Rising energy prices for natural gas have been hurting homeowners. Now, economists say 2006 is going to be a rough year for farmers as well. The Great Lakes Radio Consortium’s Erin Toner explains:
Transcript
Rising energy prices for natural gas have been hurting homeowners. Now, economists say 2006
is going to be a rough year for farmers as well. The Great Lakes Radio Consortium’s Erin Toner
explains:
At the American Farm Bureau’s annual convention, agriculture economists predicted a 10 percent
drop in farmers’ income this year. Rising energy prices can affect a farmer’s ability to borrow
money, and they make nearly everything on a farm more expensive – fertilizer, fuel for
machinery and irrigation.
Keith Collins is chief economist for the USDA.
“As we look out to 2006, the general forecasts are for slightly higher diesel prices and for higher
natural gas prices which is the main component in nitrogen fertilizer, the most important fertilizer
that farmers use.”
Collins says to address the problem, the USDA is targeting grants and loans to energy production
and conservation projects in rural areas. The agency is also developing tools for producers to
evaluate and improve energy efficiency on their farms.
Here is what a solar electric system looks like when it is mounted
on a home. The panels are grid-connected and the system has backup battery.
(Photo courtesy of NREL)
On this roof, the solar electric shingles are spread throughout
the rest of the roof. Can you find them in this picture? (Photo courtesy of
NREL)
Often only pricey homes benefit from energy efficient and environmentally friendly technologies such as solar panels and completely non-toxic materials, but that kind of green technology is finding favor with non-profit groups that provide affordable housing.
The Great Lakes Radio Consortium’s Shawn Allee looks at why many non-profits are trying to do good by building green:
Transcript
Often only pricey homes benefit from energy efficient and
environmentally friendly technologies such as solar panels and
completely non-toxic materials, but that kind of green technology is
finding favor with non-profit groups that provide affordable housing.
The Great Lakes Radio Consortium’s Shawn Allee looks at why many
non-profits are trying to do good by building green:
Holly Denniston’s got a tough job. She’s the real-estate director for a
non-profit housing agency. Denniston’s got not one, but two, bottom
lines to watch. On the one hand, she’s trying to build affordable housing
for thousands of low and moderate-income families in Chicago. On the
other hand, it’s not enough to develop a cheap house and walk away.
As a nearby commuter train rolls by, Denniston explains she’s got to
make sure families can afford to stay in these homes.
“We want affordable housing in the long run. When heating costs rise, when
electricity costs rise, we don’t want our homeowners to have to move
out. We want them to live in these houses for thirty years or for as long
as they want and be able to raise a family here without spending all of
their dollars on housing.”
That means the best fit for struggling families are homes that are cheap
to buy and cheap to live in.
Denniston leads me up the stairs of a nearly-finished town home she says
fits that bill.
(Sound of steps and door)
Inside, it’s not much different from high-priced town homes sprouting up
in most cities, but Denniston says I probably missed the most notable
feature of the building: a roof made of solar shingles.
“If you would take down the ceiling from the second floor, you would
see a spider web of lines coming down, leading down to the back of the
house, and then leading to an inverter in the basement.”
The shingles and power inverter generate electricity. The system’s
simple and needs almost no intervention by the occupants, but more
importantly, it’ll save the family thousands of dollars in power
bills in the next few years, and Denniston says this isn’t even their most
efficient home.
Some of their homes consume less than three hundred dollars worth of
energy per year – even with cold Chicago winters, but building homes
like this isn’t cheap.
The solar shingle system added thousands of dollars in up-front building
costs. So, how do groups like Bethel build green while trying to keep
their own costs down?
Well, usually, they get help.
“Basically I think we can say that all of the affordable housing projects
that are doing this are doing it because they’re subsidized by either state
or utility programs.”
Edward Connelly is with New Ecology Incorporated, a group that studies
and promotes green affordable housing.
“The up-front cost is generally not in within the budget of an
affordable housing developer for photo voltaics, because they tend to be
expensive.”
Reliance on government or utility company subsidies can cause
problems. Connelly says some states make these subsidies available to
everyone, not just non-profits.
