATE INCENTIVES FOR RENEWABLES & EFFICIENCY, supra note 36.
58. Who We Are, CLEAN ENERGY FIN. & INVESTMENT AUTHORITY, http://www.ctcleanenergy.com/Default.aspx?tabid=62 (last visited Sept. 17, 2012).
59. A Historic Opportunity, ARCHITECTURE 2030, http://architecture2030.org/ the-solution/buildings-solution-how.
60. Robin Kundis Craig, Constitutional Contours for the Design and Implementation of Multistate Renewable Energy Programs and Projects, 81 U. COLO. L. REV. 771, 792 (2010).
61. Steven Ferrey et al., Fire and Ice: World Renewable Energy and Carbon Control Mechanisms Confront Constitutional Barriers, 20 DUKE ENVTL. L. & POL'Y F. 125, 127 (2010).
62. Stephen Harland Butler, Headwinds to a Clean Energy Future: Nuisance Suits Against Wind Energy Projects in the United States, 97 CALIF. L. REV. 1337, 1337-38 (2009).
63. McDonald et al., Harland Butler, Headwinds to a Clean Energy Future: Nuisance Suits Against Wind Energy Projects in the United States, 97 CALIF. L. REV., 2009, supra note 11, at 1.
64. Ronald H. Rosenberg, Making Renewable Energy a Reality: Finding Ways to Site Windpower Facilities, 32 WM. & MARY ENVTL. L. & POL'Y REV. 635, 668-69 (2008).
65. Sara C. Bronin, Modern Lights, 80 U. COLO. L. REV. 881 (2009).
66. Sara C. Bronin, Solar Rights, 89 B.U. L. REV. 1217 (2009).
67. Uma Outka, Siting Renewable Energy: Land Use and Regulatory Context, 37 ECOLOGY L.Q. 1041, 1067-96 (2010).
68. Uma Outka, The Renewable Energy Footprint, 30 STAN. ENVTL. L.J. 241, 244 (2011).
69. Troy A. Rule, Renewable Energy and the Neighbors, 2010 UTAH L. REV. 1223, 1223.
70. Guido Calabresi & A. Douglas Melamed, Property Rules, Liability Rules, and Inalienability: One View of the Cathedral, 85 HARV. L. REV. 1089 (1972).
71. Troy A. Rule, Shadows on the Cathedral: Solar Access Laws in a Different Light, 2010 U. ILL. L. REV. 851.
72. Troy A. Rule, A Downwind View of the Cathedral: Using Rule Four to Allocate Wind Rights, 46 SAN DIEGO L. REV. 207 (2009).
73. Troy A. Rule, Airspace in a Green Economy, 59 UCLA L. REV. 270, 270 (2011).
74. Bronin, Airspace in a Green Economy, 59 UCLA L. REV., 2011, supra note 70, at 1254.
75. Alexandra B. Klass, Property Rights on the New Frontier: Climate Change, Natural Resource Development, and Renewable Energy, 38 ECOLOGY L.Q. 63, 99 (2011).
76. Frequently Asked Questions, CAPE WIND, http://www.capewind.org/FAQ- Category4-Cape+Wind+Basics-Parent0-myfaq-yes.htm(last visited Sept. 6, 2012).
77. Kenneth Kimmell & Dawn Stolfi Stalenhoef, The Cape Wind Offshore Wind Energy Project: A Case Study of the Difficult Transition to Renewable Energy, 5 GOLDEN GATE U. ENVTL. L.J. 197, 216-24 (2011).
78. Ernest Smith, Wind Energy: Siting Controversies and Rights in Wind, 1 ENVTL. & ENERGY L. & POL'Y J. 281, 284-90 (2007).
79. Ryan Kusmin, Sucking the Air Out of Wind Energy: Nuisance Litigation and Its Effect on Wind Energy Development, 88 WASH. U. L. REV. 707, 727 (2011).
80. Susan Lorde Martin, Wind Farms and NIMBYs: Generating Conflict, Reducing Litigation, 20 FORDHAM ENVTL. L. REV. 427, 462-65 (2010).
81. Gregory J. Rigano, The Solution to the United States' Energy Troubles Is Blowing in the Wind, 39 HOFSTRA L. REV. 201, 202-03 (2011).
