Tag: green

Big City Mayor Pushes “Green” Building

  • Having a plaque like this on the outside of a building means that the construction, materials, and utilities of the building are eco-friendly. "Green" building has started to increase in popularity. (Photo courtesy of the U.S. Green Building Council)

Buildings consume 70 percent of the electricity and create
most of the landfill waste in the U.S. Some cities are looking at “green building” methods to lessen the burden on the environment. The mayor of one major city has set “green” standards for all new buildings, using a mix of mandates and incentives. The Great Lakes Radio Consortium’s Robbie Harris reports on the economic tug of war over building green:

Transcript

Buildings consume 70% of the electricity and create most of the landfill waste in the U.S. Some cities are looking at “green building“ methods to lessen the burden on the environment. The mayor of one major city has set “green” standards for all new buildings, using a mix of mandates and incentives. Robbie Harris reports on the economic tug of war over building green.


(sound of PA system)


Last year, the first green police station opened in Chicago. It will use 20% less energy, and 30% less water than a typical police station. It’s built of recycled and locally available materials. But it looks pretty much like the other newer police stations you see around the city. Officer Jeffrey Bella who has worked here since it opened, says most people have no idea this is what’s known as a “high performance green building.”


“…and the fact that nobody talks about it and nobody notices it is pretty much a testament to how well it does work.”


This is the first police station in the country to earn a LEED Silver rating from the US green building council. LEED – that’s L-E–E-D- for Leadership in Energy and Environmental Design, is a rating system that awards points for features such as energy conservation, site usage, indoor air quality, light pollution reduction, even proximity to public transit. Levels range from basic certification to silver, gold and platinum.


Last spring, Chicago Mayor Richard Daley announced every new building built by the city, must meet basic LEED standards. Private developers aren’t required to meet LEED standards but they must meet the less stringent city Energy conservation code.


Even that has the development community concerned about higher costs. The Mayor had this to say at the Building and Design conference in February.


“Here in the city of Chicago we have to really educate architects, and engineers and I mean you talk about challenges, that alone – and contractors- because they look at money. Money is the source of their profession, like any other profession. How much money… developers, engineers, archiects, contractors, and subcontractors …so green technology to them means money, it doesn’t mean the technology that maybe you and I think about.”


Even the mayor wouldn’t dispute that most LEED certified construction costs more up front. Washington D.C. economist Greg Kats puts it at roughly 2 percent more. Kats ran a performance study of 40 LEED-certified buildings around the country and found higher initial costs were offset ten fold by a variety of benefits.


“And those benefits pay back very quickly in the form of lower energy costs, lower water costs lower operations and maintenance costs, better building operations. And frankly, people are more happy, they’re more productive, kids’ test scores go up, asthma and allergy problem, which is a real concern for a lot of parents like me, tend to go away in green builings.”


On February 14th, one of the city’ largest real estate firms, LR Developers broke ground on what will be the first LEED-certified luxury high rise in Chicago. LR’s Kerry Dixon says, they built green to differentiate themselves in the luxury condo market, and although they’re not required to be LEED certified, they knew it would please the Mayor. But Dixon says it hasn’t exactly been an important selling point.


“We’re not getting feedback from the marketing and sales staff that yeah, everbody’s interested in it.”


If most condo-buyers are not showing much interest in green buildings, more and more large corporations that want to project greener images are.


“We are one of the nation’s largest energy producers. We are by far the nation’s larger operator of nuclear power plants. Some love us for that, and some are skeptical because of that.”


John Rowe is the CEO and chairman of Exelon. The company is looking to consolidate 3 corporate offices into one location and Rowe was fascinated with the idea of building a new green headquarters.


“But it basically worked out so that it would probably be cheaper. And that if we worked on being green we could probably get just as much credit for using an existing building as a new one.”


That’s because the U.S. Green Building Council also certifies commercial interiors. When it’s finished in 2007 Rowe is confident Exelon’s new corporate headquarters will qualify for LEED’s silver rating. He’s hoping it even makes gold.


For now, the Daley administration has chosen to LEED by example – and hope the private sector follows.


For the GLRC, I’m Robbie Harris.

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Crafting a House From Scrap Lumber

  • Kelvin Potter on the third floor of the house he's building with scrap lumber. (Photo by Chris McCarus)

One man and a few of his friends are using some old-fashioned methods and some cutting edge techniques to build an environmentally friendly house. The builders are also using a lot of material that other people would throw away. The Great Lakes Radio Consortium’s Chris McCarus reports:

Transcript

One man and a few of his friends are using some old-fashioned methods
and some cutting edge techniques to build an environmentally-friendly house.
The builders are also using a lot of material that other people would throw
away. The Great Lakes Radio Consortium’s Chris McCarus reports:


Four men are raising a timber frame house on an old farm
in central Michigan. Several feet up in the air, they’re piecing together
some beams, 12 feet long and 12 inches thick with some help from a small
crane.