That means non-profits have to compete with traditional homebuilders
for the money to build green, and the subsidy programs sometimes
run short of demand.
“The utilities this year have run out of money for the energy star rebates
in Massachusetts because so many people took advantage of them, and
that’s not just in the affordable realm.”
Affordable, green housing faces other problems, too.
These projects sometimes move at a snail’s pace. That’s because
agencies often have to juggle several funding sources. Each government
agency or utility adds its own requirements, and managing all of them
consumes a lot of time. That means people who need affordable housing
have to wait longer, but when these groups do get the required funds, the
long-term benefits for low-to-moderate income families are impressive.
Chicago architect Susan King’s developed several green affordable
housing projects. She says non-profit projects benefit from energy
efficient technology, but their social missions push them even further.
They include features that go beyond just saving money.
“It’s an easy sell because they really do care for the life of the building,
whereas the for-profit developer just cares about that bottom line.”
She saw that attitude develop in her latest building.
It’s energy efficient and has solar power, but the non-profit also wanted
paint that wouldn’t pollute indoor air. King says, for now, housing
groups build more environmentally friendly homes than market rate
homebuilders with similar budgets, but she predicts that gap will narrow.
Average homeowners will soon demand more environmental amenities.
“I think the not-for-profits are setting an example that the for-profits are
going to follow, but they’re not going to follow it because they’re shamed into it.
I think they’re going to follow it because in the end, it’s going to make economic sense.”
Back at the energy efficient and environmentally friendly town-home,
Holly Denniston says some day, most of the features here will be
standard in the home industry, but she says non-profits will keep adding
additional value to homes even if that means spending more money up
front.
“To non-profits, that’s alright; we’re not looking for the highest return,
we’re looking at sustainable community.”
So, Denniston says a project like this shows affordable housing isn’t
about cheap housing. It’s about building homes where people can afford
to live.
This is a private beach Charles Shabica developed for a homeowner on Chicago's North Shore. The grasses in the background are native to the area and help stabilize the beach and bluff. They also help trap and filter runoff. (Photo by Shawn Allee)
Another shot of the private beach. The designer describes it as a "miniature" bay. The curve protects the sand without sending a structure very far out into the water (compare to the steel structure that juts out farther). (Photo by Shawn Allee)
A common development pattern along Chicago's North Shore. These "groins" are there to hold the beaches in place. If there are too many, or they're not configured correctly, they block the natural flow of sand along the shoreline. (Photo by Shawn Allee)
One of the Ten Threats to the Great Lakes is changing how the shoreline interacts with
the lakes. Humans like to improve on nature. For example, we like to build things to
protect our property. Protecting a home from forces like wind, water and soil erosion can
be a tough job and expensive sometimes. But if your property is along the shore of a
Great Lake, it can be especially difficult. Reporter Shawn Allee looks at one engineer’s
effort to protect lakefront property and nature:
Transcript
We’ve been bringing you reports from the series ‘Ten Threats to the Great Lakes.’ Our
guide in the series is Lester Graham. He says the next report looks at protecting property
and protecting nature:
One of the Ten Threats to the Great Lakes is changing how the shoreline interacts with
the lakes. Humans like to improve on nature. For example, we like to build things to
protect our property. Protecting a home from forces like wind, water and soil erosion can
be a tough job and expensive sometimes. But if your property is along the shore of a
Great Lake, it can be especially difficult. Reporter Shawn Allee looks at one engineer’s
effort to protect lakefront property and nature:
Great Lakes shorelines naturally change over time. Beaches erode. Dunes shift.
Sometimes, even the rockiest bluffs collapse.
That’s OK for nature, but maybe not for a house sitting on top of it. So it’s no wonder
that landowners try to stabilize their shorelines. To do that, they sometimes build walls
of steel or concrete to block incoming waves. It’s a tricky process. If the walls are too
short, they won’t stop erosion. But if they’re too long, they trap sand that moves
naturally along the lakeshore.
When nearby beaches can’t get sand, they degrade into muddy or rocky messes.