82. Erica Schroeder, Turning Offshore Wind On, 98.
83. Dominic Spinelli, Note, Historic Preservation & Offshore Wind Energy: Lessons Learned from the Cape Wind Saga, 46 GONZ. L. REV. 741, 763 (2011).
84. Patricia E. Salkin, Renewable Energy and Land Use Regulation (Part 2), ALI-ABA BUS. L. COURSE MATERIALS J., Apr. 2010, at 27, 27-30.
85. Garrick B. Pursley & Hannah J. Wiseman, Local Energy, 60 EMORY L.J. 877, 911-15 (2011).
86. Hannah Wiseman et al., Formulating a Law of Sustainable Energy: The Renewables Component, 28 PACE ENVTL. L. REV. 827, 842 (2011).
87. Hannah Wiseman, Expanding Regional Renewable Governance, 35 HARV. ENVTL. L. REV. 477, 494 (2011).
88. Pursley & Wiseman, Expanding Regional Renewable Governance, 35 HARV. ENVTL. L. REV., 2011, supra note 88, at 879.
89. James M. McElfish Jr. & Sara Gersen, Local Standards for Wind Power Siting: A Look at Model Ordinances, 41 ENVTL. L. REP. 10825, 10825 (2011).
90. Bronin, Local Standards for Wind Power Siting: A Look at Model Ordinances, 41 ENVTL. L. REP., 2011, supra note 44, at 266-69.
91. Lincoln L. Davies, Power Forward: The Argument for a National RPS, 42 CONN. L. REV. 1339, 1397 (2010).
92. Patricia E. Salkin & Ashira Pelman Ostrow, Cooperative Federalism and Wind: A New Framework for Achieving Sustainability, 37 HOFSTRA L. REV. 1049, 1082-96 (2009).
93. Sandeep Vaheesana, Preempting Parochialism and Protectionism in Power, 49 HARV. J. ON LEGIS. 87, 87 (2012).
94. Wiseman, Preempting Parochialism and Protectionism in Power, 49 HARV. J. ON LEGIS., 2012, supra note 91, at 532.
95. Salkin & Ostrow, Preempting Parochialism and Protectionism in Power, 49 HARV. J. ON LEGIS., 2012, supra note 97, at 1093-97.
96. Ashira Pelman Ostrow, Process Preemption in Federal Siting Regimes, 48 HARV. J. ON LEGIS. 289, 320-35 (2011).
97. A&N TECHNICAL SERVS., BMP COSTS & SAVINGS STUDY 2-2 (2005).
98. AQUACRAFT, INC., NATIONAL MULTIPLE FAMILY SUBMETERING ALLOCATION BILLING PROGRAM STUDY 254 (2004).
99. NAT'L SCI. & TECH. COUNCIL COMM. ON TECH., SUBCOMM. ON BLDGS. TECH. RESEARCH & DEV., SUBMETERING OF BUILDING ENERGY AND WATER USAGE, at x, 15 (2011).
100. William M. Flynn & John T. McManus, Inside the World of Residential Electricity Submetering, N.Y. L.J., Mar. 15, 2010.
101. OLIVIA WEIN & CHARLIE HARAK, NAT'L CONSUMER LAW CTR., SOAKING TENANTS: BILLING TENANTS DIRECTLY FOR WATER AND SEWER SERVICES 1 (2003).
102. R. BRENT ALDERFER ET AL., U.S. DEP'T OF ENERGY DISTRIBUTED POWER PROGRAM, NAT'L RENEWABLE ENERGY LAB., MAKING CONNECTIONS: CASE STUDIES OF INTERCONNECTION BARRIERS AND THEIR IMPACT ON DISTRIBUTED POWER PROJECTS (2000).
103. Charles G. Stalon & Reinier H.J.H. Lock, State-Federal Relations in the Economic Regulation of Energy, 7 YALE J. ON REG. 427, 437 (1990).
104. WEIN & HARAK, State-Federal Relations in the Economic Regulation of Energy, 7 YALE J. ON REG., 1990, supra note 106, at 3-5.
105. Steven Ferrey, Cold Power: Energy and Public Housing, 23 HARV. J. ON LEGIS. 33, 47-48 (1986).
106. Flynn & McManus, Cold Power: Energy and Public Housing, 23 HARV. J. ON LEGIS. 1986, supra note 105, at 1-3.
107. N.Y. STATE ENERGY RESEARCH & DEV. AUTH., Cold Power: Energy and Public Housing, 23 HARV. J. ON LEGIS., 2001, supra note 103, at 32-34, E-1 (2001).