(Sound of engine)


“Cable it! Cable it! Cable it? Yes!”


(Sound of tool dropping)


The framing is like assembling giant Lincoln Log toys. Neighbor Nick
Van Frankenhuyzen is holding a rope attached to some beams.


“Look at that. Look at how far that is extended. We lifted one of
those beams yesterday by hand and they’re not light. Now this wall has to
come back. This has to pop out again to make that one fit and I don’t
know how that’s gonna happen.”


Facing these kinds of challenges is what people in the green building
movement seem to relish. Kelvin Potter owns this farm. He’s using materials
that most builders overlook.


Potter: “Yeah we saved all these timbers, developers were burning all these.
So. These were all going up in smoke. And some of these logs came off my
neighbor’s property. They had died and were standing. We dragged ’em over here. He planted them. He’s
standing right there.”


Van Frankenhuyzen: “Yeah we’re standing on them. And then Kelvin
said I sure could use them. Because they’re the right size. Go get ’em. So he did. And here they are. Can’t believe it. Much better than firewood.”


Kelvin Potter’s home is one example of a growing trend in green building.
The U.S. Green Building Council includes 4000 member organizations. It’s
created standards for protecting the environment. The standards include
reusing material when it’s possible, using solar and wind energy, renewable
resources, and non-traditional materials. Sometimes from surprising
places.


(Sound of truck)


A city truck dumps wood chips onto a municipal lot. On other days it
dumps logs like sugar maple, oak and pine. The trees came from routine
maintenance of parks, cemeteries and streets.
Kelvin Potter is also here, checking for any fresh deliveries. While other
guys come here to cut the logs with chainsaws for firewood, Potter says he
makes better use of it as flooring or trim. Even saw mills don’t take advantage of this kind of wood. That’s because
trees cut down in backyards often mean trouble for the mills.


“Sawmills typically aren’t interested in this material because there is
hardware, nuts, bolts, nails, clothes lines, all sorts of different things
people have pounded into them by their houses. ”


Potter says sawmills use big machines with expensive blades that get
destroyed. So THEY throw the logs away. Potter instead keeps the logs and
throws away his blades. He uses cheap ones, making it worth the risk.
When it’s finished, Kelvin Potter will have an environmentally friendly
house, even if it doesn’t meet all the criteria to be certified as a “green
building.”


Maggie Fields works for the Michigan Department of Environmental Quality.
She says there are many ways to build green. Anything that helps the
environment is a big improvement on the status quo.


“Every material that we reuse is a material that doesn’t have to be cut
from the woods, if that’s where it’s coming from, or remanufactured. And that means that the pollution that’s associated with that material getting
to that use state isn’t having to be created. So, it doesn’t matter if they
get the green seal. If they’re taking steps along that that’s great.”


(Sound of climbing ladder)


Kelvin Potter is climbing a ladder to the belfry of his new house. He
shows off his shiny steel roof, the kind now covering barns. He compares it
to asphalt shingles.


“It lasts 100 years versus 15, 20 years. We actually fill a lot of landfills with shingles. They don’t compress. They don’t decompose. Steel will
go right back into making more roofing or cars or what not. It’s a win-win
situation. It’s a lot cheaper all around and I can’t see why it’s not a lot
more popular.”


The point Potter and other green builders are trying to make is, good
building material isn’t just the stuff marketed at lumberyards. They say, “Look around. You might be surprised what you can use.”


For the GLRC, I’m Chris McCarus.

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‘Land Bank’ Reinvests in Inner City

  • Heavy cleanup crews from the Genesee County Land Bank use chain saws, wood chippers, tractors and brute force to move piles of debris on the lot of an abandoned house on the north side of Flint, Michigan. (Photo by Chris McCarus)

One community is fighting its problems of abandoned lands and unpaid property taxes. Those problems have led to a decaying inner city and increased suburban sprawl. The new tool the community is using is called a “land bank.” It uses a unique approach to try to fix up properties that otherwise often would be left to deteriorate. The Great Lakes Radio Consortium’s Chris McCarus reports:

Transcript

One community is fighting its problems of abandoned lands and unpaid property taxes.
They’ve led to a decaying inner city and increased suburban sprawl. The new tool the
community is using is called a “land bank.” It uses a unique approach to try to fix up
properties that otherwise often would be left to deteriorate. The Great Lakes Radio
Consortium’s Chris McCarus reports:


(sound of work crews operating wood chipper)


Cleanup crews are sending downed branches through a wood chipper on a vacant lot.
They’re also removing tires, used diapers, car seats, sinks, old clothes and dead animal carcasses.
The workers are from the Genesee County Land Bank in Flint, Michigan. They’re trying to
make abandoned property useful again. Dan Kildee is the Genesee County Treasurer and the brains
behind the land bank. He thinks this new approach can recover unpaid property tax money and help
improve the Flint Metro area.