Charles Shabica is a coastal engineer. He’s been working at the problem for decades
now.
“My dream is to see the shores of the Great Lakes ultimately stabilized, but in a good
way and not a bad way where you’re causing problems.”
Shabica takes me to a small private beach north of Chicago. He engineered it to keep the
shoreline intact. The keys to that are two piles of rock that jut out into the lake.
The piles are just the right size – big enough to protect the shore, but small enough to let
some sand pass by. There’re other elements to the design as well.
Tall, blue-green grasses line the beach’s perimeter.
“Not only do waves tend to move sand around, but wind is also really an important agent,
too. So the beach grass and dune grass tends to stabilize the sand. And what will happen
is, you can see these things are seeding now, wind will blow the seeds and pretty soon
you get that stuff growing all over the place.”
A lot of homeowners and city planners applaud Shabica’s work. But not everyone does.
Some environmental groups say, once a landowner builds a wall or rock formation,
others have to follow suit, just to preserve their own sandy shoreline.
The environmental groups’ alternative? Keep development farther away from shorelines
and allow more natural erosion.
But that hands-off approach is not likely to happen. The majority of Great Lakes
shoreline is privately owned. And in many states, landowners often prevail in court when
they try to protect their investments.
Keith Schneider of the Michigan Land Use Institute says the question isn’t whether to
build near the shore, but how to do it.
He says, in the past, landowners tried to get off cheap. They didn’t pay for quality
construction or get expert advice on local geological systems.
“If you don’t pay a lot of attention to these systems, it’s gonna cost you a lot of money.
And if you build inappropriate structures or inappropriate recreational facilities, you’re
going to either be paying a lot of money to sustain them or you’re gonna lose them.”
A lot of coastal geologists agree that, for much of the Great Lakes coast, private
shoreline protection efforts – even the bad ones – are here to stay.
In urban or suburban areas, housing developments near the shore often include a buffer or
wall.
Michael Chrzastowski is with Illinois’ Geological Survey. He says, in these cases, the
shore can look natural…
“But it’s going to be a managed, engineered facility, because wherever you are on the
shore, you’re influenced by some other construction or historical development along the
shore that’s altered the processes where you are.”
That’s definitely the case along highly-developed, urban coastlines, such as Illinois’.
Other parts of the region are catching up, though.
“What’s going to happen is, other places along the great lakes as they become more
developed and they become more urbanized, they’re going to use Illinois as a model.”
That could bring more projects like Charles Shabica’s little beach. Shabica says that’s
not necessarily a bad thing.
It’s just a way to come to terms with our presence along the lakes.
“Human beings are here to stay. It’s our responsibility I think to make our environment
better for us, but not at the expense of the biological community, and your neighbors.”
That sounds reasonable enough. But it will ultimately mean the vast, natural coastlines of
the Great Lakes will be engineered, one beach at a time.
A mortgage program through Fannie Mae can help people buy older
homes and make them more energy efficient with one loan. (Photo by Lester
Graham)
Winter is here, and homeowners are preparing for another
round of expensive home heating bills. The U.S. Energy Department
says depending on the fuel you use, home heating costs will rise between
nine percent and 30 percent this winter over last. The high cost of energy
has prompted at least one family to go deeper into debt to save on energy
costs in the future. The Great Lakes Radio Consortium’s Erin Toner has
more:
Transcript
As homeowners face another winter of rising heating bills, one loan officer in the
region
is promoting energy efficiency when people shop for a mortgage. The Great Lakes Radio
Consortium’s Erin Toner reports:
The government and government-chartered companies such as Fannie Mae offer Energy
Efficient Mortgages. But relatively few homeowners take advantage of them. Under the
program, new or existing homes are inspected and rated for energy efficiency. The
homeowners decide which energy-efficient improvements to do, and then roll the cost of
them into their mortgage.
Joel Wiese is a loan officer. He recently closed one of the few non-governmental
energy
efficient mortgages in the Great Lakes region.
“When you start looking at the total housing expense, utilities on top of the rest
of what
you’re doing, you’re basically going to spend less money than you normally would.