108. Ferrey, Cold Power: Energy and Public Housing, 23 HARV. J. ON LEGIS., 2001, supra note 110, at 46-51.
109. Steven Ferrey, In from the Cold: Energy Efficiency and the Reform of HUD's Utility Allowance System, 32 HARV. J. ON LEGIS. 145, 164-80 (1995).
110. Ferrey, Cold Power: Energy and Public Housing, 23 HARV. J. ON LEGIS., 2001,supra note 110, at 47.
111. G.E. Hale & Rosemary D. Hale, Competition or Control V: Production and Distribution of Electric Energy, 110 U. PA. L. REV. 57, 64 (1961).
112. Eileen Lunga & Rosamond Mandell, Survey of Developments in Maryland Law, 1983-84, 44.
113. MD. L. REV. 254, 641 n.315 (1985).
114. Amy A. Nichols, Texas Opens for Business: An Analysis of Deregulation of the Electric Industry in Texas, 3 TEX.
115. TECH J. TEX. ADMIN. L. 179, 183 (2002).
116. Primary Jurisdiction-Effect of Administrative Remedies on the Jurisdiction of Courts, 51 HARV. L. REV. 1251 (1938).
117. Jake Seligman, Comment, Electric Vehicles and Time-of-Use Rates: The Impending Role of the New York State Public Service Commission in Regulating our Transportation Future, 28.
118. LAUREL VARNADO & MICHAEL SHEEHAN, N.C. SOLAR CTR. & INTERSTATE RENEWABLE ENERGY COUNCIL, CONNECTING TO THE GRID: A GUIDE TO DISTRIBUTED GENERATION INTERCONNECTION ISSUES 11 (6th ed. 2009).
119. Steven Ferrey, Nothing but Net: Renewable Energy and the Environment, MidAmerican Legal Fictions, and Supremacy Doctrine, 14.
120. Christopher Flavin & Seth Dunn, Renewable Energy Technologies and Policies: Status and Prospects, 5.
121. BUFF. ENVTL. L.J. 1, 12 (1997).
122. Net Metering, DATABASE OF STATE INCENTIVES FOR RENEWABLE ENERGY & EFFICIENCY (Sept. 2012) [hereinafter NET METERING MAP], http://www.dsireusa.org/ documents/summarymaps/net-metering-map.pdf.
123. INTERSTATE RENEWABLE ENERGY COUNCIL, NET METERING MODEL RULES (2009).
124. JUSTIN BARNES & LAUREL VARNADO, N.C. SOLAR CTR. & INTERSTATE RENEWABLE ENERGY COUNCIL, THE INTERSECTION OF NET METERING & RETAIL CHOICE 2-3 (2010).
125. U.S. DEP'T OF ENERGY, NET METERING MAP, 2010, supra note 120.
126. BARNES & VARNADO, NET METERING MAP, 2010, supra note 122, at 3.
127. Rustin P. Diehl, Transitioning to a Clean Renewable Energy Network in the West, 27.
128. J. LAND RESOURCES & ENVTL. L. 345, 354 (2007).
129. ALDERFER, LAND RESOURCES & ENVTL. L., 2007, supra note 108, at 57-58.
130. Sanya Carleyolsen, Tangled in the Wires: An Assessment of the Existing U.S. Renewable Energy Legal Framework, 46.
131. NAT. RESOURCES J. 759, 779 (2006).
132. Steven Ferrey, Power Paradox: The Algorithm of Carbon and International Development, 19.
133. STAN. L. & POL'Y REV. 510, 528-29 (2008).
134. Ronald H. Rosenberg, Harmonious Federalism in Support of National Energy Goals-Increased Wind Renewable Energy, 85.
135. Matthew Hutton & Thomas Hutton, Legal and Regulatory Impediments to Vehicle-to-Grid Aggregation, 36.
136. WM. & MARY ENVTL. L. & POL'Y REV. 337, 354-56 (2012).
137. Bryan Lamble, Of Nesting Dolls and Trojan Horses: A Survey of Legal and Policy Issues Attendant to Vehicle-to-Grid Battery Electric Vehicles, 86.