“The community gets to make a judgment on what we think we should do with this land. We get
to take a deep breath.”


Empty lots and rundown homes have been multiplying for a generation. That’s left the city of
Flint in a terrible economic state. But the land bank is beginning to change things.


Until just three years ago, Michigan was like most other states. No one had come up with
a solution. The state would auction off a city’s tax liens. Then conflict between the tax
lien buyer and the property owner could go on for up to seven years. In the meantime,
properties were left to neglect and often vandalized.


Under this new program, the treasurer’s office forecloses on a property and hands it over
to the land bank, which acts as the property manager. The land bank might then demolish
a house; it might throw out the owner and let a tenant buy it; or it might auction it off
to the highest bidder. A private investor can’t just buy a tax lien. He has to buy the
property along with it and take care of it.


The land bank is financed in two main ways: through fees on back taxes and through sales
of the few nicer homes or buildings the land bank acquires that bring in relatively big
profits. Treasurer Dan Kildee says it makes sense to take that revenue to fix up old
properties and sell them to people who deserve them.


“There is no system in the United States that pulls together these tools. Both the
ability to quickly assemble property into single ownership of the county, the tools
to manage it and the financing tools to develop that property.”


The land bank program hopes to change the perception of Flint. As thousands of abandoned
homes, stores and vacant lots become eyesores, people and their money go other places,
usually to build more sprawling suburbs. The perception that people are abandoning the
inner city then speeds up that abandonment. Many people who can afford to leave the city do.
And those who can’t afford to move are left behind.


According to data gathered by the research group Public Sector Consultants, Flint has the
state’s highest unemployment and crime rates and the lowest student test scores.


Art Potter is the land bank’s director. He thinks the downward spiral can be stopped.
When it is, those folks in the central city won’t have to suffer for still living there.


“Even though the City of Flint has lost 70,000 people in the last 30 years, the people who
are still here deserve to have a nice environment to live in. So our immediate goal is to
get control and to clean these properties now.”


Urban planning experts are watching the land bank approach. Michigan State
University’s Rex LaMore says Flint is typical of Midwestern cities whose manufacturing
base has shrunk. Private owners large and small have left unproductive property behind.
As the land bank steps in, LaMore says it’s likely to succeed and become an example that
other municipalities can follow.


“They can begin to maybe envision a city of the 21st century that will be different than
the cities of the 20th century or the 19th century that we see around the United States.
A city that reflects a more livable environment. So its an exciting opportunity. I think
we have the vision; the challenge is can we generate the resources? And the land bank model
does provide some opportunity to do that.”


But the land bank is meeting obstacles. For example, the new mayor of Flint who took over
in July canceled the city’s existing contracts. A conservative businessman, the mayor is
suspicious of the city’s past deals. They included one with the land bank to demolish 57
homes. This has slowed the land bank’s progress. Its officials are disappointed but they’re
still working with the mayor to get the money released.


(sound of kids chatting, then lawn mower starts up)


The weeds grow rampant in a neighborhood with broken up pavement and sometimes
no houses on an entire block. It’s open and in an odd way, peaceful. Like a
century-old farm. It’s as if the land has expelled the people who invaded with their bricks,
steel and concrete.


In the middle of all the vacant lots, Katherine Alymo sees possibilities.


“I’ve bought a number of properties in the auctions from the land bank and also got a side
lot acquisition from them for my house. My driveway wasn’t attached to my house when I
bought it. And it was this huge long process to try to get it from them. But they sold it
to me for a dollar. Finally.”


And since then, she’s hired people to fix the floors, paint walls and mow the lawns.
She’s also finding buyers for her properties who want to invest in the city as she has.
Together, they say they needed some help and the land bank is making that possible.


For the Great Lakes Radio Consortium, I’m Chris McCarus.