Because you’re reducing your utilities. Even though you’re increasing your mortgage
slightly, you’re reducing your utilities significantly. It’s a win-win.”
Wiese says there haven’t been more energy efficient mortgages in the region because
few
realtors, loan officers and lenders know how to use the program.
For the Great Lakes Radio Consortium, I’m Erin Toner.
A mortgage program through Fannie Mae can help people buy older
homes and make them more energy efficient with one loan. (Photo by Lester
Graham)
As homeowners face another winter of rising heating bills,
one loan officer in the region is promoting energy efficiency when
people shop for a mortgage. The Great Lakes Radio Consortium’s
Erin Toner reports:
Transcript
As homeowners face another winter of rising heating bills, one loan officer in the
region
is promoting energy efficiency when people shop for a mortgage. The Great Lakes Radio
Consortium’s Erin Toner reports:
The government and government-chartered companies such as Fannie Mae offer Energy
Efficient Mortgages. But relatively few homeowners take advantage of them. Under the
program, new or existing homes are inspected and rated for energy efficiency. The
homeowners decide which energy-efficient improvements to do, and then roll the cost of
them into their mortgage.
Joel Wiese is a loan officer. He recently closed one of the few non-governmental
energy
efficient mortgages in the Great Lakes region.
“When you start looking at the total housing expense, utilities on top of the rest
of what
you’re doing, you’re basically going to spend less money than you normally would.
Because you’re reducing your utilities. Even though you’re increasing your mortgage
slightly, you’re reducing your utilities significantly. It’s a win-win.”
Wiese says there haven’t been more energy efficient mortgages in the region because
few
realtors, loan officers and lenders know how to use the program.
For the Great Lakes Radio Consortium, I’m Erin Toner.
The pesticide diazinon is being phazed out by the EPA for being hazardous. Some gardeners are still buying it despite health warnings. (Photo by Scott Schopieray)
A powerful pesticide that’s popular with gardeners
and homeowners will no longer be sold starting in January, but that
hasn’t stopped people from stocking up on the chemical before it’s
pulled from shelves. The Great Lakes Radio Consortium’s Chris Lehman reports:
Transcript
A powerful pesticide that’s popular with gardners and homeowners will no longer be
sold starting in January. But that hasn’t stopped people from stocking up on the
chemical before it’s pulled from the shelves. The Great Lakes Radio Consortium’s
Chris Lehman reports:
Diazinon, at one time, was the most widely used pesticide on lawns. It can
still be sold through the end of the year. But there’s no deadline for homeowners
to use up their supplies. So that’s led some people to stockpile the product. The
decision to ban diazinon was made during the final weeks of the Clinton Administration.
But the Environmental Protection Agency gave diazinon producers four years to phase it out.
Jay Feldman is director of the environmental group Beyond Pesticides. He says the EPA
should have banned diazinon outright instead of phasing it out gradually.
“When the agency identifies a hazard such as this, one that is particularly problematic
to children, it ought to institute a recall, get the product out of commerce, make sure
that people do not continue to use the product unwittngly.”
Officials at the EPA say over-exposure to diazinon can affect the nervous system. They
also say it poses a risk to birds.
For the Great Lakes Radio Consortium, I’m Chris Lehman.
The Emerald Ash Borer is destroying hundreds of thousands of ash trees in Michigan, Ohio, Maryland, and Ontario. The Asian insect likely made its way to North America in wood packing materials. (photo courtesy of David Cappaert, Michigan State University)
An exotic pest called the emerald ash borer is laying waste to millions of trees in Michigan and Ohio. Now it’s affecting sales of ash trees across the entire country. The Great Lakes Radio Consortium’s Tracy Samilton reports:
Transcript
An exotic pest called the emerald ash borer is laying waste to
millions of trees in Michigan and Ohio. Now it’s affecting sales of ash
trees across the entire country. The Great Lakes Radio Consortium’s Tracy
Samilton reports:
The attractive, adaptable, and fast-growing ash tree is a favorite of
growers, landscapers and homeowners. But sales of the tree have plummeted
nationwide, even though the emerald ash borer has only infested trees in
Michigan, Ohio and Maryland so far. Dave Bender is President of the
Illinois Nurserymen’s Association. Bender says the city of Chicago, the
biggest buyer of trees in the state, recently issued a moratorium on
buying ash trees. One Illinois grower lost a big chunk of his business
almost overnight.