138. Marilyn A. Brown & Sharon Chandler, Governing Confusion: How Statutes, Fiscal Policy, and Regulations Impede Clean Energy Technologies, 19.
139. STAN. L. & POL'Y REV. 472, 492-93 (2008).
140. Trevor D. Stiles, Regulatory Barriers to Clean Energy, 41.
141. Kristin Bluvas, Distributed Generation: A Step Forward in United States Energy Policy, 70.
142. ALB. L. REV. 1589, 1607 (2007).
143. Valerie J. Faden, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, 10.
144. Faden, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, supra note 136, at 128-31.
145. Ferrey, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, supra note 118.
146. Ferrey, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, supra note 118, at 117.
147. Brown & Chandler, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, supra note 128, at 481-82.
148. Ferrey, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, supra note 113, at 176.
149. Stiles, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, supra note 130, at 932-34.
150. STEVEN BRAITHWAIT ET AL., EDISON ELEC. INST., RETAIL ELECTRIC PRICING AND RATE DESIGN IN EVOLVING MARKETS (2007). 148.
151. Joseph D. Kearney & Thomas W. Merrill, The Great Transformation of Regulated Industries Law, 98.
152. COLUM. L. REV. 1323, 1329 (1998).
153. Rossi, COLUM. L. REV, 1998, supra note 29, at 1044-48.
154. Sidney A. Shapiro & Joseph P. Tomain, Rethinking Reform of Electricity Markets, 40.
155. WAKE FOREST L. REV. 497, 502-42.
156. Stalon & Lock, Wake Forest L. Rev, supra note 109, at 429.
157. Richard J. Pierce, Jr., A Proposal to Deregulate the Market for Bulk Power, 72.
158. VA. L. REV. 1183, 1204 (1986).
159. J. Gregory Sidak & Daniel F. Spulber, Deregulatory Takings and Breach of the Regulatory Contract, 71.
160. James E. Meeks, Concentration in the Electric Power Industry: The Impact of Antitrust Policy, 72.
161. COLUM. L. REV. 64, 117 (1972).
162. HARV. L. REV. 1720, 1720 (1974).
163. ELIZABETH MILLS BROWN, NEW HAVEN: A GUIDE TO ARCHITECTURE AND URBAN DESIGN 13-14 (1976).
164. Floyd M. Shumway & Richard Hegel, New Haven: A Topographical History, J. NEW HAVEN COLONY HISTORICAL SOC'Y, Spr. 1988, at 57.
165. DOUGLAS W. RAE, CITY: URBANISM AND ITS END (2003).
166. Shumway & Hegel, RAE, CITY: URBANISM AND ITS END (2003)., supra note 154, at 49.
167. RAE, RAE, CITY: URBANISM AND ITS END (2003)., supra note 155, at 340-43.
168. Shumway & Hegel, RAE, CITY: URBANISM AND ITS END (2003)., supra note 154, at 50-51.
169. Jeremy Kutner, The Accidental Success of Connecticut's Largest Housing Development: 360 State Street in New Haven 12-14 (Dec. 17, 2010).
170. State & County Quickfacts: New Haven (City), Connecticut, U.S. CENSUS BUREAU (Aug. 16, 2012), http://quickfacts.census.gov/qfd/states/09/0952000. html.
171. Mary O'Leary, Yale Kicks in Millions to Help New Haven, NEW HAVEN REG., Apr. 13, 2005.
172. David McKay Wilson, Yale and New Haven Find Common Ground, N.Y. TIMES, Dec. 16, 2007, at 14CT.
173. David McClendon, 9 Firms Submit Bids to Develop Downtown Tract, NEW HAVEN REG., Aug. 17, 2006.
174. U.S. GREEN BLDG. COUNCIL, LEED FOR NEW CONSTRUCTION AND MAJOR RENOVATIONS, VERSION 2.2, at 31 (2005).
175. THE DEVIL'S GEAR BIKE SHOP, http://www.thedevilsgear.com (last visited Sept. 6, 2012).
176. ELM CITY MARKET, http://www.elmcitymarket.coop (last visited Sept. 6, 2012).
177. ELM CITY PARKING, http://elmcityparking.com/rates-info(last visited Sept. 6, 2012) (describing parking deck rates and other pertinent information).
178. Green Design Pamphlet, OCTAGON NYC, http://www.octagonnyc.com/pdf/ Octagon-green-design.pdf (last visited Sept. 6, 2012) (highlighting the environmentally friendly features of the Octagon building).
179. Geothermal Energy Basics, NAT'L RENEWABLE ENERGY LABORATORY, http://www.nrel.gov/learning/re-geothermal.html(last updated May 30, 2012) (explaining the basics of geothermal energy).
180. HALEY & ALDRICH, INC., GEOTHERMAL WELL BORING (DRAFT) FOR BORING NO. GW B-1 (2007).
181. Design Overview, YALE SCH. FORESTRY & ENVTL. STUD., http://environment.yale.edu/kroon/design.php (last visited Sept. 6, 2012) (emphasizing the design's sustainable features).
182. How Wind Turbines Work, DEP'T OF ENERGY: ENERGY EFFICIENCY & RENEWABLE ENERGY, http://www1.eere.energy.gov/wind/wind-how.html (last updated July 27, 2012).
183. Chapter 1: Introduction, WIND ENERGY RESOURCE ATLAS OF THE UNITED STATES, http://rredc.nrel.gov/wind/pubs/atlas/chp1.html#map (last visited Sept. 6, 2012).
184. Wind & Weather Statistic: Tweed-New Haven Airport, WINDFINDER, http://www.windfinder.com/windstats/windstatistic-new-haven.htm (last visited Sept. 6, 2012).
185. SECOND LAW, 360 STATE STREET INITIAL [ENERGY] MODEL RESULTS 9 (2008) (documenting a wind speed of eleven miles per hour).
186. SECOND LAW, 360 STATE STREET INITIAL [ENERGY] MODEL RESULTS, 2008, supra note 205.
187. BRUCE R. BECKER & SARA C. BRONIN, CONNECTING ARCHITECTURE, LAW, AND PUBLIC POLICY: A LEED-PLATINUM CASE STUDY IN URBAN SUSTAINABLE DESIGN, PANEL AT THE AIA NATIONAL CONVENTION, slide 34 (2012).
188. BECKER & BRONIN, CONNECTING ARCHITECTURE, LAW, AND PUBLIC POLICY: A LEED-PLATINUM CASE STUDY IN URBAN SUSTAINABLE DESIGN, 2012, supra note 211.
189. Melissa Bailey, City Hall, 360 State Battle Intensifies, NEW HAVEN INDEP., Sept. 29, 2011, http://www.newhavenindependent.org/index.php/archives/ entry/360-state-follow/#cmt.
190. Mary E. O'Leary, Owners of 360 State Street in New Haven Looking for a Tax Deal, NEW HAVEN REG., Feb. 20, 2012.
191. Renewable Energy Certificates (RECs), U.S. ENVTL. PROTECTION AGENCY, http://www.epa.gov/greenpower/gpmarket/rec.htm (last updated May 24, 2012).
192. State and Utility Net Metering Rules for Distributed Generation, INTERSTATE RENEWABLE ENERGY COUNCIL, http://irecusa.org/wp-content/themes/IREC/ includes/dsire-xml-feed/fs-net-metering-table.php (last updated Apr. 27, 2012).
193. Tom Condon, Rules May Bar Green Building Power Plan, HARTFORD COURANT, Dec. 21, 2008, at C5.
194. N.Y. STATE ENERGY RESEARCH & DEV. AUTH., ELECTRIC REDUCTION IN MASTER METERED BUILDINGS PROGRAM 3 (2011).
195. Bernice K. Leber, Win, Win, Win, Win Win, N.Y. ST. B. ASS'N. J., Feb. 2009, at 5, 5.
196. Marilyn A. Brown & Sharon Chandler, Governing Confusion: How Statutes, Fiscal Policy, and Regulation Impede Clean Energy Technologies, 19 STAN. L. & POL'Y REV. 472, 482 (2008).
197. Valerie J. Faden, Student Article, Net Metering of Renewable Energy: How Traditional Electricity Suppliers Fight to Keep You in the Dark, 10 WIDENER J. PUB. L. 109, 121-22 (2000).
198. Nestor M. Davidson, Property's Morale, 110.
199. MICH. L. REV. 437, 472 (2011).
200. Hannah Wiseman et al., MICH. L. REV., 2011, supra note 89, at 891.