(lawn mower fades out)

Related Links

Lawn Companies Sue Over Fertilizer Ban

Several lakefront communities in the region have banned certain lawn fertilizers. Naturally, some lawn care companies are opposed to the ban, and now they’re cultivating a case for court. The Great Lakes Radio Consortium’s Shamane Mills reports:

Transcript

Several lakefront communities in the region have banned certain lawn fertilizers. Naturally, some
lawn care companies are opposed to the ban, and now they’re cultivating a case for court. The
Great Lakes Radio Consortium’s Shamane Mills reports:


(sound of waves)


The 44 lakes in Dane County are one of Wisconsin’s biggest attractions. Also eye-catching are
lawns around the lakes, but officials say fertilizer from these lawns is running into lakes,
causing stinky, ugly, algae blooms. To improve water quality, Dane County has become the latest
community in the region to restrict phosphorus fertilizer.


The Wisconsin Landscape Federation hopes their lawsuit will stop next year’s ordinance from
taking effect. David Swingle is the Federation’s Executive Director. He contends the phosphorus
ban breaks state law and is based on faulty science.


“This was an effort to try to bring attention to area lakes, the problems they’re having from
so many other sources… and lawn fertilizer really was an easy to target to grandstand on.”


County officials are reviewing the ban to see if it will hold up in court…
or whether changes need to be made.


For the Great Lakes Radio Consortium, this is Shamane Mills.

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Green Conscience vs. Green Consumerism

  • This first report in the "Your Choice; Your Planet" series looks at the difficulties of being a "green" consumer.

Most of us are conflicted when it comes to the environment. Polls show the majority of us consider ourselves to be environmentally-friendly. But, our day-to-day decisions often don’t measure up to an earth-friendly lifestyle. Part of the reason is that there’s lots of confusion about what’s best for the environment. Another reason is that being earth-friendly is pretty darned inconvenient. In the first report of an ongoing series we’re calling ‘Your Choice; Your Planet,’ the Great Lakes Radio Consortium’s Lester Graham explores the dilemmas we face when we attempt to do right by the environment:

Transcript

Most of us are conflicted when it comes to the environment. Polls show the majority of
us consider ourselves to be environmentally friendly. But, our day-to-day decisions often
don’t measure up to an earth-friendly lifestyle. Part of the reason is that there’s lots of
confusion about what’s best for the environment… Another reason is that being earth-friendly is pretty darned inconvenient. In the first report of an ongoing series we’re
calling ‘Your Choice; Your Planet,’ the Great Lakes Radio Consortium’s Lester Graham
explores the dilemmas we face when we attempt to do right by the environment:


It’s tough, trying to be green, or earth-friendly or whatever you want to call it. I mean…
most of us aren’t interested in always trying to find the eco-friendly clothes or trying to
figure out the differences between the “all natural” and the “100-percent real” juice. And
then there’s stuff. There’s all kinds of stuff we need… alright… maybe we don’t NEED
it… but – hey – everybody else has one. Why shouldn’t ?


There’s a gap between being a flower-sniffing, hemp-wearing, tree hugger… and a
regular person trying to be a bit more environmentally friendly. The Executive Director
of the Sierra Club, Carl Pope, says if you’re struggling with that gap… you’re not
alone…


“We haven’t solved the problem of linking up our values and our consumption. Most of
us consume out of habit and convenience. We don’t consume out of our deepest values.”


So… we BELIEVE that we ought to save the earth for future generations. And most of
us have a few habits that make us feel a little better about ourselves. Maybe we bring a
coffee mug to work instead of using Styrofoam cups. Or we might take the bus or the
commuter train once in a while, you know, to save the earth from our bit of car exhaust.


But the real challenge comes when we start buying stuff. You know… like groceries,
and cars, and appliances. Stuff. Joel Makower is the founder of GreenBiz-dot-com. It’s
website that bills itself as a “The Resource Center on Business, the Environment and the
Bottom Line.” He says the big impact on the environment takes place in how we spend
our money…


“I think consumers know intuitively that every time they open their wallet they cast a
vote for or against the environment. But, doing that’s a very complicated matter.”


(grocery store sound up)


It’s complicated because even if you walk into a store determined to buy only the
products that are the most environmentally friendly… you’re bombarded with conflicting
claims. Say you’re looking for trash bags. Are the bags claiming to be made of 80-
percent recycled plastic any better than the ones over here called ‘enviro-bags?’ I don’t
know. And that’s the problem. Most of the time we really don’t know which products
are the safest for the environment. And don’t even get me started on the whole paper or
plastic grocery bag question.


Joel Makower says we care, but we’re confused.


“There’s a huge gap between green concern and green consumerism. And that’s
everybody’s fault.”