“Last year he sold 5,000 ash trees – a little over 5,000 ash trees. This year he sold one.”
Bender says the emerald ash borer is an energetic insect that travels
great distances quickly, so it’s only a matter of time before it arrives
in Illinois and beyond. He says Great Lakes growers are developing
contingency plans to try to slow and control its spread until researchers
find ways to eradicate it.
For the Great Lakes Radio Consortium, I’m Tracy Samilton.
Some homeowners on Great Lakes coasts are concerned about how state governments decide where the lake ends and private property begins. In one state… landowners are pushing legislation to protect their private property rights. But the bill worries recreation and environmental activists. The Great Lakes Radio Consortium’s Julie Grant reports:
Transcript
Some homeowners on Great Lakes coasts are concerned about how state governments decide
where the lake ends and private property begins. In one state, land owners are pushing legislation
to protect their private property rights. But the bill worries recreation and environmental
activists. The Great Lakes Radio Consortium’s Julie Grant reports:
Dennis Bring is a big, burly guy who looks like he wouldn’t be scared of anything. But he says
he is scared. He’s afraid of the bureaucrats at the Ohio Department of Natural Resources.
They say the land he once owned is no longer his, simply because of the erosion caused by Lake
Erie’s waves.
It started more than twenty years ago. That’s when high waters on Lake Erie started to batter his
shoreline property and erode the bluff. Bring decided to use concrete and large limestone blocks
to protect it. The Ohio Department of Natural Resources required him to get surveys, pay for
engineering, and construction. It cost thousands of dollars. Then he was told he had to sign a
lease agreement, to lease the land that he thought he already owned.
“They said it wasn’t a big thing. But when we got it, we found out it was 17 to 20 pages long and
basically they had the rights to our property and we had basically no rights and they could come
on our property at any time.”
The cost of the lease isn’t that much, but Bring’s deed says he owns that land. It’s been in the
family for three generations and he pays taxes on it. But the state also wanted him to carry a
million dollars worth of liability insurance on the erosion protection structure.
So he called the Ohio Department of Natural Resources to complain. A state regulator told Bring
that he no longer owns the land because anything up to the high water mark, including the eroded
part that once belonged to Bring, actually belongs to the state.
“And I asked him, I said, ‘You’re telling me the lake is your property, correct?’ And he said ‘Yes,
that’s our property.’ And I said, ‘According to my gist on this, is that your property is damaging
my property. I’m trying to protect this property.’ But I said, ‘In turn you’re making me pay back
what is already mine.’ He said, ‘And we could tear your structure out if we wanted to.’ And then
I hung up the phone, and my wife and I were scared to death.
The state plans to enforce its claim that it owns up to the high water mark. But many lakefront
owners say the state is taking more than its share. They want Ohio’s jurisdiction pushed back
toward the lake – to the low water mark. The difference between the two adds up to thousands of
acres along Ohio’s 262 miles of coast.
Brian Preston grew up fishing in the marshes around Toledo. Speaking at a public meeting on
behalf of the environmental group, the National Wildlife Federation, he argued that the state is
right, anything the lake touches belongs to all the people, not just those who own the adjacent
private land.
“We’re not talking about their land; proximity doesn’t imply ownership. Those 262 miles in the
land going into the water is our land. Just because it’s in front of their house doesn’t make it their
land”.
But property owners disagree. They’ve pushed a bill in the Ohio legislature to move state
ownership back toward the lake. It would also take away much of the state’s authority to regulate
the shoreline. The private land owners say the U.S. Army Corps of Engineers already monitors
the Great Lakes shoreline. Homeowner Jim O’conner says that’s enough regulation.
“For years, shoreline structures have been built along the lake and have been fine. The Army
Corps has kept a pretty close eye on it. But now this program has turned into a radical mess by a
few people that have extreme radical views on what private property owners, shoreline owners,
should relinquish. In order to live on the lake you’ve got to relinquish your property.”
The state says without its additional regulation there would be all kinds of problems. That’s
because in the past houses and other structures have been built too close to the shore and
eventually storms eroded the dirt from underneath them and they fell into the lake. Some
scientists are also concerned that the engineered structures that protect the land from erosion end
up destroying public property. State geologist Don Guy says erosion provides the sand size
material that builds Ohio’s beaches.
“And by armoring the shore, we’re eliminating that source of beach-building material. And as
waves continue through natural processes to carry sediment, at least along this part from east to
west, eventually the sand is eroded from the beach at a given site and there’s nothing to replenish
that beach. So that’s maybe the hidden impact of all the shore protection.”
And that’s one reason the Ohio Department of Natural Resources wants to protect the beach.
State representative Tim Grendell sponsored the bill that would change the boundary from the
high water mark to the low water mark. He says it won’t have any negative impact on the
lakeshore or the environment. He says the state has taken control over more land than it should.
He notes that property deeds often say landownership stretches to the low water mark. Grendell
says state shouldn’t regulate beyond that.
“It recognizes what the Ohio constitution recognizes, that a government agency of the state has no
power to take away people’s property by redefining what they own.”
But most Great Lakes states regulate to the same boundary as Ohio. They say state ownership is
at the high water mark. The state of Ohio says it’s willing to drop some of the things it mandates.
For example, it might drop insurance requirements and help pay engineering costs of shoreline
structures it approves. But Ohio says it will not support turning public ownership over to private
landowners.
For the Great Lakes Radio Consortium, I’m Julie Grant.
Some homeowners on Great Lakes coasts are concerned about how state governments decide where the lake ends and private property begins. In one state… landowners are pushing legislation to protect their private property rights. The Great Lakes Radio Consortium’s Julie Grant reports:
Transcript
Some homeowners on great lakes coasts are concerned about how state governments decide
where the lake ends and private property begins. In one state… land owners are pushing
legislation to protect their private property rights. The great lakes radio consortium’s julie grant
reports:
(sound of lake)
When the water of the Great Lakes batters shoreline property, it erodes the land. Homeowners
want to prevent that erosion. But there are lots of regulations on building shore protection
structures. Too many, according to Ohio homeowner jim o’conner. He says Ohio is regulating
land that he owns…
“They don’t have that right, but they’re doing it. And it’s a shame we have to try to get a bill to
say, ‘Hey, this is our property, don’t take it.'”
A bill in the Ohio legislature would push the state’s jurisdiction back toward the lake, so it would
have less authority over shoreline development. Other states are watching the issue because they
draw the line to same boundary as Ohio. The state says it might drop some regulations, but it will
not support turning public ownership over to private landowners.
For the Great Lakes Radio Consortium, I’m Julie Grant.
Researchers have found that building housing along lakeshores affects the kinds of birds drawn to the area. The Great Lakes Radio Consortium’s Lester Graham reports:
Transcript
Researchers have found that building housing along lakeshores affects the kinds
of birds drawn to the area. The Great Lakes Radio Consortium’s Lester Graham reports:
Researchers have been looking at the differences between populations of birds along a lakeshore where houses have been built and where they’ve not. Alec Lindsay is a University of Michigan doctoral student who’s been working with the Wisconsin Department of Natural Resources, studying the birds…
“What we found is that the birds that feed on insects were found less frequently on lakes
that had significant shoreline development than lakes that were undeveloped. And on the other hand, birds that feed on seeds which are not normally associated with these sorts of habitats were found more frequently on developed lakes than undeveloped lakes.”
So, lakeshore housing developments might be discouraging the kinds of birds that eat mosquitoes and keep down other insect pests. Conservation officials suggest homeowners should plant more native shrubs and grasses to encourage the bug-eating birds to stay.
For the Great Lakes Radio Consortium, this is Lester Graham.