Makower says companies don’t know how to market their products’ environmental
attributes and when they do try, he says, they often do it poorly or misleadingly. And
we’re afraid to try new things… not knowing if we’re being suckered into a poorly
performing product that SAYS it’s more environmentally friendly.


So, often, rather than deal with all that confusion… or instead of spending hours and
hours researching everything we buy…. we figure… “Well, it can’t be that bad; can it?”


Charles Ballard is an economist at Michigan State University. He says, really, there’s
only so much you can ask of us…


“Keep in mind that people can’t be expected to become saints just because they’re
interested in the environment.”


He says most of us see being environmentally friendly something like extra credit… or
something we do when we’re better off financially… kind of like a luxury item that we
can feel good about. Ballard says most of the time we’re more distracted by the glitz and
glamour we see on TV or read about in magazines and want just a little bit of that good
life for ourselves…


“What we have is a situation where immediate gratification, where grabbing for all the
gusto you can right now is the thing that’s driving our decisions.”


And when you’re going for the gusto… you tend to forget about the environmental cost
of your lifestyle. We buy the wrong things… and we buy too many things. We just plain
consume too much. But, then… sometimes our conscience starts eating at us… and
before you know it, we’re being a little more careful about recycling at work… or some
other little contribution to the earth’s well being.


The Sierra Club’s Carl Pope says environmentalists… or those of us who like to think of
ourselves that way… keep trying to do better…


“The American people’s values and ideals are ahead of their own habits. That’s actually
why we have religions, is because people want to be better than they are. And one of the
reasons we have an environmental movement, I think, is because Americans want to be
better than we are.”


And so… we sin in all of our consumption… and then make restitution by trying to be
better, more earth-friendly consumers. The problem is… as one writer put it… you can’t
really buy your way out of consumption. When you get right down to it…. you really
just have to buy less. That’s a tough one.


For the Great Lakes Radio Consortium, this is Lester Graham.

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Commentary – Image Is Everything

For years, advertisers have used the great outdoors as a marketing
tool. But Great Lakes Radio Consortium commentator Suzanne Elston
thinks it’s time we starting selling something else.

Transcript

For years, advertisers have used the great outdoors as a marketing
tool. But Great Lakes Radio Consortium commentator Suzanne Elston
thinks it’s time we starting selling something else:


I saw the most amazing commercial on television last week. The whole
thing was a series of video clips of wild animals and their offspring
playing in their natural habitats. There was a really cute shot of a
baby hippo playing with its mom in the water. And then it showed a
baby elephant struggling to climb over a tree lying on the ground.
All of a sudden this big maternal trunk swings down and wraps itself
around the baby elephant’s backside and gentle lifts it over the
tree. It was adorable.


Then there were baby seals frolicking on the
ice and fox cubs playing in a field. There was no voice over on the
commercial – just the sound of Bryan Adams voice singing “Forever
Young”. It was beautiful. The final scene was a mother lion sitting
proudly, looking straight at the camera, while a lion cub nestled in
her front paws. It really took your breath away.


The image of the lion and her cub faded and was replaced with a
package of Pampers disposable diapers. An announcer voice simply
said, “Forever Young”.


I couldn’t t believe what I was seeing. Disposable diapers are
arguably one of the most environmentally damaging products we’ve come
up, and here we are using wild animals to sell them.


But it doesn’t matter because it looks good. It’s like this other
commercial for a sports utility vehicle I’ve seen lately. The truck
meanders in slow motion through a pristine forest, while a giant
grizzly bear stands on its haunches and sings opera. The entire scene
is bliss. And then you realize that that wildest thing SUVs drivers
are likely to see is the mall parking lot on a Saturday morning.


But it doesn’t matter because image is everything. That’s why SUVs
are the hottest selling item right now. As long as looks good and
projects the right image well then let’s buy it.


Forget about the fact that all these hot convenience items are
ripping up the planet. They make life easier and they make you feel
great. Who cares if we destroy the environment in the process? We can
always create a new world with the magic of computer animation and
some marketing wizardry.


Or – maybe we actually use all this marketing know-how to clean up
the mess we’ve made. I think it’s time we started selling that idea.


Host Tag: Suzanne Elston is a syndicated columnist living in Courtice, Ontario.

‘Greening’ an Old Building

It’s no longer that unusual for builders to incorporate elements of
“green” design into their projects. Often, the buildings are new
construction. But it’s much more challenging to renovate an existing
structure. Now, some colleges and universities are leading the movement
toward green renovation. The Great Lakes Radio Consortium’s Wendy
Nelson reports: